Confidential listing · Uttarakhand · Full sale
The short answer
An operational GMP pharmaceutical manufacturing unit at Bhagwanpur, near Roorkee (Haridwar district, Uttarakhand) is offered for full sale at an asking price of approximately INR 11 crore. Commissioned in 2022, it makes tablets, capsules, oral liquids and external preparations under State manufacturing licences in Form 25 and Form 28, stated valid to 8 December 2027.
The building is a two-floor RCC structure of roughly 2,218 sq m (about 23,900 sq ft) on a plot of about 1,556.76 sq m (about 16,750 sq ft), with PU-panel cleanrooms, a 1,000 LPH purified water system, a 400 kg/hr boiler, a 15 TR chiller, a 500 kVA transformer and a 10 KLD effluent treatment plant.
The two questions that decide this deal in 2026: whether the unit meets the revised Schedule M rather than the pre-2024 standard, and whether you acquire the company (licences survive) or only the assets (fresh licences required). Both are addressed below.
- Asking price~ INR 11 Cr
- Commissioned2022
- Plot area~1,556.76 sq m
- Built-up (2 floors)~2,218 sq m
- LicencesForm 25 & 28
- TransactionFull sale
How to read the figures on this page. Every area, capacity and validity date below is declared by the seller and reproduced here as supplied. Laafon Galaxy has not independently measured the premises or verified the licence record with the licensing authority. Treat these as the basis for a site visit and a document check, not as a substitute for either. Where a figure is indicative rather than certified, this page says so.
What you are actually buying
Licences and regulatory position
The unit operates under the Food Safety and Drug Administration, Uttarakhand, which administers the Drugs and Cosmetics Act, 1940 in the State and is headed by the Food Safety and Drug Commissioner, working from the Office of the Director General, Medical Health and Family Welfare, Danda Lakhond, Sahastradhara Road, Dehradun [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 and external preparations.
- 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.
Licences are declared valid to 8 December 2027, with a State GMP certificate in place. Products are supplied to the Indian domestic market only; there are no export registrations at present.
Ask at diligence: the listing states that no hazardous, toxic or hormonal products are handled at site, yet a Form 28 licence exists. Ask for the product permission list endorsed on each licence. 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.
Land, building and production areas
Plot of approximately 1,556.76 sq m (about 16,750 sq ft), RCC construction, with PU puff panel cleanrooms, flush doors and walkable ceilings in manufacturing areas. Built-up area is approximately 1,109 sq m per floor, giving roughly 2,218 sq m (about 23,900 sq ft) across two floors. The second floor carries a large RCC expansion hall and a dedicated packing-material store.
| Ground-floor area | Indicative size | What it constrains |
|---|---|---|
| Tablet manufacturing | ~400 sq ft | Granulation, compression and coating flow in one envelope |
| Capsule manufacturing | ~400 sq ft | Filling and polishing; confirm the filling machine on site |
| Oral liquid manufacturing | ~600 sq ft | Batch size ceiling set by tank volume, not floor area |
| External preparation manufacturing | ~600 sq ft | Cream, lotion and shampoo batching |
| Strip / blister / alu-alu packing | 250 / 350 / 350 sq ft | Line segregation and changeover discipline |
| Tube filling · lotion filling · liquid filling | 350 / 350 / 450 sq ft | Primary packing throughput |
| RM and PM stores | ~2,300 sq ft | Inventory depth and controlled-storage capacity |
| QA / QC laboratory | ~450 sq ft | Routine chemical and physical testing only |
| AHU utilities · water system | ~1,665 / ~260 sq ft | Zoned HVAC and purified water distribution |
Scroll the table sideways on a phone.
The QA/QC room is sized for routine chemical and physical testing. There is no dedicated microbiology or stability suite; the listing indicates one can be configured within the existing footprint. If your portfolio needs in-house microbiological testing or ICH stability chambers, price that as a capex line, not as an existing asset.
Installed equipment, as declared
- Tablets: tray dryer, blender, compression machine, milling and sifting equipment, and a conventional 48-inch coating pan with hot-air system.
- Oral liquids: two stainless-steel manufacturing tanks (1,000 L with stirrer; 500 L with bottom homogeniser and top stirrer) plus a 1,000 L storage tank.
