Hill property,
without the folklore.
We build a small number of houses and sell a small number of parcels. That is deliberate — it lets us tell you the truth about every one of them, including when one is wrong for you.
- 3–18 months
- Honest span from first call to mutation, on a parcel that needs Section 118.
- Section 118
- Drafted, filed and followed up by us — a state permission on the state’s clock, and 12% stamp duty when it clears.
- One fee
- Quoted in writing before you commit. 2% only where the land is not ours.
- Every site
- Walked by the person who answers your call.
Steps
Three steps, in this order.
01
Month 1
Talk to a person.
Not a form response, and not a call centre. One of us — who has walked the parcel being described, in the season you are asking about.
If nothing we hold suits you, you will hear that on the first call rather than the fourth.
What you leave with
- A shortlist of two or three parcels that fit your brief, not our inventory.
- The ones we ruled out for you, and the reason for each.
- Real, current prices — including what the neighbouring plot last sold for.
02
Months 1–2
Walk the land.
You see the aspect, the approach in bad weather, and where the sun falls in January. We drive the last kilometre before you decide anything.
No token money is taken on the day of a visit. Go home, sleep on it, come back in another season if you like.
What you leave with
- Sun path and slope read on site, marked on the revenue map.
- Water source, power line, road width and what the neighbours plan to build.
- A build cost per square foot from the contractor who would actually pour it.
03
Months 3–18
Settle the paperwork.
Title search, revenue records and the Section 118 application, handled end to end — with your own lawyer reading over our shoulder, which we prefer.
Section 118 runs on the state’s clock, not ours. Permissions have historically taken from about six months to over two years. You get a written update every fortnight until the file clears.
What you leave with
- Title traced back thirty years through mutation and jamabandi records.
- Tatima and demarcation done with the patwari, boundaries pegged on ground.
- Registry within four months of the deed, 12% stamp duty paid, mutation in 30–60 days.
How long the whole thing takes
First call → mutation · 3–18 months
- 01
Call, then a shortlist
Month 1You tell us what the house is for. We come back with two or three parcels that could actually hold it — and the ones we have ruled out for you.
Our clock
- 02
Site visits, in your own time
Months 1–2Walked at the hour you would actually use the house. Morning light, evening wind, the last hundred metres of road in the state it is really in.
Our clock
- 03
Agreement, title search, diligence
Months 2–3Jamabandi, tatima and the seller’s chain go to you and your lawyer before anything is drafted. A missing document gets named, not buried.
Our clock
- 04
Section 118 filed, then followed
Months 3–15 · the long oneThe file goes to the Revenue Department and, in many cases, the Cabinet. Historically that has taken anywhere from about six months to over two years — which is why this phase is drawn deeper than the four around it, and why the whole thing is honestly measured in months rather than weeks.
While it sits
- A written update every fortnight — including the fortnights where nothing has moved.
- Your lawyer copied on the file directly, not through us.
- No date promised that the government has not given us.
State government’s clock
- 05
Registry, stamp duty, mutation
Months 15–18Registration within four months of the deed. 12% stamp duty on a Section 118 purchase, on the higher of price or circle rate. Mutation in 30–60 days — and then the record reads your name.
In your name
The shorter route
A built house inside municipal, notified-area or cantonment limits — Kasauli town among them — needs no Section 118 permission at all. Phase 04 disappears and the purchase closes in weeks rather than months. Land outside those limits does not. Ask us which of the two your situation suits.
The parcel, in section
A slope is not a plot. Here is what that means.
Flat-land instincts mislead you here. Height is measured from the downhill face, the road usually arrives above the house, and the bench you build on has to be cut and retained before anything else happens.
The permission
Section 118, explained properly.
Section 118 of the H.P. Tenancy and Land Reforms Act, 1972 makes any transfer of land invalid in favour of a person who is not an agriculturist of Himachal Pradesh — unless the State Government permits it. It sits in the Ninth Schedule of the Constitution, so it is not going away quietly. It is not a loophole to route around. It is a file, and files can be prepared well.
Who needs it
Anyone who is not an agriculturist of Himachal Pradesh — buyers from outside the state, and Himachalis without agriculturist status alike. Built-up houses and shops inside municipal, notified-area and cantonment limits are exempt.
What we file
The application under section 118(2)(h), the stated purpose, jamabandi and tatima, the seller’s title chain, and the follow-ups through Tehsil, Deputy Commissioner and State.
How long
Historically six months to over two years, depending on the file and the season. We will not promise you a date the government has not given us.
What we will not do
Buy in a local proxy’s name, or on a power of attorney, to skip the permission. The Act expressly counts both as a transfer, so they are not clever — they are void. If anyone offers you that, walk away from them.
