As India embarks on one of its most ambitious infrastructure pushes—with over 13,000 km of highways planned for FY 2024–25—the ripple effects are reshaping the country’s real estate landscape. From mid-income townships sprouting along expressways to luxury developments rebranding themselves around connectivity, the road has become the new realty goldmine.
In this exclusive interview, with Mr. Pratap Singh Ahlawat, Founder, Chairman & Managing Director (CMD) of Pranshi Infra Advisor Pvt. Ltd, we explore how developers are leveraging proximity to national highways as a unique selling proposition, why farmland in places like Naogaon is fetching urban-level prices, and how government regulations like RERA are changing the game for investors and builders alike. We also dive into emerging hotspots, rural-urban crossovers, and the evolving buyer mindset—from affordability and location to lifestyle and legacy.
From forest fringes to farmhouse destinations, and from heritage towns to highway corridors, the future of Indian real estate is being paved—quite literally—by roads.
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With the government adding 13,000 km of highways in FY 2024–25, how are developers using road proximity as the new USP for mid-to-premium housing?
Connectivity is the backbone of a country’s infrastructure. Whenever connectivity improves, it triggers holistic growth — be it economic, residential, or industrial. Highways not only enable smoother transportation but also attract supporting developments like colleges, restaurants, hospitals, IT parks, and job hubs along the corridor. These five driving forces—residential, commercial, educational, industrial, and service-based growth—flourish around new highways.
As cities like Delhi become saturated, expansion happens towards the fringes. Often, these outskirts are underdeveloped or even forested regions that begin urbanizing rapidly once highways pass through. This leads to a sharp increase in land value due to upcoming educational institutions, factories, hotels, and other establishments.
Farmers who once earned modest incomes from agriculture now see their land appreciating exponentially. Where they once made ₹1 lakh a month from farming, leasing or selling to hotel chains could yield crores. Naturally, real estate developers are branding proximity to highways as a major selling point — a new USP — particularly in the mid-to-premium housing segments.
Naogaon’s productive farmlands are now fetching jaw-dropping prices due to proposed logistics corridors. What makes this silent town so investment-worthy?
Naugaon, situated near Alwar and beyond Gurgaon, lies on the Delhi-Mumbai Industrial Corridor (DMIC) — one of India’s most ambitious infrastructure projects. The corridor aims to connect 7–8 key states via highways and airports, reducing transport costs and increasing manufacturing efficiency.
India’s manufacturing costs are globally competitive, but high transport costs reduce our export competitiveness. By connecting industrial hubs in UP, Rajasthan, Gujarat, Maharashtra, and MP through roads and logistics parks, India is resolving this bottleneck.
In such regions, infrastructure development — including proposed airports, industrial zones, and hospitality clusters — is drawing massive interest. Locations like Dholera, Jewar, and now Alwar are emerging hotspots. Even leisure-based demand is rising: Aravalli farmhouses, once hidden retreats, are now party destinations akin to Nainital or Ramnagar. This dual utility (investment + leisure) makes such towns highly lucrative.
Productive land patches near new roads in MP, Bihar, Assam & Bengal are now priced more than urban 2BHKs. Are we witnessing India’s next big agritech + real estate crossover?
Not entirely. It depends on proximity and demand. If land is right next to a national highway — within 100 to 300 meters — it becomes extremely desirable for commercial activities like hotels or logistics, leading to fierce bidding and price escalation.
However, land 10 km away from the highway won’t see the same appreciation unless other supporting infrastructure is developed. So yes, for prime highway-touching land, rates can exceed that of a 2BHK in Tier-2 cities, but that doesn’t automatically imply a pan-India tech-real estate crossover. The demand-supply equation remains highly localized.
This month, RERA is cracking down on delayed project handovers and false carpet area claims. How are developers adapting to tighter digital audits and customer-first frameworks?
