Towns promise slow on progress
Sonepat, Dharuhera Baghpat, Bhiwadi and Meerut are Pockets of promise slow on progress
With the metros getting saturated where development is concerned and the high home loan rates, property in Tier-I cities is going beyond the reach of many people.
For those looking at alternate options the obvious choice will be the smaller cities near Delhi.
So we have places like Sonepat, Dharuhera Baghpat, Bhiwadi and Meerut, but one wonders how ready are the people of Delhi to move in here. One does get used to a certain kind of lifestyle in the Capital. And though these towns definitely have potential for the fu ture, they have quite a distance to go before they come up with good infrastructure that's somewhat close to Delhi standards.
"The problem with development in North India is that of connectivity - a must if people have to look at options out of Delhi. Do that and no one will want to clog the Capital. People work in London but they stay in the countryside, because they have been provided good infrastructure and connectivity. The Metro will do a lot of good to Ghaziabad and Noida but such public transport will have to be made available in other nearby cities.
Roads, sewerage system, better law and order are some of the needs that have to ad dressed immediately if we want people to go and live there," says Sanjeev Sivastava, Managing Director, Assotech Limited.
So, while we give you the lowdown on what makes these towns promising zones of the future, we also visit the places to give you a view of what's happening here now.
BAGHPAT
Hardly 40 kms from Delhi, Baghpat has potential because of its nearness to the Capital. It's also close to Tronica City. One more plus point in Baghpat's favour is linkage to the rail and road network. It is just two kms away from the Railway Station, 25 kms away from ISBT and 80 km away from IGI Airport.
Says Mahesh Pawar, CEO, Mahavir Hanuman Group, "We are among the first movers here. The UP Government has sanctioned the construction of a six-lane Eastern Peripheral Expressway This 135 km speedway .
will include Noida, Ghaziabad and Baghpat in its 86km. stretch. Also, the bridge over river Yamuna, connecting Tronica City to Delhi, is being widened to ease traffic congestion. The proposed 271 km long, eight-lane expressway on the banks of river Hindon, connecting Noida to Saharanpur, will save time and fuel both. Construction of the Signature Bridge over the River Yamuna will dramatically improve connectivity for commuters from North and West Delhi. To reduce the pressure of traffic on Delhi roads and to develop a rapid rail transport system, a railway corridor is being developed all around Delhi. Further to this, the Metro is expected to reach Delhi Extn.
NCR Baghpat in two to three phases," says Pawar.
"The Uttar Pradesh government is completely revamping the area. It is strengthening its infrastructure. There's impetus on development of infrastructure components like road and rail network, electric and water supply sewerage and , drainage. The Baghpat Development Authority has also been set up," adds Pawar.
While touring the area, we found: The approach road to Baghpat is full of potholes. The town in itself is like a village.
Sources here say there is no clear line of implementation though everything is on paper. For future investments? Can develop in time, but will require quite a few years. Connectivity: The local trains go from Delhi to Baghpat.
MEERUT
Meerut's biggest problem is power and security In the .
last two years, land prices here have appreciated by around 80 per cent. In the residential segment the prices hover around Rs 5,000-Rs 6,000. "The future seems bright for this city and with the Metro rail a likelihood here the local authorities are paying attention to the infrastructural needs of the city Above all, .
it is also close to the Capital. T," says Sunil Taneja, GM Marketing, AHCL. Flyover sanctions are expected to jack up property prices near the bypass to about Rs 10,000 per sq yd.
While touring the area we found: Development projects in full swing near the bypass. People are acquiring land on NH-58 coming from Delhi. Connectivity is good both by road and rail. The main city is clogged, however. The outer bypass where the work is progressing will take at least four to five years to become liveable. Future prospects? Bright.
DHARUHERA
Haryana has been in news lately because of the buzz it has generated in the realty sector. Thanks to its recent industrialisation, the state is experiencing a robust economy, the effects which are reflected in its NCR zone. More than a thousand medium and large industries with a capital investment of Rs 200 billion have been established in the state in mainly Gurgaon, Panchkula and Faridabad. In addition to this, there are more than 80,000 small-scale industries in the state that cumulatively bring in substantial income to the state and its people.
One township that has risen from obscurity and shows much promise is Dharuhera.
Hosting the units of many leading industries like Hero Honda Motors and Sony India, realty prices here are still under control.
Some of the highlights here include the opening up of industries worth Rs. 3000 crore in Bawal, a car plant of Honda Sel in Khuskhera, the KMP Expressway, a Reliance SEZ, Japanese corridor, railway corridor, etc. Prices in main Dharuhera are between Rs. 8,000 per sq. yard and Rs. 14,000 per sq yard. On the outskirts of Dharuhera towards Jaipur land prices are around Rs. 6,000 per sq. yd.
