Real estate wholesaling in Bhubaneswar isn’t about buying houses. It’s about finding deals so good that other investors will pay you just to hand them the keys - before you even close on the property. And yes, it’s happening right now, in quiet neighborhoods near Sector 15 and around the new Biju Patnaik International Airport corridor.
What Real Estate Wholesaling Actually Means in Bhubaneswar
Wholesaling means you sign a contract to buy a property at a deep discount - usually from a motivated seller who needs to sell fast. Then, instead of closing on it yourself, you assign that contract to another buyer - an investor, rehabber, or even a landlord - for a fee. You never own the house. You never pay closing costs. You just connect the dots and get paid for the connection.
This works in Bhubaneswar because there’s a growing gap between what homeowners need and what investors want. A widow in Chandan Nagar might need to sell her 1,200 sq. ft. house in three weeks to pay medical bills. An investor from Delhi is looking for a property under ₹25 lakh that he can rent out for ₹12,000/month. You find both, link them, and take ₹1.5 lakh as your fee.
Why Bhubaneswar Is Perfect for Wholesaling Right Now
Bhubaneswar’s real estate market is shifting. The city’s population is growing at 3.7% annually, according to the 2025 Urban Development Report. New IT parks like the Bhubaneswar Smart City project and the upcoming Metro Line 2 are pulling in young professionals. But most of the housing stock is old - built between the 1980s and early 2000s - and many owners don’t know how to sell properly.
That’s your opportunity. You don’t need to compete with big developers. You just need to find the sellers who are desperate, overlooked, or unaware of their options. A house in Khandagiri worth ₹45 lakh on paper might be listed for ₹32 lakh because the owner is relocating to Hyderabad and doesn’t want to deal with agents. That’s your lead.
How to Find Motivated Sellers in Bhubaneswar
You don’t need a big budget to find sellers. Here’s what actually works:
- Drive for dollars: Pick a neighborhood like Patia or Satya Nagar. Drive around. Look for houses with overgrown lawns, broken gates, or “For Sale by Owner” signs that look old. Take notes. Then call the number.
- Check property tax defaults: The Bhubaneswar Municipal Corporation (BMC) publishes a list of properties with unpaid taxes for over 18 months. These owners are often in financial stress. You can get this list for free at the BMC office or through local real estate groups on WhatsApp.
- Use Facebook and local forums: Search “sell house Bhubaneswar” on Facebook Marketplace or in groups like “Bhubaneswar Real Estate Buyers & Sellers.” Many sellers post directly without agents. Reply fast - the first person to respond gets the deal.
- Visit local courts: Check the Odisha High Court’s property auction notices. Properties in legal disputes often sell for 40-60% below market value. You can find these notices at the court’s public records desk or through local legal assistants.
One wholesaler in Bhubaneswar found a seller through a Facebook post. The house was in Dhauli, owned by a retired army officer who needed cash for his daughter’s wedding. He listed it for ₹38 lakh. The wholesaler offered ₹24 lakh with a 15-day close. He signed the contract, found an investor willing to pay ₹31 lakh, and walked away with ₹7 lakh in 22 days. No loan. No repairs. No paperwork beyond the assignment agreement.
The Contract: What You Need to Close the Deal
You can’t just say, “I’ll buy this house.” You need a legally binding purchase agreement. In Odisha, the standard is a Registered Agreement to Sell under the Indian Contract Act, 1872. Here’s what it must include:
- Full names and addresses of buyer and seller
- Exact property address and survey number
- Agreed sale price
- Deposit amount (usually 1-5% of sale price)
- Deadline to close (typically 30-45 days)
- A clause allowing assignment to a third party
Most sellers won’t know what “assignment” means. You need to explain it simply: “I’m not buying this to live in. I’m connecting you with someone who will pay more than I’m offering. You get your money, I get a small fee.”
Always get the contract registered at the Sub-Registrar’s Office. It costs around ₹1,500-₹3,000 depending on property value. Unregistered contracts are not enforceable in court.
How to Find Buyers Without a Network
You don’t need to know every investor in the city. Start small:
- Join the Bhubaneswar Real Estate Investors Group on Facebook. Post: “Motivated seller in Kalinga Nagar. Property 1,300 sq. ft., 2BHK, needs minor repairs. Seller wants ₹26 lakh. Cash close in 20 days. Buyer? DM me.”
- Visit local property dealers in Sector 12 or Chandan Nagar. Bring a list of 3-5 deals. Say: “I have sellers who need to close fast. Can I send you deals on commission?” Most will say yes.
- Go to local real estate expos at the Bhubaneswar Convention Center. Bring business cards. Talk to people who look like they’re buying, not selling.
- Use WhatsApp. Create a simple list: “Bhubaneswar Wholesale Deals - Cash Buyers Only.” Add 50 local investors. Send one deal per week. Don’t spam. Be helpful.
One wholesaler started by texting 30 people he knew from college. Two replied. One bought a deal. That one buyer referred him to three others. Within six months, he had a steady pipeline of 8-10 buyers.
How Much Can You Really Make?
Wholesaling fees in Bhubaneswar range from ₹5 lakh to ₹15 lakh per deal, depending on property value and urgency. Most deals close between ₹20 lakh and ₹40 lakh. Your fee is usually 15-25% of the gap between what you pay and what the buyer pays.