- External preparations: semi-automatic contra and rotary mixer, 300 kg PLC-operated plant with load cell, bottom homogeniser and variable speed control.
- Packing: Vertipack double-track blister, single-track alu-alu and double-track strip machines.
- Filling: fully automatic PLC linear tube filling machine (RBS Pharma); semi-automatic lotion and shampoo filling; four-head semi-automatic liquid filling and sealing machine with turntable, sticker labeller and conveyor.
Declared capacity per 8-hour shift
| Dosage form | Declared capacity | What sets the real ceiling |
|---|---|---|
| Tablets | 10 lakh | Compression speed is rarely the limit. A single conventional 48-inch coating pan is, if your portfolio is coated. |
| Capsules | 5 lakh | Ask to see the capsule filling machine and its rated output; the declared equipment list does not name one. |
| Oral liquids | 30,000 bottles | A four-head semi-automatic filler and 1,500 L of combined batching volume. Verify the achieved rate on a live batch. |
| External preparations | 30,000 units | 300 kg mixer batch size against tube and lotion filling speed. |
Scroll the table sideways on a phone.
Capacity is declared, not demonstrated. Nameplate capacity on a listing is almost always a theoretical maximum computed from the fastest machine in the line. Ask for three months of actual batch records and compute the achieved output per shift yourself. The gap between declared and achieved capacity is the single most common source of post-acquisition disappointment in Indian formulation deals.
Utilities and support systems
- Purified water: RO with mixed-bed polishing rated 1,000 LPH, on a loop line with a 2,000 L storage tank.
- Steam: 400 kg/hr diesel-fired boiler (Neomax).
- Compressed air: 30 kW fully automatic system with air drying.
- Chilled water: 15 TR chiller, capable of approximately 5 degrees Celsius.
- Power: 500 kVA transformer with servo voltage stabiliser.
- Effluent: 10 KLD ETP sited away from the main building, with environmental consent declared valid to 2028.
- Site: RCC internal roads, parking pockets and perimeter walls.
Two utility points deserve attention. First, the purified water system is the item most often found wanting at a revised Schedule M inspection: ask for the design qualification, installation and operational qualification, performance qualification, and at least one full year of trend data on conductivity, total organic carbon and microbial counts. Second, a diesel-fired boiler carries a materially higher running cost per tonne of steam than briquette or piped natural gas. That is an operating-cost item to model, not a compliance defect.
Revised Schedule M is now the gate, not the roadmap
This is the point that most changes how a 2022-commissioned plant should be valued in 2026, and it is the reason a generic claim of “Schedule M compliant” is no longer sufficient.
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 an 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. 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].
A plant built in 2022 was designed to the pre-revision text. The revised Schedule M added system-level requirements that a well-built shell does not automatically satisfy, including a formal Pharmaceutical Quality System, Quality Risk Management, product quality review, complaint and adverse reaction handling, product recall procedures, change control, qualification and validation, self-inspection and quality audit, and supplier audits [1]. These are documentation and governance obligations. They cost time and competent people rather than concrete.
Price this before you price the building. Ask for the seller’s revised Schedule M gap assessment, the upgradation plan filed (if any), and the most recent State FDA inspection report with its observations and closure evidence. If no gap assessment exists, assume a remediation programme of several months and budget for a quality head, documentation rebuild and re-qualification. That cost belongs in your offer, 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 for tablets, capsules and injectables 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 structure | What happens to Form 25 / 28 | Practical consequence |
|---|---|---|
| Share purchase (buy the company) | The licensee entity is unchanged, so the licence continues in the same name | Fastest 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. |
| Asset purchase (buy land, building, machinery) | The licence does not come with the assets. A fresh licence is required in the buyer entity name | Plan for a fresh application, inspection and grant, plus fresh product permissions. Production stops until grant. Cleanest on liability, slowest on revenue. |
| Joint venture or majority stake | May amount to a change in constitution depending on the shareholding change | Get 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 listing describes the proposed transaction as a full sale of the operating company along with its facility, land, building, plant and machinery, licences and documentation. That framing points to a share purchase, which is the structure that preserves the licences. Confirm it in the term sheet, because the difference between the two routes is measured in months of lost production.
