I’m 35M and considering buying a plot of land in a rural/semi-rural area of North India for around ₹60 lakh.

The seller is someone I know indirectly — my cousin’s friend — and he is the direct owner of the land. However, I don’t want to rely on the personal connection when it comes to a transaction this large.

My main questions

1. How do I determine whether ₹60 lakh is a fair market price for the land?
2. How do I independently verify the legality and title of the land, even though I know and trust the seller?
3. What documents, government records, or professional due diligence should I use before making any payment?
4. Are there any common problems with buying rural/semi-rural land in India that I should specifically look out for?

My current finances

• Gold investments: around ₹33 lakh, which I’m willing to liquidate.
• Liquid savings: around ₹6 lakh.
• So I have roughly ₹39 lakh currently available.
• I have a job and can currently save around ₹1.2 lakh/month.
• However, I’m not very confident about job security. It could continue for another 2 years, or I could potentially lose it within a few months.

My tentative plan is:

• Use around ₹39–40 lakh from my gold and liquid savings.
• Take a ₹20 lakh loan for the remaining amount.
• Pay the EMI from my salary.
• Negotiate with the seller to pay the amount in 2–3 instalments over an agreed period.

My wife has jewellery worth roughly ₹15 lakh, but I don't consider this part of my current available funds or the primary repayment plan. It would only be a last-resort contingency if I lost my job and was unable to service the loan.

If I lost my job, I would first try to manage the EMIs using whatever savings remained and look for another job. Selling the jewellery would be a backup option to clear the remaining loan if things got really difficult.

My biggest concern

After this purchase, I would have most of my wealth tied up in this land, with very little left in other investments or liquid assets.

I’m considering buying it because land prices in the area have been increasing rapidly, and after looking around the market, this particular plot checks most of the boxes I currently care about.

At the same time, the housing/real-estate market in the area feels somewhat stuck. Land in areas where middle-class families would realistically want to build is increasingly becoming unaffordable, while cheaper land is generally farther away or has other compromises.

For context, I currently live in my parents' house, which is worth around ₹1.7 crore. Eventually, that property will likely be divided between me and my sister, so I don't consider the entire house to be an asset I can rely on for my own future housing.

What would you do in my situation?

Would you consider this purchase financially sensible given:

• I would be putting almost all my liquid/invested savings into the land.
• I would have a ₹20 lakh loan.
• My current ability to save is around ₹1.2 lakh/month.
• My job security is uncertain.
• The land itself would not generate any income.
• I would have relatively little liquidity left after the purchase.

And separately, what would be your due-diligence process before buying the land?

Wanted to check on whether other people have nailed this down we use playwright. AI has helped build lot of tools and helped improve testing but one thing it really really struggles is writting e2e. It takes 5* time to write an e2e then manualy and most of time it's not correct. Maybe it's the code/design of our automation

How about you?