This listing raises more red flags than the previous Saoner property, mainly because several details don't fit together.

Quick Reality Check

Biggest Red Flag: "10 BHK, 10 Bath"

The advertisement appears to be for a farm plot investment, not a built 10-bedroom farmhouse.

The description mentions:

• Plot area 11,000 or 22,000 sq ft
• Rates ₹340–390/sq ft
• 402-acre project
• "Guaranteed income"
• "Fun with income"

Nothing suggests an actual 10-bedroom structure exists.

This kind of mismatch often happens when:

• The broker entered placeholder values.
• The portal auto-filled property details incorrectly.
• The listing was created primarily to generate leads.

"Guaranteed Income" Needs Careful Verification

Whenever a land project advertises:

• Guaranteed income
• Assured returns
• Passive income from farmland
• Lease-back models

you should ask for written documentation.

Important questions:

1. Who guarantees the income?
2. What is the annual return percentage?
3. Is it written into the registered sale deed?
4. What happens if the operating company shuts down?
5. Is the guarantee backed by a bank guarantee or escrow?

Many such schemes are marketing promises rather than legally enforceable guarantees.

What to Verify

Before visiting:

• Exact survey/gat number.
• Whether the land is NA (Non-Agricultural) or agricultural.
• Whether individual plot registration is available.
• Title documents.
• Layout approval.
• Internal road ownership.
• Water rights and borewell permissions.
• Whether foreigners/companies can buy (if relevant).
• Whether the "402 acres" project actually exists in revenue records.

Pricing Perspective

At ₹340/sq ft:

• 11,000 sq ft = ₹37.4 lakh
• 22,000 sq ft = ₹74.8 lakh

Those numbers are plausible for a farm-plot project around the Nagpur region, but the value depends heavily on:

• Distance from Wardha Road highway,
• Actual village location,
• Road access,
• NA status,
• Amenities being genuinely completed.

My Assessment

The listing itself does not look professionally prepared. The "10 bedrooms, 10 bathrooms" detail is almost certainly inaccurate based on the rest of the advertisement.

I would treat this as a farm-plot project advertisement rather than a ready 10-BHK farmhouse sale until the seller provides:

• Survey numbers,
• Layout plan,
• Registration details,
• Revenue records,
• Written income-guarantee documents.

If you're considering investing, I can also help you compare this ₹37.4 lakh Oxygreen plot with the ₹3 crore Saoner river-touch property and estimate which one is more realistically priced based on current Nagpur-area land values.