Example: You find a house listed at ₹35 lakh. You negotiate it down to ₹26 lakh. You assign it to a buyer who pays ₹33 lakh. Your profit: ₹7 lakh. That’s 27% of the difference.
Top wholesalers in the city do 3-5 deals a month. That’s ₹15-₹75 lakh in gross income. After expenses (registration, phone, transport), net profit is ₹10-₹50 lakh/month. It’s not passive income. It’s active, but scalable.
Pitfalls to Avoid
Here’s what kills new wholesalers:
- Skipping registration: An unregistered contract is worthless. Always register.
- Overpromising to sellers: Don’t say, “I’ll get you ₹40 lakh.” If the market says ₹32 lakh, stick to that. Lose trust, lose deals.
- Waiting for perfection: You don’t need a perfect deal. You need a motivated seller and a ready buyer. If both exist, move fast.
- Working alone: Find a local lawyer who understands property assignments. Pay ₹2,000 for a one-time review. Save ₹5 lakh later.
- Ignoring due diligence: Check the property’s title at the Sub-Registrar’s Office. Make sure there are no pending lawsuits or bank liens.
Where to Start Tomorrow
Here’s your 7-day action plan:
- Visit the BMC office. Request the list of properties with unpaid property taxes for 18+ months.
- Drive through two neighborhoods - pick one near a new Metro station, one near a hospital.
- Post on Facebook: “Looking for motivated sellers in Bhubaneswar. Cash offer. Fast close. No agents.”
- Join the Bhubaneswar Real Estate Investors Group on Facebook.
- Call three sellers from your list. Ask: “Are you open to selling fast for cash?”
- Meet one local real estate agent. Ask if they know investors who buy distressed properties.
- Download a free copy of the Odisha Registration Act. Save it on your phone.
You don’t need money. You don’t need a license. You just need to start calling. The first deal might take 30 days. The second will take 10. By the third, you’ll have a system.
What Comes Next
Once you’re making consistent deals, you can expand. Build a simple CRM in Google Sheets. Track sellers, buyers, and deal status. Hire a part-time assistant to make calls. Eventually, you might start doing joint ventures - teaming up with rehabbers to fix and flip properties together.
But that’s later. Right now, your job is simple: find one motivated seller. Find one ready buyer. Connect them. Get paid. Then do it again.
Do I need a real estate license to wholesale in Bhubaneswar?
No. In India, wholesaling is legal as long as you don’t represent yourself as a licensed agent. You’re not selling the property - you’re assigning your contract to someone else. You don’t need a license, but you must avoid misleading sellers into thinking you’re a broker. Always be clear: “I’m an investor connecting you with another buyer.”
Can I wholesale commercial properties in Bhubaneswar?
Yes, but it’s harder. Commercial deals usually involve longer due diligence, legal clearances, and tenant agreements. Most wholesalers in Bhubaneswar start with residential properties - 2BHK or 3BHK homes - because they’re easier to move quickly. Once you’ve done 5-10 residential deals, commercial becomes a natural next step.
What if the buyer backs out after I assign the contract?
That’s why you always include a non-refundable deposit clause in your assignment agreement. The buyer pays you a deposit (usually ₹50,000-₹1 lakh) when they take over the contract. If they back out, you keep it. Most serious buyers understand this. If they don’t, walk away. Don’t waste time on people who aren’t ready.
How long does a typical wholesale deal take in Bhubaneswar?
From signing the seller’s contract to closing with the buyer, it usually takes 25-45 days. Most sellers want to close fast - 30 days is the sweet spot. Buyers want to inspect and arrange funds. Don’t rush. But don’t drag it out either. Stay in touch daily.
Is wholesaling legal in Odisha?
Yes. There’s no law in Odisha that bans property assignment contracts. As long as you’re transparent with the seller and the buyer, and the contract is registered, you’re operating legally. Many local lawyers in Bhubaneswar specialize in real estate assignments - they’ll help you draft the right documents for ₹2,000-₹5,000.
Can I wholesale if I’m not from Bhubaneswar?
Yes. Many wholesalers come from Delhi, Kolkata, or even Bangalore. You don’t need to live in the city. But you do need to have someone on the ground - a local assistant or lawyer - who can handle inspections, paperwork, and meetings. You can manage everything remotely, but you need boots on the ground for due diligence.
3 Responses
This is gold. I just started driving around Patia last week and found three houses with faded 'For Sale' signs. Called one guy yesterday - he’s selling his dad’s place for ₹28L because he needs cash for his son’s engineering fees. No agent. No hassle. Just a quick contract. I’m already texting investors. This works.
Anyone else in Bhubaneswar doing this? Let’s build a WhatsApp group. No fluff. Just deals. I’ll share my list if you share yours.
OMG this is exactly what I needed 😭 I’ve been trying to get into real estate but thought I needed lakhs to start. This feels like a secret hack! I’m going to BMC tomorrow to get the tax default list 🙌 Let’s goooo! 💪
Found a house in Khandagiri with broken gate. Owner’s name was on the sign. Called. Said he’s moving to Hyderabad. Said he’ll take ₹29L. Didn’t ask for papers. Just said ‘cash in 15 days’. That’s all you need.