Land in India,
underwritten in the open.
Two projects. Listing 1 is a single plot in Lucknow — the founder's own, papers in hand — and the first asset we tokenise. The 100-acre plan is the full engineering and underwriting design for a serviced-plot development near Lucknow or Dehradun, written so a contractor could dig from it and an investor could read it. Web3UTXOS keeps the register; the owner holds the asset; there is no broker.
Listing 1 · first tokenisation
The Lucknow plot first listing tokenisation pending
A residential plot of about 5,000 sq ft (≈ 465 m²) in Lucknow, Uttar Pradesh, owned by the founder's family, with the title papers in hand. It is the asset we use to prove the whole machine on a small scale before the 100 acres: hash the documents, mint the title record on chain, issue interests, keep the register, report every step in public.
Size≈ 5,000 sq ft · ≈ 465 m²
Indicative value≈ USD 150,000 (≈ ₹1.25 crore)
Useresidential, freehold
Papersregistered sale deed · khasra/khatauni · mutation — disclosed to admitted readers
Interests1,000 × USD 150 (illustrative)
Offered30% (300 interests, ≈ USD 45,000) — the rest stays with the family
ChainChia testnet11 now → mainnet after counsel
RegisterWeb3UTXOS Technologies, transfer agent
Tokenisation — the exact steps
- Hash the papers. Sale deed, khasra/khatauni, mutation order, site photos and a surveyor's sketch are hashed (SHA-256); the hashes go on chain, the documents stay with the owner and are shown to admitted readers.
- Mint the title record. One NamID title coin (asset_title covenant) carrying the document hashes and the owner's key: the owner alone updates it, a transfer needs the transfer agent's co-signature, a lien freezes it.
- Issue the interests. 1,000 deed-bound units (a CAT tied to the title coin) with an allowlist covenant: they move only between admitted addresses, on the register.
- List and admit. The listing appears here and under RWA on offerfiles.com; readers request access; admitted participants subscribe under the agreement; funds go to escrow, never to us.
- Report. Every mint, movement and payout is a coin spend anyone can audit; the register statement is published monthly.
Status: the covenants and the register exist on testnet11; the first mint waits on a funded testnet wallet (1 mojo per coin) and the counsel review of the interest agreement. Target: this week.
Project 2 · the 100-acre development
Master plan — 100 acres, serviced plots, a real pond in the middle
Illustrative layout on a 700 m × 578 m parcel (≈ 40.5 ha / 100 acres). Topography, soil and the exact boundary come from the survey of the parcel we acquire; the geometry below is what the plan does with any flat parcel of this size on a public road.
100acres
≈ 40.5 ha · 404,700 m². Land-use split: 55% plots, 22% roads and utility corridors, 15% parks, green ring and pond, 8% commercial, club, school site and utilities.≈ 1,100plots
Standard plot 12 × 18 m = 216 m² (≈ 2,325 sq ft); corner and premium plots up to 300 m². Every plot fronts a paved road with a storm drain, a sewer manhole within 30 m and a water, power and fibre connection point.1.77ha pond
A circular pond, radius 75 m, 3.5 m deep, lined, fed by the storm network through silt traps, with an overflow weir to the recharge field — inside a 15 m park ring with a walking loop (≈ 600 m).4 + 1parks
Four neighbourhood parks of 0.5 ha at the block corners and the central pond park; a commercial strip, club and reserved school site at the main gate on the public road.Engineering · what the contractor digs
Roads, drains, trenches, pipes — in the order they go into the ground
1 · Roads that shed waterSpine 18 m ROW (12 m carriageway), collectors and ring 12 m, locals 9 m. Every carriageway is built with a 2.5% camber crown so rain runs to the kerbs, never pools; longitudinal grade ≥ 0.3% toward the drains; kerb inlets every 20–25 m. Pavement: 150 mm GSB, 250 mm WMM, 50 mm DBM + 30 mm BC on the spine; interlocking pavers on locals.
2 · Storm water, then harvest itRCC/box storm drains along both sides of every road (600–1,200 mm, laid deepest in the trench at 2.5–3.5 m invert), sized for a 1-in-10-year, 60-minute storm (design intensity ≈ 90 mm/h for the Gangetic plain — the survey's rainfall data replaces this). Drains fall toward eight recharge wells at the outfalls: bored to about 14 m through the clay into the sand lens, gravel-packed and screened, each behind a silt trap; the excess goes to the pond, the pond's overflow to the recharge field. Nothing leaves the site as flood.
3 · One trench, four layersThe utility corridor runs in the verge in this stack, deepest first: storm drain → gravity sewer (300 mm uPVC/RCC, 1.8–3.0 m, manholes every 30 m and at every bend) → water main (DI/HDPE 150–200 mm, 1.2 m) → power and fibre ducts (0.9 m cover, 4-way duct bank). Crossings sleeved. Every manhole and chamber has a GPS-tagged record in the register.
4 · Sewage, water, power, fibreSewage to a 2.5 MLD STP (MBBR/SBR) in the NE corner with tertiary treatment; treated water reused for parks and flushing. Water: borewells + municipal tie-in → treatment → two 500 kL overhead tanks; 135 lpcd design. Power: a 33/11 kV substation with underground 11 kV rings and LT distribution; street lights on LED with solar top-up. Fibre to every plot from a central POP.
