What is Morcellement?
Land morcellement is the process of dividing land into individually titled lots. Each lot requires its own morcellement permit and Basic Land Use Plan (BLUP) before construction can begin. Morcellement creates individual freehold title deeds per lot — this differs from excision, which applies to a single lot split.
What We Deliver
Full end-to-end scope — 8 deliverables included:
- Land development plan drawing set (minimum 18 A3 sheets)
- Morcellement permit application through to approval
- Full drawing package per lot (Architectural + Structural + MEP + 3D Luxury/Bespoke render)
- Ancillary details per lot (drainage, septic, absorption pit, full boundary wall system)
- Permit consent letters per lot
- BLUP application and submission per lot — end to end
- BoQ for one reference lot (applied to all identical lots)
- All government fees collected from client, paid directly by us
Revision Rounds
- Identical design, one-go: 7 revision rounds included
- Different concept per lot: 3 revision rounds per lot
Government Fees
- Collected from client and paid directly to the relevant authority by us — no markup applied
- Itemised in a signed Government Fees Schedule at project start
- Fees not yet paid to an authority are refundable on cancellation (net of bank charges)
- Fees already paid to an authority are non-refundable
What We Do NOT Cover
Stage
Responsible Party
On-site infrastructure works (roads, drains, utilities)
Developer's own contractor
Final subdivision survey
Sworn Land Surveyor
Title deed registration
Notary
Land Conversion Permit (if agricultural land)
Client's sole responsibility
We manage every drawing, permit, and submission stage. The physical construction of infrastructure and the final legal registration are carried out by the developer's appointed contractor and notary respectively.
Developer Feasibility Reference
A simplified reference for developers planning a morcellement project.
- Minimum selling price formula: Total project cost per lot ÷ (1 − Target margin %)
- Reference all-in cost: Rs 951,389/lot (10-lot identical scheme, 150m²/lot, September 2026)
- Key market rates: typical developer margin 20–40%; transfer duty 5% (buyer); holding cost 6–9% p.a.; serviced plot premium over raw land 40–120%
- Disclaimer: Planning tool only — not a property valuation. Engage a licensed property valuer before fixing sale price.
Payment Structure
30% on signing / 20% on land development plan approved by sworn surveyor / 20% on morcellement permit issued / 30% on full per-lot drawing set delivery and all BLUPs collected