Indian Real Estate Developers Turn Selective on Land Acquisition as JDAs Gain Share in Land Deals in 9M, 2026

In the first nine months of 2026 (9M 2026), the Indian real estate market logged 76 land deals covering approximately 1,445 acres. This is lower than the 99 land deals, spanning approximately 3,292 acres, recorded in the same period last year.

Over time, changes in how real estate developers approach land acquisition have led to the rise of partnership-based land buying. Today, developers weigh project feasibility, land size and location far more closely before committing capital. The data is based on research by Anarock Group, as reported by Hindustan Times, one of India's leading news portals.

Joint Development Agreements (JDAs) gained significant ground in Indian real estate in 9M 2026. Of the 76 land deals, 19 were JDAs, which shows real estate developers' growing preference for a partnership model over direct land buying.

Rising land prices, city expansion and location play a decisive role in the rise of the partnership model in Indian real estate. The report points to a clear shift in how developers approach land acquisition.

The number of JDAs rose from 10 in 2022 to 30 in 2025, a threefold jump. Their share of total land deals doubled from 12% in 2022 to 24% in 2025, and edged up by another percentage point to 25% in 9M 2026.

Between 2022 and 9M 2026, Indian real estate recorded 516 land deals covering approximately 12,958 acres. The year 2024 logged the highest number of land deals, at 133 deals covering over 2,515 acres. It was followed by 2025, which recorded the largest cumulative acreage, with 126 land deals covering nearly 3,772 acres.

The report further quotes, “The first nine months of 2026 saw 76 land deals for around 1,445 acres, signalling a more cautious and selective acquisition strategy,” said Mayank Saxena, MD and CEO, Land Services, Anarock Group.

He further said, “With project economics becoming more important, developers are increasingly turning to JDAs with existing landowners. Under a JDA agreement, developers can access land and undertake projects through a partnership rather than an outright purchase.”

How JDAs Improve Project Feasibility for Real Estate Developers

Project feasibility has become the deciding filter in land acquisition. An outright purchase ties up capital in land before a single unit is sold, whereas a JDA lets the developer and the landowner share that risk and the returns. As project economics tighten, this structure helps real estate developers keep new projects viable without buying every plot they pursue. Buyers can learn how to assess a project's fundamentals with Star Estate's reality check before buying guide.

Large Land Acquisition Deals Gain Momentum in Tier II & III Cities

While land acquisition is routine in metro cities in India, several top real estate developers are now buying plots in tier II & III cities. With strong potential for growth in employment and infrastructure, these locations are emerging as new centres of property development.

The biggest solo land investments during the period include a 714-acre deal in Coimbatore, followed by a 600-acre deal in Hyderabad. Ahmedabad also logged two deals, for 500 acres and 440 acres respectively.

These large deals significantly shift land acquisition numbers for the cities involved.

Between 2022 and 9M 2026, the Mumbai Metropolitan Region (MMR) recorded land acquisitions covering approximately 2,798 acres, followed by the National Capital Region (NCR) with 2,012 acres. Bengaluru also registered land deals covering 1,679 acres.

What Really Matters in Indian Real Estate Land Deals?

The top seven cities in India accounted for nearly 86% of the 516 land deals recorded between 2022 and 9M 2026, but only about 57% of the total 12,958 acres. The figures show that budget-efficient, smaller land parcels remain a priority in metro cities, while tier II and III cities are the hub for larger land parcels bought by real estate developers.

The top seven cities are Mumbai Metropolitan Region (MMR), National Capital Region (NCR), Bengaluru, Hyderabad, Pune, Chennai and Kolkata.

Gujarat emerged as one of the strongest states for large-scale land transactions, with Ahmedabad, Surat and Vadodara together accounting for nearly 2,020 acres, or 16% of the total tracked acreage in Indian real estate.

Among cumulative land acquisitions, tier II cities made their mark, led by Coimbatore with 770 acres, followed by Amritsar, Nagpur, Panipat and Ludhiana among the top 12 real estate markets, despite lower transaction counts.

Decline in Large Land Deals in 9M 2026

Large land deals are on a downward trajectory. Land deals of 50 acres or more fell from 12 in 9M 2025 to just 5 in 9M 2026, and their acreage fell from approximately 2,398 acres to 588 acres.

Across 2022 to 9M 2026, the 61 deals involving 50 acres or more accounted for nearly 63% of total acreage. Interestingly, half of these large land acquisition deals took place outside the top metro cities.

What This Means for Homebuyers and Investors

As real estate developers grow more selective, the data suggests new supply will increasingly follow projects with proven feasibility. Buyers and investors can explore residential projects, commercial projects and new launches on Star Estate, and use the Buyer Guide for due diligence. NRI buyers can read the NRI investment guide, follow more market updates in Star Estate news, or contact our experts for personalised advice.