A team of experienced and well-trained planters, logistics, and operation teams ensures that the coffee plantations are managed with flair and everything is taken care of meticulously and sustainably. The maintenance charges are levied in two portions:

Common Area Maintenance – Upkeep of all common areas like path access maintenance, farm security, irrigation systems, rainwater harvesting, motors, pumps, common lighting, common areas such as farm centre and the resting areas.

Coffee Plantation Maintenance – Each coffee plantation requires compost application, pruning, spraying, fertilizers, mulching, and crop planning. All this is a part of the Coffee Plantation maintenance. A customer can choose to manage his plot as well. The farm centre will provide the necessary tools and training required for the co-farmer. We would recommend the co-farmer take this approach after 5 years of planting when the passive systems of irrigation and soil nurturing are active, which ensures minimal care is required. This is a great way to indulge in farming and to keep yourself healthy.

Yes, it is a freehold property, where boundaries are marked on all four sides for clear identification, each plot is stone marked and is registered in the name of the customer.

Generally, 100 saplings in a quarter acre or about 200 saplings in half-acre are deployed depending on the layout of the land along with biomass and nursery plants. The numbers also depend upon the type of plants chosen based on their canopy size.

Out of the entire portion of the land up to 10% of the coffee plantation area is identified and isolated for construction of a farmhouse and another 10% is carved out so the coffee plantation owner can utilize the same for personal garden/landscaping, etc. Vipasa Farms and Estates will look after and manage those plants at a minimal surplus charge if it involves regular maintenance. However, the underlying intent of the coffee plantation owner should be to ensure the maintenance of the farm forest ambiance and not be detrimental to the surrounding nature and beauty.

All the plots have internal metal road access, with the width of these roads ranging from 15 ft to 25 ft.

To ensure plant growth and health, we schedule the nutrient application of jeevamrutham, organic preparations, and deploy drip irrigation on a daily/periodic basis. Farm experts present on the field monitor the growth of the saplings and trees and take precautionary measures to curb the effect of pest attacks.

Yes. According to the Karnataka Land Reforms Ordinance, 2020, an amendment was carried out to the Karnataka Land Reforms Act, 1961, wherein Sections 79A and 79B were omitted and thus allowed any resident citizen of India to own agricultural land in Karnataka. However, there is a ceiling to the total agricultural land that can be held by an individual in his name, which will need to be managed by an individual on his own.

This depends from place to place. Most often than not, the guidance value of land is much lower compared to the market value. However, Vipasa Farms and Estates registers the land based on higher the market value or the transacted value.

Yes, all legal documents will be available upon signing of a Letter of Intent (LOI). Also, verification of the original documents can be organized. Our legal team can walk you through the whole process. The advance paid during the LOI is 100% refundable. A period of 15 (fifteen) days from the date of LOI is provided to the prospective co-farmer to go through all the documentation. However, the LOI is valid for 45 (forty-five) days. In an untoward outcome of such prospective co-farmer wanting to opt-out of the transaction within 15 days from the date of LOI, then the amount paid at the time of LOI is completely refunded.

Land ownership is completely freehold. The owner can sell their land to anybody. There are no conditions in the service agreement either. After receiving a NOC for clearance of AMC charges the co-farmer can transfer the property in whatsoever manner.

It will be registered in the name of the customer who is buying the land. It is imminent to highlight here that Vipasa Farms and Estates does NOT and will NOT entertain any Benami transactions under any circumstances.

Re-selling the coffee plantation is a hassle-free process. After mutation of the revenue records in favour of the customers, he/she is free to transfer the property in favour of any third party. The new owner becomes a part of the same land owner’s association and will continue to be in contract with Vipasa Farms and Estates for the remaining term. However, the customer on the way out has to ensure that all of his dues towards Vipasa Farms and Estates are paid in full and that he/she has obtained a “NOC (No Objection Certificate) from the authorized representative of Vipasa Farms and Estates before executing the sale of his coffee plantation to a third party.

Vipasa Farms and Estates will assist the co-farmer in reselling their plot.

The coffee plantation services include charges towards customer-owned land maintenance and common area maintenance. There is a clause available in the agreement which gives the customer a choice to terminate the land maintenance agreement and the services and manage the farm by himself. However, the charges of the common area maintenance have to be paid by the individual as per the contractual arrangement. The common area is either managed by Vipasa Farms and Estates or the service provider as decided by the association of coffee plantation owners.

In line with the Operations and Maintenance Agreement (O&M Agreement), in case a customer opts to terminate the O&M Agreement, then the dues including those towards the Service Charges (as spelled out in the O&M Agreement) and any other arrears or dues (if any) will need to be paid in full before both the parties agree to terminate the contract.

The coffee plantation is a freehold asset. As an owner, you can exit at any point in time. However, we will form a society that owns the common areas that are critical such as the borewells, water tanks, access paths, security and so on that will ensure that every coffee plantation owner can use these amenities. The new purchaser will need to become a member of the society.

Agricultural land in India is not considered a Capital Asset. Therefore any gains from its sale are not taxable under the head of Capital Gains, however it is subject to certain specific terms and conditions as ascribed under the Income Tax Act, which should be perused by the customers through financial advisors.

Usually, loans to buy agricultural land are not approved by the banks. Vipasa Farms and Estates provides flexible payment options for its customers. Reach out to our consultants to know more.

At Vipasa Farms and Estates, we are accountable for the marketable titles of the property, we understand that owning the land is just the beginning of a new life and our journey.