This is a description of how we work, not legal advice, and the law here moves: the Tenancy and Land Reforms (Amendment) Bill, 2025 — which would have let non-agriculturists buy completed flats and houses from RERA-registered developers — was referred to a Select Committee in December 2025 rather than passed, so it is not in force. Position summarised as at August 2026. Your own counsel reviews every document before you sign anything, and we send them the file directly.
Costs
What is included, and what is not.
One fee, quoted in writing before you commit to anything. Government charges are paid at actuals, on receipts you keep — and on a Section 118 land purchase they are heavier than most buyers expect.
In our fee
- Site visits, and a night arranged locally if you need one
- Title search and the full diligence pack
- Section 118 drafting, filing and follow-up
- Liaison with patwari, tehsildar and the DC’s office
- Demarcation and pegging on ground
- Drawings already approved for these slopes, if you build with us
Paid separately, at actuals
- Stamp duty — 12% on a Section 118 purchase, on the higher of price or circle rate
- Registration fee — 2%, capped at ₹25,000 — and your own lawyer’s review
- Construction contract, if and when you build
- TCP and panchayat approvals where they apply
- Boundary walling and access road works
- Annual caretaking, quoted per property
Where this is
Close enough to drive up on a Friday.
- From Parwanoo, foot of the hill
- ≈ 20 km · 35 min
- From Delhi
- ≈ 290 km · 6–7 hrs
- Nearest railhead
- Kalka · ≈ 25 km · 45 min
- Nearest airport
- Chandigarh (Mohali) · ≈ 70 km · ≈ 2 hrs
- Elevation
- Kasauli · 5,900 ft
The last kilometre matters more than the first two hundred. We drive it with you, in the worst weather we can arrange.
Support beyond the sale
A house at 5,900 feet needs looking after. We do that too — so the place is ready when you arrive, and safe when you are not there.
Caretaking and upkeep
Opened, aired and warmed before you arrive. Closed properly after you leave. Roof, drains and water lines checked before every winter.
Learn more →Building on your parcel
Contractors who have worked these slopes for decades, and drawings already approved for them — so you are not starting a file from zero.
Learn more →When you want to sell
We keep the records for every property we have sold, and we will handle the resale for you at the same fee we charged to buy.
Learn more →Questions
The ones people actually ask.
If yours is not here, it is a better use of your time to ask us directly.
Can I buy here if I am not from Himachal?
Yes — with the State Government’s permission under Section 118, which we prepare and file for you. A built-up house inside municipal, notified-area or cantonment limits needs no such permission, which is why a finished house in Kasauli town is a far shorter road than a parcel outside it. What you cannot do is buy land without the permission, or hold it in someone else’s name to avoid the question. We will tell you which of ours are which.
How long does Section 118 really take?
Months, not weeks — historically anywhere from about six months to over two years, since the file passes the Revenue Department and, in many cases, the Cabinet. Files with a clean title chain and a clearly stated purpose move quickest. We send you a written update every fortnight, including the fortnights where nothing has moved.
Do you charge a brokerage on top?
It depends whose land it is, and we tell you which on the first call. On the parcels we own and develop, our fee is already inside the price we quote — nothing is added at the end. Where we introduce you to land we do not own, we charge 2% of the transaction, and you see that in writing before you commit rather than at the closing table. Government charges are at actuals on receipts you keep, either way.
I live abroad. Can this be done remotely?
Partly — but read this carefully. Under FEMA, an NRI or OCI cannot buy agricultural land, plantation property or a farmhouse anywhere in India, whatever the funding route and whatever Section 118 might allow. Most land in these hills is agricultural in the revenue record, so the honest route for a non-resident is a built residential property, paid for through normal banking channels. We will tell you plainly which of our properties you are eligible to buy before you spend anything on diligence.
What am I actually allowed to build?
Height, setbacks and coverage are governed by the Town and Country Planning rules that apply to the parcel, and slope decides the rest. There is also a clock on the permission itself: land bought under Section 118 has to be used for the sanctioned purpose within the period stated in the approval — three years since the 2022 amendment — or it can vest back in the government. Before you buy, we show you a massing we know will be permitted, not the maximum a brochure could claim.
Water, power, and the road in winter?
We tell you the source, the distance to the nearest line, and how the last kilometre behaves after snow — for every parcel, before you ask. Some of what we hold needs a tanker in May. You will hear that from us on the visit, not from a neighbour after you buy.
Can I see the title documents before I commit?
Yes, and we would rather you did. Jamabandi, tatima, mutation (intkal) entries and the seller’s chain go to you and your lawyer before any agreement is drafted — cross-checked against the state’s Himbhoomi record. If a document is missing, we say so instead of waiting for you to find it.
Tell us what you are looking for. We will tell you if we have it.
A budget, a season you would use it in, and how far you are willing to drive from the Kalka road is enough to start. One reply, from one person, within a working day.
- Call
- +91 82197 62430
- Visit
- Garkhal Road, Kasauli
Solan District, Himachal Pradesh 173204