RERA (Real Estate Regulatory Authority) has significantly reformed the real estate sector. Its core purpose is to protect investor interests by enforcing transparency. Before RERA, developers often listed 1,000 sq. ft. flats with misleading carpet areas — 500–700 sq. ft. in reality.
Now, standardized measurements, project timelines, and penalties for delays have been institutionalized. Digital awareness among buyers further ensures scrutiny of every square foot. As a result, fair practices are being embraced, investor confidence is returning, and the market is stabilizing — especially in the affordable and mid-segment sectors.
Despite being just a small pocket near Paharganj, Ram Nagar saw a 3.23% price hike in one year. What’s driving demand in heritage-linked zones?
Big cities like Delhi, Gurgaon, and Bangalore have become unaffordable for the middle class. Millennials and young investors are exploring alternate geographies with high rental potential, like Ramnagar near Jim Corbett National Park.
With platforms like Airbnb, even a ₹15–25 lakh investment in a heritage or tourist-centric zone can generate substantial rental returns. Developers have tapped into this trend, offering smaller ticket-size projects in scenic locations. Heritage appeal, tourism, and cost-effective entry points are fueling demand in such emerging hotspots.
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Camelia 10 isn’t just about design—it’s about discretion. Are buyers today paying for real estate or the curated lifestyle that comes with it?
Not at all. The pricing of projects like The Camellias is more about lifestyle, exclusivity, and brand positioning than raw material costs. The land may be costly, but the real value comes from status—elite clubhouses, golf courses, curated landscaping, and peer neighborhoods.
When you create an address of aspiration—something comparable to a sea-facing home in Mumbai—demand becomes less about affordability and more about exclusivity. CEOs, celebrities, and NRIs all want a piece of this lifestyle. Limited supply and high social value drive the pricing.
The ‘Mini Dubai’ trend is now hitting South Delhi too—with compact but ultra-premium developments. Will we see more Camelia 10-style launches?”
Absolutely. Developers like DLF, M3M, and others are pushing the envelope with globally inspired ultra-luxury developments. The target audience—HNIs in Delhi NCR—has both the aspiration and the spending power.
We’re seeing the emergence of compact ultra-premium residences that don’t just offer square footage—they offer curated experiences, high-end architecture, and concierge-like amenities. Think branded residences, smart homes, and integrated urban oases. The demand is real, and the competition among developers is driving innovation.
Ironically, some land patches in Naogaon now match per sq. ft. rates of Ram Nagar—what does this say about rural infrastructure dreams?
Both places have seen exponential growth due to infrastructure. Naugaon was once pure farmland, but the DMIC highway has transformed its outlook. With every new factory or institution coming up, land becomes scarce — and valuable.
The same is true for Ramnagar, driven by tourism. In both cases, once supporting infrastructure arrives — roads, hotels, utility services — rural pockets become urban-grade investment opportunities. It reflects India’s broader push to decentralize growth beyond Tier-1 cities.
From unclear titles to zoning ambiguities, are investors overlooking due diligence in the rush to buy into ‘productive’ lands near new roads?
Absolutely, and that’s risky. Many productive farmlands are still under informal ownership or disputed titles. Investors, especially NRI or metro-based, often rely on brokers and skip legal verification — a big mistake.
Due diligence must include checking land titles, mutation records, and ownership chains (khasra-khatauni). Fraud is not uncommon. A wise investor engages local legal experts and visits the site personally. Real estate rewards only those who combine ambition with awareness.
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With RERA pushing digital transparency this month, is the trust gap finally closing between buyers and developers?
Yes, to a great extent. RERA mandates detailed financial disclosures, construction progress updates, and usage of funds. If a builder collects ₹700 crore and uses ₹450 crore transparently in the project, trust builds automatically.
Buyers are more empowered, developers more accountable. While challenges remain, the trust gap is narrowing. Transparency and regulation are gradually reshaping the Indian real estate landscape into a fairer, investor-friendly environment.
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