Pharma Plant for Sale in Sansarpur Terrace, Kangra | 10 Cr

Plot Size

38555 Sq. Ft.

Building Size

42180 Sq. Ft.

Asking Price

INR 10 Crore

Available

For Sale

Certification

GMP

Company Details

Confidential listing · Himachal Pradesh · Full sale

The short answer

A running GMP pharmaceutical formulation unit at Sansarpur Terrace Growth Centre, Tehsil Jaswan, district Kangra, Himachal Pradesh is offered for full sale at an asking price of approximately INR 10 crore. The plant manufactures oral solid dosage forms (tablets and capsules), oral liquids, external preparations and dry-powder sachets under State manufacturing licences in Form 25 and Form 28.

The building was constructed between 2020 and 2022 across four levels — basement warehouse, ground-floor manufacturing and packing, a first-floor quality control laboratory with instrument, chemical and microbiology sections, and a second-floor water system. Declared total plot area is about 3,582 sq m with about 3,918.75 sq m of built-up area across the four levels.

The two questions that decide this deal in 2026: where the unit actually stands against the revised Schedule M — the seller has completed a gap assessment and filed an upgradation plan, and site work is visible in the photographs below — and whether you acquire the company, so the licences survive, or only the assets, which means fresh licences. Both are addressed on this page.

Listing prepared by Laafon Galaxy Pharmaceuticals · Published 10 September 2026

  • Asking price~ INR 10 Cr
  • Constructed2020–2022
  • Plot area~3,582 sq m
  • Built-up (4 levels)~3,918.75 sq m
  • LicencesForm 25 & 28
  • StatusRunning

How to read the figures on this page. Every area, section, utility and licence detail below is declared by the seller and reproduced here as supplied. Laafon Galaxy has not independently measured the premises, inspected the equipment or verified the licence record with the Drugs Control Licensing Authority, Himachal Pradesh. Treat this page as the basis for a site visit and a document check, not as a substitute for either. Where the information memorandum is silent — and on this unit the equipment list and shift capacities are silent — this page says so plainly rather than filling the gap with an estimate.

The facility

Photographs supplied by the seller, taken during the current facility upgradation programme. Select any image to enlarge it.

  • General manufacturing hallSeamless epoxy flooring laid wall to wall with coved skirting; process equipment sheeted during the works.
  • Production corridorInspection windows into each room, flush doors, walkable false ceiling and recessed lighting.
  • Airlock and change roomEpoxy application in progress, with pass box, flush doors and masked skirting line.
  • Packing sectionStrip or blister machine in position, return air riser and finished floor.
  • Granulation and drying areaProcess vessel, tray dryers or hot-air ovens, control panels and material trolleys.

What the photographs actually evidence, and what they do not. They evidence seamless flooring with coved wall-to-floor junctions, flush doors, inspection windows and a walkable ceiling — the physical fabric that revised Schedule M expects of a clean area, and the part of an upgradation that is expensive to retrofit. They do not evidence air handling performance, differential pressures, water quality or the documentation system. Those are established by qualification records and a live inspection, not by photographs. Ask for both.

What you are actually buying

Licences and regulatory position

The unit falls under the Drugs Control Licensing Authority, Himachal Pradesh, which administers the Drugs and Cosmetics Act, 1940 and the Rules made under it across the State through district Assistant Drug Controller offices, including the ADC office for Kangra [7].

Two manufacturing licences are declared, and they are not interchangeable [4]:

  • Form 25 (issued under Rule 70) is the licence to manufacture for sale or distribution drugs other than those specified in Schedules C, C(1) and X. This is the licence that covers ordinary tablets, capsules, oral liquids, external preparations and dry-powder sachets.
  • Form 28 (issued under Rule 76) is the licence to manufacture for sale or distribution drugs specified in Schedules C and C(1), excluding those in Schedule X.

The unit is running, with manufacturing and packing carried out under these licences. Licence numbers, copies, validity dates and the endorsed product permission lists are released after a mutual NDA.

Ask at diligence: request the product permission list endorsed on each of Form 25 and Form 28, not just the licence copies. That list, not the licence number, tells you what you may legally make on day one, and it determines how much of your intended portfolio needs fresh product permissions before it can be manufactured here. Reconcile it against the four approved sections — oral solid dosage, oral liquids, external preparations and sachets — and against the approved layout drawing.

Revised Schedule M: in Kangra this is the whole conversation

Nowhere in India is the revised Schedule M question sharper than in this district, and any buyer looking at Sansarpur Terrace needs the cluster context before they look at the building.

