JK Jajoo Ventures Pvt. Ltd., through its flagship brand The House of Shubhashish is one of Rajasthan's most respected real estate organisations — known for quality-driven residential and commercial developments, transparent business practices, and a bold growth agenda. The group operates across Real Estate, Airport Ground Handling (BKJ Airports), IT Services, Logistics, and Wealth Management.

With an ambition to deepen its footprint in Jaipur and expand into new markets including Indore, Mumbai, and other high-potential cities, land acquisition is the foundational engine of the organisation's next phase of growth.

ROLE PURPOSE The Head — Land Acquisition will serve as the strategic and operational leader of The House of Shubhashish entire land pipeline — owning the mandate to identify, evaluate, negotiate, and close land opportunities at scale across Jaipur and target expansion cities. Beyond deal execution, the incumbent will be responsible for building a high-performing land acquisition team, institutionalising processes, establishing intelligence networks, and advising the CEO / MD on land strategy and portfolio decisions.

This is a founding leadership role in the function — the person must be equally comfortable making strategic investment recommendations to the Board and conducting ground-level negotiations with landowners in rural corridors.

KEY RESPONSIBILITIES

1. Land Strategy & Portfolio Planning

Define and own the annual land acquisition strategy aligned with Shubhashish's residential, commercial, and township development plans. Advise the CEO / MD on land pipeline priorities, target geographies, micro-market selection, and investment thresholds.

Build and maintain a dynamic land bank across Jaipur and expansion cities (Indore, Mumbai, and others per the growth roadmap).

Develop a 3–5 year land sourcing pipeline with stage-wise forecasting of availability, cost, and project viability.

Track and interpret government policies, master plan revisions, RERA notifications, and infrastructure announcements that create land value opportunities.

1. Land Sourcing & Market Intelligence

Lead land sourcing activities through broker networks, landowner relationships, government databases, corridor mapping, and off-market channels. Establish deep relationships with brokers, aggregators, village-level intermediaries, channel partners, and landowner communities across target markets.

Build a structured market intelligence system — tracking micro-market rates, competitor acquisitions, development trends, FSI/FAR changes, and zoning updates.

Conduct and supervise site visits for physical verification, zoning assessment, connectivity, and development feasibility.

Identify land parcels aligned with the company's product strategy — plotted development, group housing, mixed-use, and township.

1. Feasibility, Evaluation & Financial Analysis

Lead and review detailed feasibility studies including development potential, permissible FAR/FSI, costing, revenue modelling, and ROI analysis. Evaluate JV structures, joint development agreements, outright purchase, and cooperative ownership models — and recommend the optimal deal structure per land parcel.





Review and approve financial models prepared by the BD team; validate key assumptions with Finance and Technical teams.

Assess risk-adjusted returns and present investment recommendations to senior leadership with clarity and conviction.

Benchmark land valuations against comparable transactions, circle rates, and sub-registrar data.

1. Negotiation & Deal Structuring

Lead all high-value negotiations with landowners, broker intermediaries, and joint venture partners — directly and through the team. Structure deal terms including pricing, payment schedules, development timelines, and revenue sharing for JV arrangements.

Drive timely closure of land deals — from LOI to Agreement to Sale, managing all stakeholders through to execution.

Establish negotiation playbooks, price band frameworks, and deal approval matrices for the land acquisition team.

Handle conflict resolution, landowner disputes, and renegotiations with tact and commercial firmness.

1. Legal, Due Diligence & Compliance Oversight

Oversee and coordinate legal due diligence with empanelled legal teams — covering title search, encumbrance, litigation checks, and revenue record verification. Ensure thorough review of khasra, khatoni, jamabandi, RoR, mutation certificates, sale deed chains, and all statutory land records.

Coordinate with Revenue / Patwari offices, local bodies, and government departments for document verification and approvals.

Review and approve land acquisition agreements, Joint Development Agreements (JDAs), MoUs, and development-related contracts before execution.

