Abstract

India's real estate sector, a cornerstone of economic growth contributing 7-7.3% to GDP in 2025 and projected to reach 13-15% by 2030, grapples with persistent challenges in land acquisition and title disputes that hinder development and deter investments. Rooted in colonial legacies like the Zamindari system, which fostered exploitation and tenancy insecurity, post-independence reforms such as the abolition of intermediaries and land ceiling acts aimed to promote equity but left gaps in record keeping and enforcement. These inefficiencies manifest in delays under the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013, driven by inadequate compensation, lack of consent, environmental concerns, involuntary displacements and farmer protests. Title disputes arise from fragmented records, benami transactions, ambiguous inheritance laws and presumptive titling, leading to forgery, multiple claims and millions of pending court cases that inflate project costs and reduce FDI. This paper evaluates recent 2023-2025 reforms, including the New Property Law (Draft Registration Bill 2025), which mandates digital platforms for transactions and developer disclosures, and enhancements to the Digital India Land Records Modernization Programme incorporating Aadhaar-linked GIS mapping and blockchain for tamper-proof titles. These initiatives streamline acquisitions through online pre-approvals, enhance dispute resolution via fast-track tribunals and promote sustainability. State-specific examples from Maharashtra and Karnataka illustrate federal variations. Analysis shows reduced litigation by 20-30% in digitized areas, faster registrations and boosted investor confidence, though shortcomings like rural data inaccuracies and digital divides persist. Recommendations include nationwide blockchain rollout, capacity building, inclusive rehabilitation amendments and integration with sustainable development goals to ensure transparent, equitable progress.

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