Which route into Roorkee actually fits you?
Buying a plant is one of four ways to manufacture in this cluster, and it is not automatically the right one. Answer both rows.
1. What do you want out of Roorkee?
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 · the GMP unit for rent in Roorkee · PCD franchise.
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.
| Route | Capital | Time to first commercial batch | Licence position |
|---|---|---|---|
| Acquire this unit | ~INR 11 Cr asking | Weeks, if structured as a share purchase | Existing Form 25 and 28 continue with the entity |
| Greenfield build | See our current cost bands | 18 to 30 months including licensing | Fresh application, inspection and grant |
| Loan licence | Working capital only | Typically a few months | Form 25A or 28A in your name, on a host facility |
| Third-party manufacturing | Working capital only | Weeks | None. 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.
Location: what changed in April 2026
The plant sits at Bhagwanpur in the Roorkee and Haridwar pharma belt, an established cluster with trained operators, formulation vendors and packaging suppliers within short reach. The listing places it about 195 km from Delhi NCR.
That connectivity position materially improved after this listing was first published. The Delhi to Dehradun Economic Corridor was inaugurated on 14 April 2026 [5]. The 210 km corridor, built at an approximate cost of INR 12,000 crore, runs from Akshardham in Delhi through Baghpat, Baraut, Muzaffarnagar, Shamli and Saharanpur to Dehradun, reduces the Delhi to Dehradun run from about 6.5 hours to about 2.5 hours, and carries a spur towards Haridwar [6].
For a buyer, that is not a scenic detail. Shorter, more predictable road time to the Delhi NCR market affects outbound freight cost, the practicality of same-week customer and auditor visits, and the ease of retaining senior technical staff who do not want to relocate permanently.
Ten questions to put to this seller
Drawn from the specific claims in this listing rather than from a generic template. Our full 50-point pharma plant acquisition checklist covers the rest of the diligence programme.
- Show the revised Schedule M gap assessment and any upgradation plan filed with the Central Licence Approving Authority.
- Provide the product permission list endorsed on each of Form 25 and Form 28, not just the licence copies.
- Reconcile the floor-wise areas against the approved building plan and the licence layout drawing.
- Identify the capsule filling machine, its make and rated output, against the declared 5 lakh capsules per shift.
- Demonstrate the achieved oral liquid filling rate on a live batch, against the declared 30,000 bottles per shift.
- Produce the purified water system qualification package and twelve months of trend data.
- Produce the ETP consent to operate and the current air and water consents, with expiry dates.
- Share the last three State FDA inspection reports with observations and closure evidence.
- Confirm in writing whether the transaction is a share purchase or an asset purchase, and the filing plan with the Licensing Authority.
- Identify which technical staff are willing to transfer, particularly the approved competent technical staff named on the licences.
Deal terms and ideal buyer
The proposed transaction is a full sale of the operating company with its manufacturing facility, land, building, plant and machinery, utility systems, valid licences and associated documentation. Transfer of product dossiers, brand names, existing contracts and key employees is open to negotiation and can be structured to support continuity. The seller indicates openness to staged payments or a minority participation where a buyer brings strong strategic value, and will consider a joint venture or majority stake sale where the partner brings market access, export capability or growth capital.
The profile that fits best: an Indian pharmaceutical group or CDMO seeking North India capacity, a mid-market marketing company integrating backwards out of third-party dependence, or a financial investor wanting a licensed platform rather than a construction project. Detailed financials, customer information and technical documentation are shared only after a mutual NDA and initial profile screening. Site visits for technical and EHS diligence follow preliminary discussion on valuation and structure.
Register interest in this Roorkee 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 Unit For Sale in Roorkee, Haridwar in your subject line.
Darshan Singh · Promoter representative
Email: contact@laafon.com
Phone / WhatsApp: 9812446733
Frequently asked questions
Yes. The seller declares that manufacturing and packing of tablets, capsules, oral liquids and external preparations are being carried out under the State licences. Production can be rebalanced to the buyer portfolio after takeover, subject to the product permissions endorsed on the licences. Confirm current activity by inspecting recent batch manufacturing records during the site visit rather than relying on the declaration alone.