The revised Schedule M was notified by the Ministry of Health and Family Welfare as G.S.R. 922(E) dated 28 December 2023 [1]. Manufacturers with annual turnover up to INR 250 crore were later given until 31 December 2025 to comply, provided they filed an upgradation plan with the Central Licence Approving Authority [2]. That window has closed, no further extension has been notified, and the Drugs Controller General of India directed State and Union Territory drug controllers in November 2025 to begin inspections against the revised standard and to file monthly reports on observations and enforcement action [3].

Himachal Pradesh felt this immediately. In October 2025 the Himachal Drug Manufacturers Association reported that only 122 of 655 firms in the State had complied with the revised standards, and sought a two-year extension to April 2027 [6]. In Kangra district specifically, nine pharmaceutical units shut operations — five of them at Sansarpur Terrace, out of what had been fifteen factories there, and four at Nurpur — with over 700 workers affected and six further units reported to be close to closure [5].

Read that as a buyer, not as a bystander. A cluster in which a third of the units at this growth centre have stopped is a cluster in which a unit that is still running, still licensed and actively upgrading is a scarce asset rather than a commodity one. It also means the trained operator pool, the maintenance contractors and the packaging vendors that support this belt are available, and that the competitive set a new entrant would face has thinned considerably. The same enforcement wave that closed nine units is what makes a compliant survivor worth acquiring rather than replicating.

The seller’s declared position on this unit is that a gap assessment against the revised Schedule M has been completed and an upgradation plan has been filed, with remediation work in progress. The facility photographs above show part of that programme — seamless flooring with coved junctions through the manufacturing areas and corridors.

Verify the plan, then price the remainder. Ask for four documents and read them in this order: the written gap assessment; the upgradation plan as filed, with its acknowledgement; the completion status against each line item in that plan; and the most recent inspection report from the Drugs Control Licensing Authority with its observations and closure evidence. Physical works — flooring, doors, ceilings, air handling — are the visible half. The other half is systems: a formal Pharmaceutical Quality System, Quality Risk Management, product quality review, complaint and recall handling, change control, qualification and validation, self-inspection and supplier audits [1]. Those cost competent people and time rather than concrete, and whatever remains open belongs in your offer price, not in your first year of operations.

You can run a first-pass readiness view against the same twelve inspection focus areas on the Revised Schedule M readiness checker, and compare the declared production areas against published Schedule M area benchmarks on our Schedule M plant area requirements guide.

What happens to the licences when the plant changes hands

Buyers routinely assume that a manufacturing licence transfers with the building. It does not. The licence attaches to the licensee, and the deal structure decides whether it survives.

Both the Form 25 and the Form 28 licence carry the same standard condition [4]:

“The licensee shall inform the Licensing Authority in writing in the event of any change in the constitution of the firm operating under the licence. Where any change in the constitution of the firm takes place, the current licence shall be deemed to be valid for a maximum period of three months from the date on which the change takes place unless, in the meantime, a fresh licence has been taken from the Licensing Authority in the name of the firm with the changed constitution.”

Deal structureWhat happens to Form 25 / 28Practical consequence
Share purchase (buy the company)The licensee entity is unchanged, so the licence continues in the same nameFastest route to production. Intimate the Licensing Authority in writing; the three-month clock applies to a change in constitution, so agree the filing plan before completion. You inherit every historical liability of the entity, including any open Schedule M observations.
Asset purchase (buy land, building, machinery)The licence does not come with the assets. A fresh licence is required in the buyer entity namePlan for a fresh application, inspection and grant, plus fresh product permissions. Production stops until grant — and in the current Himachal enforcement climate, a fresh grant is inspected against the revised standard from day one. Cleanest on liability, slowest on revenue.
Joint venture or majority stakeMay amount to a change in constitution depending on the shareholding changeGet a written position from the Licensing Authority before signing, not after. Do not rely on the seller’s assurance.

Scroll the table sideways on a phone.

The proposed transaction is a full sale of the operating unit with its land, building, plant and machinery, licences and documentation. Confirm in the term sheet which of the two routes that means, because on a running four-section unit the difference between them is measured in months of lost production and in whether the endorsed product permissions survive.

Which route into the Himachal belt actually fits you?

Buying a plant is one of four ways to manufacture in Himachal Pradesh, and it is not automatically the right one. Answer both rows.

1. What do you want out of Himachal Pradesh?

2. What can you commit?

Pick one option in each row

The verdict and the regulatory control point that governs it will appear here.