Ensure RERA compliance, JDA norms, NA conversion requirements, and all state-level regulatory obligations are addressed in every deal.

Manage title insurance, legal opinions, and risk mitigation for all acquisitions above defined thresholds.

1. Team Leadership & Capability Building

Build, lead, mentor, and retain a high-performing land acquisition team — Business Development Managers, Sr. Managers, Executives, and field staff. Set individual and team KRAs, conduct regular performance reviews, and create development plans for direct reports.

Establish SOPs, deal tracking systems, due diligence checklists, and documentation protocols across the BD function.

Foster a culture of ownership, speed, and accountability within the team.

Represent the Land Acquisition function at leadership forums, board presentations, and inter-departmental reviews.

1. Cross-Functional & Stakeholder Management

Coordinate closely with Architecture, Technical, Finance, Legal, Liaisoning, and Project Management teams throughout the acquisition lifecycle. Work with Marketing and Sales leadership to ensure land pipeline is aligned with product demand and launch calendars.

Build and manage relationships with government authorities,



revenue officials, urban local bodies, and development authorities.

Represent Shubhashish Homes at industry forums, RERA seminars, investment conclaves, and professional associations.

KEY DELIVERABLES / KRAS

Annual land acquisition targets — number of acres, deal value, and city-wise pipeline delivered

Quality and completeness of the 3–5 year land bank and deal pipeline

Deal closure rate — LOIs converted to signed agreements within committed timelines

Due diligence rigour — zero title disputes or undisclosed encumbrances post-deal closure

Cost discipline — land acquired within approved benchmarks and feasibility assumptions

Team performance — BD team hiring, retention, and KRA achievement

Speed to market — average time from land identification to deal sign-off

Regulatory compliance — zero lapses in statutory approvals, RERA, and land records compliance

JV deal quality — structures that create value without disproportionate risk to Shubhashish

QUALIFICATIONS & EXPERIENCE

Requirement

Details

Education (Mandatory)

MBA / B.E. / Postgraduate in Business Administration, Real Estate, Urban Planning, Engineering or related discipline

Total Experience

15–20 years of post-qualification professional experience

Leadership Experience

Minimum 8 years in a leadership or Head-level role with a team reporting directly

Domain Mandatory

Real estate land acquisition, business development, or land banking — prior developer-side experience strongly preferred

Market Experience

Deep exposure to pan india real estate market mandatory. Experience in Indore, Mumbai, or other Tier 1/2 markets is a strong advantage

Joint Ventures

Proven track record of structuring and closing JDA / JV arrangements with landowners

Revenue / Land Records

Strong working knowledge of khasra, khatoni, jamabandi, RoR, mutation, NA conversion processes

Language

Hindi (fluent — mandatory for landowner negotiations). English (business proficient)

Travel

Must be willing to travel extensively — site visits, market intelligence, negotiations across cities

SKILLS & COMPETENCIES

Technical & Domain Skills

Leadership & Behavioural Skills

Land records: khasra, khatoni, jamabandi, RoR

Strategic thinking & portfolio-level decision making

Feasibility modelling & financial ROI analysis

High-stakes negotiation and stakeholder influence

JDA / JV structuring and deal architecture

Team building, mentoring, and performance management

Micro-market research and competitive benchmarking

Executive communication and board-level presentations

RERA, JDA bye-laws, NA conversion processes

Cross-functional coordination and process discipline

Legal due diligence oversight and risk management

"Integrity, ownership, and ethical decision-making

MS Excel, PowerPoint — financial models, pitch decks'

Resilience and persistence in long deal cycles*

Government & regulatory relationship management/

Adaptability across markets, cultures, and deal types.

This is proprietary and confidential. For internal recruitment use only.#

Pay: ₹3,500,000.00 - ₹4,500,000.00 per year

Work Location: In person

📌 Land Acquisition (Jaipur)
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