Project Kaveri
Coorg Coffee Estate
Coffee plantation · Boutique hotel · Residential — a single land deal with three revenue streams in Kodagu, Karnataka.
Site visits pending — 10 properties shortlisted
Deal Parameters
Target Size
5–10 acres
Properties Shortlisted
10
Priority Property
River Estate ★
Property Types
Coffee, farmhouse, plain plantation
Trip Duration
2–3 days (TBD)
10-Acre Financial Snapshot
₹1.3–1.7 Cr
Net annual income (Year 3+, stabilized)
Shortlisted Properties
10 Properties · Charan's Shortlist · Maps Pending
| # |
Type |
Size |
Features |
River |
Map |
Notes |
| 1 |
★ Priority Coffee Estate |
— |
River frontage |
✓ |
pending |
Top pick — prioritized Apr 6 |
| 2 |
Coffee + Farmhouse |
— |
Existing farmhouse structure |
— |
pending |
— |
| 3 |
Plain Plantation |
— |
Plain / open land |
— |
pending |
— |
| 4 |
Coffee Estate |
— |
— |
— |
pending |
— |
| 5 |
Coffee Estate |
— |
— |
— |
pending |
— |
| 6 |
— |
— |
— |
— |
pending |
— |
| 7 |
— |
— |
— |
— |
pending |
— |
| 8 |
— |
— |
— |
— |
pending |
— |
| 9 |
— |
— |
— |
— |
pending |
— |
| 10 |
— |
— |
— |
— |
pending |
— |
📍 Google Maps pins requested from Charan — table will be updated as property details come in.
Three Revenue Streams
☕ Coffee Plantation
Allocation (10-acre)
7 acres
Best variety
Robusta
Yield / acre
600–900 kg
Current price
₹380–420/kg
Normalized price
₹200–250/kg
Net profit / acre
₹1.7–3.1L
Revenue (7 acres, normalized)
₹90–140L/yr
🏨 Boutique Hotel
Allocation (10-acre)
2 acres
Model
10-room agritourism
ADR
₹8,000/night
Blended occupancy
58%
Gross revenue
₹2.1 Cr/yr
EBITDA
₹80L–1.0 Cr/yr
Construction CapEx
₹5–8 Cr
🏡 Residential Plots
Allocation (10-acre)
1 acre
Plots
5–6 villa plots
Sale value
₹60–100L (one-time)
Target buyers
Bangalore second-home, NRI
Gross margin / acre
70–90% IRR
DC conversion
3–6 months
ESA risk
Medium (not finalized)
Capital Breakdown — 10-Acre Scenario
| Item |
Cost Range |
| Land acquisition (10 acres, established estate) | ₹2.5–4.5 Cr |
| Stamp duty + registration (6–7%) | ₹18–31L |
| Legal + due diligence | ₹2–5L |
| DC conversion (2–3 acres) | ₹5–15L |
| Hotel construction (10 rooms) | ₹5–8 Cr |
| Coffee processing unit (wet mill) | ₹10–20L |
| Farm improvements, irrigation | ₹10–20L |
| Working capital (Year 1) | ₹20–30L |
| Total | ₹8.5–14 Cr |
Risk Matrix
🔴 High
ESA Notification Risk
Central govt could finalize Kasturirangan ESA, restricting construction. Karnataka has rejected it 6 times. Mitigate: buy outside core ESA zones, keep majority as agricultural land.
🔴 High
Monsoon Crop Risk
Coorg gets 4,500–6,000mm rainfall. Leaf rust can wipe 20–30% of crop. Mitigate: Coffee Board insurance + pepper/cardamom intercropping.
🔴 High
Title & Land Record Issues
Complex ancestral holdings, unclear mutation history. Mitigate: 7-generation title search, Madikeri-based property lawyer (not Bangalore).
🟡 Medium
Labour Availability
100–200 seasonal workers needed per 10 acres during Nov–Jan picking. Structural shortage in Coorg. Mitigate: above-market pay, build labour housing.
🟡 Medium
Coffee Price Normalization
Current 30-year highs. When prices normalize to ₹200–250/kg, revenue drops 40–50%. Mitigate: lock 3-year forward contracts via Coffee Board.
🟢 Low
Hotel Competition
400+ registered homestays but high-quality boutique estate hotels underserved. Coffee estate positioning is the differentiator.
Latest Communications
WhatsApp — Sowmay ↔ Charan · Apr 5–6, 2026
Sowmay
next move on coorg coffee estate?
Apr 5, 22:36 UTC
Charan
bunch of places shortlisted, let's go 2-3 days to finalize?
Apr 6, 02:16 UTC
Charan
there's about 10 properties we could go and see, 5-10 acres with multiple types of estates
coffee, with farm house and plain plantations, river without river etc
Apr 6, 02:49 UTC
Sowmay
the one with the river — let's prioritize that. we'll see the others too but river property first. when are you free for the trip?
Apr 6 · just now
Project Timeline
Mar 12, 2026
Charan shares Coorg estate interest — requests business analysis
Mar 12, 2026
Full business analysis delivered — coffee, hotel, residential, combined strategy
Apr 5, 2026
Sowmay asks about next move on Coorg
Apr 6, 2026
Charan reports 10 properties shortlisted, proposes 2-3 day trip
Apr 6, 2026
River property marked as priority — waiting on trip dates from Charan
TBD
Site visit trip — 2-3 days in Coorg
TBD
Property selection + legal due diligence
TBD
Deal closure + DC conversion filing
Due Diligence Checklist
RTC (Record of Rights, Tenancy and Crops) — current year
Pahani / Mutation Register extract
Encumbrance Certificate (15-year minimum)
Survey sketch (certified) from Village Accountant
Check forest land adjacency (within 500m of reserved forest)
Verify "coffee estate" classification in land records
Irrigation source and water rights documentation
Existing structures — khata, building plan approval
No pending government acquisition notices
Jamabandi (annual land register) for 10 years
Village-level ESA mapping cross-reference
Interview current estate workers — ops + labour disputes
Recommended Legal Structure
Structure
Pvt Ltd + 3 SPVs
SPV 1
Plantation (agricultural)
SPV 2
Hotel (hospitality)
SPV 3
Real estate (residential)
Benefits
Tax optimization, depreciation, investor-ready, clean exit