Family has some spare money and an uncle keeps pushing agriculture land around Vijayawada as the safe option. I don't want to ask anyone to predict what it'll be worth later, more interested in what actually separates a good agri parcel from a bad one out there. Water source, road access, tenant situation — that kind of thing.
First thing, pull the Adangal and 1-B for the survey number on Meebhoomi before you go any further — that tells you who's recorded as pattadar and whether it's shown as wet or dry land, which changes everything about water dependence. Ground-check the bore or canal access yourself, don't take the seller's word. And ask directly if there's a tenant farmer on it under any recorded tenancy — that complicates possession later even if the sale itself is clean.
Also get the EC pulled through registration.ap.gov.in for a good stretch of years, not just the last one. Agri land near towns tends to have more partition history than people admit upfront.
Road access matters more than people think for agri land specifically — an all-weather approach road decides whether you can even get machinery in during monsoon.
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