5 · Waste, green, safetyDoor-to-door collection, a composting yard and a segregated transfer point at the SW corner. Tree line on every footpath (native species, 8 m spacing), the park ring around the pond, four neighbourhood parks. Gated main entrance, 6 m boundary wall, CCTV at gates and parks, fire hydrants on the water ring every 90 m.
6 · What stays open until the surveyContour and topographic survey (drainage direction, cut-and-fill), geotechnical bores (bearing, water table, the depth of the sand lens for the recharge wells), rainfall intensity for the local IMD station, the public road's width and the entry permission, the power utility's connection point.
Underwriting · illustrative
What it costs, what it makes, in what order
Round numbers for a parcel on the outskirts of Lucknow; Dehradun land runs higher per acre and the plots sell higher. Every line is replaced by quotes and the survey before anything is offered.
| Item | Basis | ₹ crore | USD (≈) |
|---|---|---|---|
| Land acquisition | 100 acres × ₹1.5 crore/acre (range ₹0.6–3.0 by location) | 150 | 18.0 M |
| Land-use conversion, layout approval, registration, stamp duty | ≈ 8% of land | 12 | 1.4 M |
| Roads and pavements | ≈ 9.2 km of road at ₹1.6 cr/km (spine) to ₹0.9 cr/km (local) | 11 | 1.3 M |
| Storm drains, recharge wells, the pond | 18 km of drain, 8 wells, pond excavation and lining | 9 | 1.1 M |
| Sewer network + 2.5 MLD STP | 9 km sewer, 300 manholes, STP | 8 | 1.0 M |
| Water works, OHTs, distribution | borewells, treatment, 2 × 500 kL, 9 km mains | 5 | 0.6 M |
| Power, street lighting, fibre | 33/11 kV substation, UG rings, ducts | 7 | 0.8 M |
| Parks, pond park, boundary, gates, club shell | 5 | 0.6 M | |
| Design, survey, supervision, contingency | ≈ 12% of works | 7 | 0.8 M |
| Total project | 214 | ≈ 25.6 M | |
| Revenue at completion | 1,100 plots × ≈ 216 m² × ₹12,000/m² (₹1,115/sq ft; Lucknow outskirts serviced plots run ₹800–2,000/sq ft) | ≈ 285 | ≈ 34 M |
| Gross margin before finance and tax | ≈ 71 | ≈ 8.5 M · ≈ 33% |
Cost by phase — land first, then the ground, then the pipes
Interests · how the raise is staged
Buy the land first. Everything else follows the land.
The unitOne interest = one plot's worth of the development agreement (≈ 1,100 interests). Held on the transfer-agent register with a Chia coin twin under an allowlist covenant; conveyed as a registered sale deed at month 12.
Stage 1 · 50% (minimum 30%)Offered to admitted participants before acquisition, into escrow. At 50% the escrow covers land and approvals (≈ ₹162 cr); at the 30% minimum (≈ ₹97 cr) it covers the land option, conversion and the first tranche of acquisition, with the balance drawn from a construction facility against the land.
Stage 2 · the restReleased by milestone as the works are certified (15% · 15% · 40% · 20% · 10%), offered in tranches as the site becomes visibly real. Later tranches price higher than the first.
Who holds whatParticipants hold interests; the issuer (a project SPV) holds the land until conveyance; Web3UTXOS holds the register and nothing else; the escrow agent holds the money. No broker, no commission.
Next steps · the list to chase from tomorrow
India — in order
- Lucknow plot, this week. Scan the deed, khasra/khatauni and mutation; get a surveyor's sketch; hash and mint the title record on testnet11 (needs a funded wallet); draft the interest agreement with counsel; open the listing for access requests.
- Counsel. One Lucknow property lawyer for title and conveyance, one securities counsel for the interest structure (a contractual interest in a development agreement, sold privately to admitted residents), and FEMA advice before any non-resident is admitted.
- Parcel search. Two or three 100-acre candidates on a public road within 25 km of Lucknow (Sultanpur Road, Kanpur Road, Raebareli Road belts) and one near Dehradun (Doiwala / Haridwar Road side). For each: ownership chain, encumbrances, land-use, distance to the nearest 33 kV line and the nearest trunk sewer or river outfall.
- Option, then survey. An option agreement on the best parcel, then the topographic and geotechnical surveys, rainfall data from the nearest IMD station, and a preliminary layout from a licensed planner — the map above with real contours.
- Approvals. Section 80 conversion (UP Revenue Code) or the Uttarakhand equivalent, layout approval from the development authority, RERA registration for the project, environmental clearance if the built-up threshold is crossed.
- Escrow and SPV. A project SPV to hold the land; an escrow bank for subscriptions; the 2-of-3 milestone escrow (issuer, transfer agent, engineer) as the release rule.
- Open stage 1. Documents to admitted readers, the register opened, coins minted, the first tranche subscribed — then buy the land.
Listings · India
Plots, flats and shops on the platform
The Lucknow plot is listing 1; the rest are illustrative, so an owner can see what a flat in Gomti Nagar or a shop in Hazratganj looks like after uwagent_india has read the sale deed, the encumbrance certificate and the khatauni. Selling a flat today? Tick “information only” below and we write back — or upload the papers and get the grade in a minute. Settlement is in XCH, document settlement on chain, regardless of jurisdiction. Web3UTXOS supports the integration.
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