Routes referenced above: loan licence facilitation on a vetted host facility · third-party contract manufacturing · PCD franchise · all Himachal Pradesh listings.

Buy this unit, or build one?

The honest comparison is not price against price. It is price against time to first saleable batch, because a greenfield project spends its first eighteen to thirty months producing nothing while a licensed unit produces from the month after completion — and because a greenfield built today is inspected against the revised Schedule M from its first day, with no transition window available.

RouteCapitalTime to first commercial batchLicence position
Acquire this unit~INR 10 Cr askingWeeks, if structured as a share purchaseExisting Form 25 and 28 continue with the entity, with four approved sections
Greenfield buildSee our current cost bands18 to 30 months including licensingFresh application, inspection and grant, against the revised standard from day one
Loan licenceWorking capital onlyTypically a few monthsForm 25A or 28A in your name, on a host facility
Third-party manufacturingWorking capital onlyWeeksNone. The host manufactures on its own licence

Scroll the table sideways on a phone.

Current greenfield capital bands by plant type, and where the money actually goes, are set out in our pharma manufacturing plant cost guide for 2026. If you want an indicative number for your own configuration, the plant setup cost calculator takes about two minutes. Run it before you negotiate: the replacement cost of a four-section unit on nearly 3,600 sq m of land, with a microbiology laboratory, is the number that tells you whether an asking price is a premium or a discount.

Location: the Sansarpur Terrace and Kangra pharma belt

Sansarpur Terrace Growth Centre sits in Tehsil Jaswan in the south-western corner of Kangra district, close to the Una district boundary, at the Kangra end of the Himachal Pradesh pharmaceutical corridor that runs up from Baddi through Una and Amb.

Practical connectivity for a buyer, indicative and to be confirmed on the site visit: the nearest broad-gauge railhead is Amb Andaura, a short road distance away on the Nangal–Una–Amb line; Chandigarh is roughly 175 km by road, which is the practical airport and corporate-travel reference point for this unit; and Kangra (Gaggal) airport is materially further, in the region of 100 to 120 km through the district.

What matters more than the kilometres is the three-part cluster argument. First, an established operator and technician pool: this is a pharmaceutical growth centre, not an isolated site, and the fifteen factories that have operated here trained the workforce you would otherwise import. Second, vendor depth — packaging converters, engineering contractors, calibration and analytical service providers — is already present across the Una, Amb and Baddi axis. Third, Himachal Pradesh remains one of India’s principal formulation manufacturing States, which is what keeps that vendor and labour ecosystem viable.

The counterweight, stated plainly. The same cluster is under real stress: nine units in this district stopped in 2025 and industry bodies have warned that several hundred small units across the State are at risk [5][6]. For a buyer with the capital and the quality systems to operate to the revised standard, that stress is the opportunity — it thins the competition and softens asset pricing across the belt. For a buyer who intends to run the unit the way it might have been run in 2019, it is a warning. Decide honestly which of the two you are before you make an offer.

Ten questions to put to this seller

Drawn from the specific claims and the specific silences in this listing, rather than from a generic template. Our full 50-point pharma plant acquisition checklist covers the rest of the diligence programme.

  • Produce the revised Schedule M gap assessment, the upgradation plan as filed with its acknowledgement, and the line-by-line completion status against that plan.
  • Share the last three inspection reports from the Drugs Control Licensing Authority, Himachal Pradesh, with observations and closure evidence.
  • Provide the product permission list endorsed on each of Form 25 and Form 28, with current validity dates, not just the licence copies.
  • Supply the machine-wise equipment list for all four sections, with make, model, year of installation and rated output — this is absent from the information memorandum.
  • Give three months of batch manufacturing records so the achieved output per shift can be computed rather than declared.
  • Confirm whether a steam boiler exists, its rating, fuel and Boiler Inspectorate registration.
  • Produce the effluent treatment arrangement and the current consent to operate for air and water from the Himachal Pradesh State Pollution Control Board, with expiry dates.
  • Produce the purified water system qualification package and twelve months of conductivity, total organic carbon and microbial trend data.
  • Reconcile the level-wise areas against the approved building plan and the licence layout drawing, with a room-wise area statement.
  • Confirm in writing whether the transaction is a share purchase or an asset purchase, the filing plan with the Licensing Authority, and which technical staff — particularly the approved competent technical staff named on the licences — are willing to transfer.

Deal terms and ideal buyer

The proposed transaction is a full sale of the running unit with its land, building, plant and machinery, utility systems, manufacturing licences and associated documentation, at an asking price of approximately INR 10 crore. Transfer of product dossiers, brand names, existing contracts and key employees is open to negotiation and can be structured to support continuity. Detailed financials, customer information, licence copies and technical documentation are shared only after a mutual NDA and initial profile screening.

