Kaagazaat

Joint Development Agreement (Landowner–Developer)

At a glance

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Also called

JDA
development agreement
area-sharing agreement
revenue-sharing development agreement
zameen vikas samjhauta
ਸਾਂਝੇ ਵਿਕਾਸ ਦਾ ਸਮਝੌਤਾ
collaboration agreement for a project
landowner developer agreement

When you need it

A landowner contributes a larger holding — enough for a multi-unit residential project, a commercial building, or a plotted colony — and a developer undertakes the project at its own cost, sharing the constructed area or the sale revenue with the landowner instead of paying the full price of the land upfront. Built for a bigger project than the Builder-Floor Collaboration Agreement, which is for one plot divided into a few floors between an owner and a small builder.

This is a substantial commercial instrument. Read it together with a lawyer before signing — this template records the commercial terms the Parties agree, but the tax and stamp-duty position, and RERA compliance, need professional confirmation on the actual facts; see lawyerShouldCheck.

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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See stamp duty, registration and witnesses

What follows is the position for this kind of document. The amount is set by the state the property is in and it changes, so the figure for your own state is worth confirming at the sub-registrar’s office before you pay anything.

Stamp duty

UNCERTAIN — FLAGGED FOR VERIFICATION, NO FIGURE STATED. A joint development agreement of this kind is commonly stamped as an agreement where it does not itself convey the land, with a separate conveyance or power of attorney carrying its own duty later — but several states have, at different times, moved to charge a development agreement coupled with possession or a power of attorney at, or close to, conveyance rates on the value of the developer's share. This drafter could not confirm the current Punjab or Chandigarh position or a figure for either, and states amend this rate from time to time. Confirm with the Collector of Stamps or a lawyer BEFORE execution — the structure of clauses 5 and 6 below can be adjusted if a large ad valorem duty would otherwise apply unexpectedly.

Registration

UNCERTAIN — FLAGGED FOR VERIFICATION. Whether this Agreement itself needs registration under section 17 of the Registration Act, 1908 depends on whether it operates to transfer possession or an interest in the land, which in turn depends on how possession, the power of attorney and the sharing arrangement are actually structured. An instrument that should have been registered but was not is not admissible as evidence of the transaction it records (section 49). Confirm with the Sub-Registrar before relying on this Agreement alone as sufficient — many such projects also separately register the power of attorney referred to in clause 6.

Notarisation

Not legally required for the Agreement itself, though notarising is sometimes done to fix the date terms were settled.

Witnesses

Not legally required, but two witnesses are provided for below given the scale of a project of this kind.

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Sample preview — placeholder answers, not your data

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JOINT DEVELOPMENT AGREEMENT

This Agreement is made at Ludhiana on 2 April 2026

BETWEEN

Baldev Singh, resident of House No. 12, Civil Lines, Jalandhar, Along with Baldev Singh’s two brothers, Kuldeep Singh and Sukhdev Singh, each a one-third co-owner ("the Landowner", which expression includes every co-owner named above and their heirs and legal representatives), of the ONE PART;

AND

Skyline Developers Pvt. Ltd., of Plot No. 7, Industrial Area Phase 2, Chandigarh ("the Developer", which expression includes its permitted assigns), of the OTHER PART.

1. THE LAND AND THE PROJECT

1.1 The Landowner is the owner in possession of the land at Khasra No. 112, Village Sahnewal, Ludhiana, measuring approximately 2 acres (16 kanal) ("the Land").

1.2 The Developer shall, at its own cost, develop on the Land: A residential group housing project of approximately 60 flats across four blocks, plus ground-floor commercial units ("the Project").

2. HOW THE PROJECT IS SHARED

2.1 In consideration of the Landowner contributing the Land, the Landowner shall receive a share of the constructed area (area sharing).

2.2 The Landowner's share, precisely: 40% of the total constructed saleable area, allocated as specific identified units by mutual agreement before construction of each block begins

2.3 The Developer shall pay the Landowner a refundable security deposit of ₹25,00,000 (Rupees Twenty Five Lakh only), refundable/adjustable as separately agreed in the payment schedule.

2.4 The Developer shall pay the Landowner ₹25,000 (Rupees Twenty Five Thousand only) per month during the construction period, as compensation described above.

2.5 The Developer may market and sell its own share of units at its sole discretion

3. APPROVALS AND RERA

3.1 Approvals and licences: The Developer, at its own cost, including the building plan, environmental clearance where applicable, and any change-of-land-use permission

3.2 The Developer shall register the project under the Real Estate (Regulation and Development) Act, 2016 before advertising, marketing or booking any unit, and shall bear all related compliance

4. TIME

4.1 The Project is scheduled to start on 1 April 2026 and to complete by 2 April 2026, subject to force majeure and delay in obtaining a required approval not attributable to the Developer.

5. POWER OF ATTORNEY

5.1 The Landowner shall execute a registered power of attorney in favour of the Developer, limited to obtaining approvals, executing the building, and marketing and executing sale documents for the Developer’s own allocated share only — not for the Landowner’s own share, and not conferring any right to mortgage the land without the Landowner’s separate written consent

6. TITLE TO THE LANDOWNER'S SHARE

6.1 This Agreement is a contract to develop and share, and does not by itself operate as a conveyance of the Landowner's title in the Land. Legal documentation of each Party's allocated share — by sale deed, exchange deed, or such other instrument as advised — shall be executed and registered separately as and when units are ready for allocation, on terms to be agreed and consistent with clause 5.

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