11 Acre Agrcultural Land Parcel - Sirupakkam

The below is a series of photographs of a 11 acre parcel of agricultural land located at Sirupakkam (which lies southeast of Arunachala). The land has clear patta title and the owner is ready to sell immediately to a serious purchaser.

The land, which is red soil is exceptionally suitable for organic farming, although over the last years has been used for traditional farming such as paddy.

The darshan of Arunachala is excellent. There are two agricultural wells on the land which, even in hot summers, have abundant sweet water.
































For more information regarding location and price, please use the 'contact me' facility at the top of this page.

Prices by the Square Foot

To give a general rundown of land available for housing plots near Ramana Nagar and the more famous Tiruvannamalai Ashrams, previously the place of choice has land behind Yogi Ramsuratkumar Ashram. The area which used to be a collection of fields, is now densely packed middle-class urban housing. Sadly the whole development has proceeded randomnly, so its difficult to know how it will fare in the future and don't recommended it for anyone wishing to buy a housing plot. Four years ago the land sold for around Rs.80 a square foot, and at that time many locals and businessmen built houses for rental purposes and thats exactly what has happened. The area is popular with Western visitors and middle class Indians and rent can be as high as Rs.5,000 - Rs.8,000 per month.

Consequently land in this area is priced at anywhere from Rs.450 - Rs.800 a square foot, and I've heard of land going at even higher rates. To the south of this developed area, are agricultural fields adjacent to Vana Durga Shrine. It has been reported that land there has recently changed hands for a crore per acre (a crore = 100 Lakhs). Its not known at this time as to what realtors plan on charging once the land has been surveyed and made into individual plots. I will post photographs of all the areas I am writing about over the course of this upcoming week. So keep checking back.

However the below sequence of photographs are of a small village that I do recommend. It is close to the Hill and located on its southside. Certainly this area will get developed in the future, but I believe less randomnly and will maintain a better ethos and atmosphere. Currently prices per square foot, are a much better value than land elsewhere.

I will post more photographs of this particular area soon. But if any readers have specific questions, please email me at the email address at the top left of this page.

In answer to recent questions about current square foot land price. I would suggest that it is practically impossible to buy land anywhere within 2 kms of the base of Arunachala for less than Rs.250 per square foot. Currently land is being sold at that price just off the Perumbakkam Road, which although looks very promising, much of the land will be blighted with severe water shortage. The reason being is that throughout the Arunachala area, there is sometimes a rocky shelf underneath the land, and once water has been depleted out of the shelf basin, there is no more until the next rainy season.

In my area, there is a farm to the south that has such a rocky shelf under their land and their agricultural tank and water supply always runs dry in a hot summer. However a farm to the east of me, is fortunate not to have the rocky shelf under their land, so has an excellent water supply that so far has never run dry.

In other words just because land seems economical it doesn't mean that its a bargain. A 12,000 litre tanker of water costs a minimum of Rs.500 - so any savings made on the land purchase would be quickly lost in paying for an independent water delivery service.

The suggestion being work through a land agent you trust and if in doubt pay to have a water survey done of your chosen area.

Land Prices

Up to 5 years ago it was possible to buy prime agricultural land (with a good water source) within a couple of kilometres of the Hill for under 2 Lakhs an acre. The main reason for this undervaluing of land was due to the fact that 'Tiruvannamalai' is classified as a 'backward area'. In this respect even now official Land Registry prices of both urban and agricultural land is priced very low.

Over the last years due to a variety of factors, land prices are experiencing a continuous and steep vertical rise. Land which cost Rs.100,000 an acre just five years ago is now selling for between Rs.12-15 Lakhs nowadays. (A Lakh is Rs.100,000)

Reasons for price rise:

1) Professional out-of-town brokers and speculators artificially inflating land prices.

2) Certain groups of financiers, such as Jains and Chettiars, buying land for investment purposes.

3) The District Collectorate moving to this area and thereby making Tiruvannamalai the District Headquarters.

4) Development and promotion of the area for tourist purposes by the Tiruvannamalai Municipality.

5) Increasing fame of Arunachala and the huge increase of new high income residents.

6) The attraction of New Age Gurus developing Ashrams at Tiruvannamalai.

For the above reasons, good land (with water supply) located within 3 kilometres of the base of Arunachala is priced at between 15 to 30 Lakhs an acre. Urban land for the purpose of individual house units costs anywhere from Rs.200-Rs.600 a square foot.

If the above prices are already too steep for some wishing to relocate to Tiruvannamalai, then one has to travel up to 12 kilometres from the base of Arunachala to start finding available land at pre-boom prices and where it is still possible to find tracts of agricultural land at under 3 Lakhs an acre. Land prices will NOT be going down in price and one doubts that land prices will plateau and stabilise for at least another 2-3 years. Prices will continue to go and stay up.

Indian readers of this Blog know only too well; that the exorbitant land and property prices in metropolitan/tourist areas like Chennai, Bangalore and Bombay, make parcels of land within City boundaries affordable ONLY to large Companies, Developers and Financiers. To the non-Indian readers of this Blog, who remembers with nostalgia the cheapness of prime land at Arunachala, be assured bargain basement days are over and you now have to pay SERIOUS money for what you want.