The profile that fits best: an Indian pharmaceutical group or CDMO seeking North India capacity across multiple dosage forms on a single licence; a mid-market marketing or PCD company integrating backwards out of third-party dependence, where four approved sections replace three separate contract manufacturers; or a buyer with a functioning quality organisation who can complete the revised Schedule M programme quickly and treat the current Himachal enforcement wave as an entry point rather than a risk. A buyer without in-house quality leadership should budget for that hire before anything else.

Register interest in this Sansarpur Terrace unit

Send your company name, business model, regulatory focus and intended use of the asset with your first message. That lets us screen quickly and share the right level of detail without wasting a round trip. Quote reference Pharma Plant For Sale in Sansarpur Terrace, Kangra in your subject line.

Darshan Singh · Promoter representative
Email: contact@laafon.com
Phone / WhatsApp: 9812446733

Frequently asked questions

References

  1. Ministry of Health and Family Welfare, Government of India. Drugs (Amendment) Rules, 2023 — revised Schedule M, Good Manufacturing Practices for pharmaceutical products. Notification G.S.R. 922(E), 28 December 2023. Gazette of India, Extraordinary, Part II, Section 3(i). Available from: notified text (PDF). Accessed September 2026.
  2. Ministry of Health and Family Welfare, Government of India. Extension of timeline for compliance with revised Schedule M for small and medium manufacturers with turnover up to INR 250 crore, to 31 December 2025. Notification G.S.R. 127(E), 11 February 2025. Reported in: CliniExperts regulatory update. Available from: cliniexperts.com. Accessed September 2026. Secondary source; verify against the gazette before relying on it commercially.
  3. Business Standard. Pharma units likely to face action for Schedule M violations: experts. 8 November 2025. Reporting a Drugs Controller General of India directive dated 7 November 2025 to State and Union Territory drug controllers to commence inspections against the revised standard and file monthly reports. Available from: business-standard.com. Accessed September 2026. Trade press; secondary source.
  4. Drugs and Cosmetics Rules, 1945. Form 25 (see Rule 70), licence to manufacture for sale or distribution of drugs other than those specified in Schedules C, C(1) and X; and Form 28 (see Rule 76), licence to manufacture for sale or distribution of drugs specified in Schedules C and C(1) excluding those specified in Schedule X. Licence conditions, including change in the constitution of the firm. Specimen licence text available from: specimen Form 25 and Form 28 (PDF). Accessed September 2026.
  5. The Tribune. Nine pharma units shut ops in Kangra, blame ‘inspector raj’, US-aligned norms for closures. 1 October 2025. Reporting five closures at Sansarpur Terrace and four at Nurpur, with over 700 workers affected. Available from: tribuneindia.com. Accessed September 2026. Trade and general press; secondary source.
  6. The Tribune. Pharma MSMEs seek 2-yr extension to meet revised Schedule M norms. 24 October 2025. Reporting the Himachal Drug Manufacturers Association position that 122 of 655 firms in the State had complied. Available from: tribuneindia.com. Accessed September 2026. Trade and general press; secondary source.
  7. Drugs Control Licensing Authority, Himachal Pradesh. Official portal, including district Assistant Drug Controller offices for Kangra and other districts. Available from: dcla.hp.gov.in. Accessed September 2026.

This listing is technical and commercial information for prospective buyers. It is not investment, legal, tax or medical advice, and it is not an offer or invitation to invest. All areas, sections, utilities, licence details, compliance positions and price figures are declared by the seller and have not been independently verified by Laafon Galaxy Pharmaceuticals; verify each against original documents and a physical inspection before committing funds. Indian statutory instruments, including Schedule M and the Drugs and Cosmetics Rules, 1945, are amended frequently and State practice varies. Confirm the current position with the Drugs Control Licensing Authority, Himachal Pradesh and with your own regulatory and legal advisers before acting.

Production Capacity: Tablets 10 lakh, Capsules 5 Lakh, Liquid Orals 50000 Units, Ointment 30000 units, sachet 30000 units /8 hours
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Company Images
Pharma plant for sale in Sansarpur Terrace, Kangra — manufacturing hall with new seamless epoxy flooring
Production corridor at the Sansarpur Terrace pharma plant with inspection viewing windows into manufacturing rooms and flush doors Airlock and change-room area at the Sansarpur Terrace pharma plant during epoxy flooring application, with pass box and flush doors