We have NOT bought and will NOT be buying any land that belongs to SC/ST

We obtain EC for 30 (thirty) years

We carry out due diligence for all lands. That is, papers such as Khata/Pahani/RTC etc are checked, which gives a better understanding and clarity on the land status and history. In this process, we ensure all the documentation is correct – the title of the land.

No extra charges shall be paid by the customer. Vipasa Farms and Estates does not accept any payment in cash. In addition to the amounts due to Vipasa Farms and Estates, the customer has to pay the regulatory dues such as Stamp Duty, Registration Charges, Cess, User Fee, Scanning Charges,11 E Sketch, Khata charges, Registration day expenses and so on.

We do not provide any assistance regarding bank loans. However, the customer can block the plot for a nominal amount and avail flexible payment options, which can be mutually agreed upon with Vipasa Farms and Estates.

Fundamentals of the total cost are as follows:

LOI signing and Blocking – Rs 2,00,000

Allotment of Plot

Balance amount payable as:

1 - lump sum in one payout and register the property or

2 - the customer can opt for a flexible payment option by paying a part down payment.

* The price of the land is exclusive of GST (if any applicable), and regulatory dues in para (1) under “Payments” section supra.

As a landowner, stay and amenities charges are applicable at reasonable rates, starting at Rs.

The registration is undertaken by the legal team of Vipasa Farms and Estates. After making the initial booking payment of Rs. 2,00,000 an LOI is prepared. As soon as the dues are cleared, the land is transferred to the customer. This process takes place in the sub registrar’s office where the presence of both the parties is mandatory.

For customers who are availing of EMI, a sale agreement will be initiated once the payment is cleared. The land will be registered in the concerned person’s name.

All the farm plots and eco-retreat areas are well equipped with apt security systems.

The infrastructure and the farms are designed in such a way that in case of flood or fire, the farm and the plantation will be protected with the help of swales, trenches, and barricades.

Experts have designed the project after an in-depth analysis and calculation of the water table. The water footprint has been chalked out and in case of drought, there will be enough water to sustain the life of the farm for at least 5 to 10 years.

To avoid sudden pest attacks the plantations are checked in regular intervals and necessary steps are taken to regulate the PH value of the soil.

Customers can get periodic updates on WhatsApp.

As co-planters, we endeavour to enable you to manage your coffee plantation by yourself. We help you with the tools and education to build a green homeland that can be nurtured by you. However, this is practical when you start to spend at least a few days a month on your farm. Once you are ready to do that, you can continue to manage your coffee plantation by yourself and pay only for the use of the common amenities and facilities.

We have arranged for extremely good resources of water supply, which are also sustainable sources. We as a company follow certain water accounting standards and follow sustainable and efficient water management practices. With our current access to water resources, we will have no problems for the next 5 years. In case of floods, trees hold the soil and water recedes eventually and in case of a drought, water scarcity will not be much of a problem for visibly the next 5 years, while in parallel we work towards restoring water reserves regularly thereby increasing the tenure for water availability. All our trees are forest species. This means they have a certain resistance to drought or floods.

Vipasa Farms and Estates ensures every borewell is recharged with water so that they don’t go dry and the groundwater table is maintained. Drip irrigation via tube channels, soil moisture sensors are also in place for efficient and sustainable water use on the farm.

Moreover, our design approach itself ensures we create passive systems of irrigation and in the long term our groundwater will only increase.

Yes, but it is not advisable to do so as the farm system has been planned in such a way that the aquifers are placed accurately on the land.

Digging up a borewell can affect the groundwater table and it might be expensive and if all plot owners dig a borewell it will lead to overexploitation. All the borewells belong to the society and it’s in the interest of members to use the resources judiciously and we have framed guidelines for the same.

Please adhere to the guidelines. Permission from neighbours and local panchayat is a must.

As a landowner, you will be given a membership card to use all the amenities at our coffee plantation. However, your guest, unless accompanied by the landowner, will not be able to use any common amenities. The guest should always be accompanied by the owner. In the event that guests come in place of the owner there will be additional charges applicable.

Yes, it can be constructed as 10% of the land is left for personal use. However, approval for the same will be given by the association.

For the construction of a farmhouse, the landowner needs to apply for permission from the local authorities. Vipasa Farms and Estates can assist with the permission and construction if required by the landowner.

After the harvest season, all the crops grown by the entire project on the land can be delivered to your doorstep OR can be sold to the local traders as per existing market rates. The income from the produce will be shared based on the proportion of the land ownership.

You can place container homes as long as it does not violate 10% boundary space for personal use. If required, Vipasa Farms and Estates will assist in acquiring the container and its placement.

Yes, we do. The company will assist with the design and identification of approved contractors for the execution. We will provide an appropriate space for storage of construction material and assistance required during the construction. The costs for the same will be over and above the land acquisition.

Vipasa Farms and Estates will assist you to get the necessary permissions required from the local electricity board to acquire the connection. We have a single-phase connection. For sanitation, we follow the pit system as only 10% of the land is usable for personal space. Waterlines are provided in all the plots.

Yes, all the farms have animal interaction zones along with the necessary resources to manage them. Vipasa Farms and Estates farm is a pet-friendly space. You can also choose to adopt a cow or any other animals in the petting centre.

Vipasa Farms and Estates pays special attention to the security of the farm. We have the following systems in place:

1) CCTV in Commonly accessed areas of the farm

2) Solar fencing

3) Gated security