State manufacturing licences in Form 25, issued under Rule 70 for drugs other than those in Schedules C, C(1) and X, and Form 28, issued under Rule 76 for drugs specified in Schedules C and C(1) excluding Schedule X. Both are declared valid to 8 December 2027, with a State GMP certificate. The licensing authority is the Food Safety and Drug Administration, Uttarakhand, which administers the Drugs and Cosmetics Act, 1940 in the State from Dehradun. Licence numbers and copies are shared after NDA.
The unit was commissioned in 2022, which is before the revised Schedule M was notified as G.S.R. 922(E) on 28 December 2023. The extended compliance window for manufacturers with turnover up to INR 250 crore closed on 31 December 2025, and State inspections against the revised standard are now underway. Any buyer should therefore ask for a documented gap assessment and treat remediation of the Pharmaceutical Quality System, qualification and validation, change control and data integrity requirements as a costed item in the offer.
Not automatically. The licence attaches to the licensee, not to the building. If you buy the company, the licensee entity is unchanged and the licence continues, subject to written intimation to the Licensing Authority. If you buy only the assets, you must apply for fresh licences in your own name, with a fresh inspection and grant before production may restart. The Form 25 and Form 28 conditions state that where a change in the constitution of the firm takes place, the current licence is deemed valid for a maximum of three months unless a fresh licence has been taken in the changed name.
The Indian domestic market across multiple states, through a mix of own-label and contract manufacturing arrangements. There are no export registrations at present. A buyer wanting export markets should budget separately for a WHO-GMP and Certificate of Pharmaceutical Product route, which requires the facility to meet the applicable GMP standard and to pass a joint inspection, and for the destination-country product registrations that follow.
The transaction primarily covers land, building, plant and machinery, licences and associated documentation. Brand names, product permissions, dossiers and key staff are negotiable and can be structured by mutual agreement, and the seller is open to supporting transition of core technical and operational personnel. Pay particular attention to the competent technical staff named on the licences, because their retention or replacement is a licensing matter, not only an HR one.
At enquiry stage you receive a high-level overview of the facility, approvals, key equipment and the asking price range, broadly at the level of detail on this page. Financial statements, customer lists, product permission lists, licence copies, and validation and qualification documents are released only after a mutual NDA and confirmation of genuine buying intent, through a structured data room.
Site visits are arranged after preliminary discussion and NDA execution, allowing your technical team to inspect manufacturing areas, utilities, documentation systems and the effluent treatment plant. Detailed diligence covering regulatory, EHS, quality systems and financial review can run in several rounds, with data room access provided through a structured process. Bring a quality professional to the first visit, not only a commercial one.
Around three to six months from signing of definitive agreements is realistic for a transaction of this type, subject to buyer readiness, diligence and regulatory steps. An asset purchase rather than a share purchase extends that materially, because fresh licences must be applied for, inspected and granted before manufacturing may resume in the buyer name.
The current preference is a full sale to a strategic or financial buyer. The promoters may consider a joint venture or majority stake sale where the partner brings strong market access, export capability or growth capital, evaluated case by case. Note that a significant shareholding change can itself amount to a change in the constitution of the licensee, so obtain the Licensing Authority position in writing before signing rather than afterwards.
References
- 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.
- 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. 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.
- 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. Available from: business-standard.com. Accessed September 2026. Trade press; secondary source.
- 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.
- Press Information Bureau, Government of India. Prime Minister Shri Narendra Modi inaugurates Delhi–Dehradun Economic Corridor. 14 April 2026. Available from: pib.gov.in. Accessed September 2026.
- Press Information Bureau / Ministry of Road Transport and Highways, Government of India. Union Minister of State Shri Harsh Malhotra inspects 210-km stretch of the Delhi–Saharanpur–Dehradun Expressway. Available from: pib.gov.in. Accessed September 2026.
- Food Safety and Drug Administration, Uttarakhand. Official website — introduction and jurisdiction. Available from: fda.uk.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, capacities, licence numbers, validity dates and financial 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 Food Safety and Drug Administration, Uttarakhand and with your own regulatory and legal advisers before acting.