Temptations for those moving in here, says Rajendra Jain, Chairman, BCPLVardhman, are "The nearby Badkhal Lake where one can unwind on weekends. One can also go for picnics to the nearby tourist destination - Sohna. The eight-lane Expressway on NH-8 not only lets you reach the airport in just half-an-hour but once the KMP Expressway is functional, people will be able to reach cities in Punjab and UP faster that one can imagine. This town also boasts of shopping malls, cineplex, hospital, schools, bus stand, police station and ATMs of leading banks." Location of industries with high value projects involving foreign collaborations and investment has led to an economic boom in this region. Today, there are small, medium and large industrial units located here with an approximate investment of Rs.2000 crore and a turnover of approximately Rs. 7000 crore employing more than 20,000. Informs Knight Frank (India), Executive Director (north), Jayant Varma, "If the SEZ takes off in the way it's being planned, Dharuhera is an ideal location for accessing it. Dharuhera also offers lower cost housing than Delhi or Gurgaon." Some leading realtors like Parsvnath, Ansal API, M2K, Tivoli, SNG and BCPLVardhman are also tapping Dharuhera for their projects.
While touring the area, we found: Yes, people are talking development, but Dharuhera remains a small town. Internal roads are not in good shape and the sewerage system requires work. Locals also say that law and order are problem areas. Real estate agents say that Dharuhera's residential market relies totally on people working in Manesar's Industrial units who look for accommodation here. Is it a good investment option? Maybe. But it'll take a good five years to really come up.
SONEPAT
The upcoming 135 km Kundli-Manesar-Palwal Expressway is a major attraction. Also, the area between Kundli and Sonepat town falls in a highly industrialised zone. Big names involved with residential and commercial projects include the Landmark Group, Mapsko Builders, Eros Group, TDI, Parsvnath, Ansals, Omaxe, Eldeco, Tulip, Jindal Greens and many others. Land rates here have already witnessed an average appreciation of almost 100-150 per cent over the last couple of years. Residential property rates range from Rs.10,000 to Rs. 15,000 per sq yard. For apartments, it is between Rs. 1700 to Rs. 2200 per sq. ft.
While touring the area we found: It's a lucrative market and prices have escalated because of the investors. Those wanting to buy property should wait because "prices might come down," say real estate agents.
BHIWADI
Close to Gurgaon in Haryana, Bhiwadi is attracting attention because of its low property costs and quality accommodation. Land prices are also expected to be impacted favourably once the rail link between Delhi and Bhiwadi, is established.
According to Rajeev Rai (VP-Corporate), Assotech Limited, "Bhiwadi has a much better power situation as compared to the neighboring areas in Haryana. RIICO has created good infrastructure in the industrial belt, because of which a number of SEZs are also being developed in and around Bhiwadi.
The Delhi-Jaipur highway also provides excellent connectivity with the country and the state capital. Rajasthan has also created the Bhiwadi Industrial Development Authority to lure industrialists. Its policy of single window system along with incentives like rebate on the purchase of industrial land has made it a better investment option when compared with the neighboring industrial belts in Haryana. This in turn has given a fillip to the residential and retail development in and around the area." According to S.K. Garg, Chairman, Eldeco Group, "The conventional notion of NCR cities has now changed to include Faridabad, Sonepat, Bhiwadi, etc. Of late the developers have initiated projects offering facilities and amenities similar to ones being provided by housing projects in Noida and Gurgaon. These features, coupled with Bhiwadi's close proximity to Delhi, enhanced transport infrastructure and connectivity and - the biggest advantage - comparatively lower costs," are attracting potential investors.
On our tour we found: Still remains a small but very calm and peaceful town. As of now seems to be good for people after retirement. No malls except one (VB Mall) are functional. Ten years would be required to make it a happening place like Noida.
With the metros getting saturated where development is concerned and the high home loan rates, property in Tier-I cities is going beyond the reach of many people.
For those looking at alternate options the obvious choice will be the smaller cities near Delhi.
So we have places like Sonepat, Dharuhera Baghpat, Bhiwadi and Meerut, but one wonders how ready are the people of Delhi to move in here. One does get used to a certain kind of lifestyle in the Capital. And though these towns definitely have potential for the fu ture, they have quite a distance to go before they come up with good infrastructure that's somewhat close to Delhi standards.
"The problem with development in North India is that of connectivity - a must if people have to look at options out of Delhi. Do that and no one will want to clog the Capital. People work in London but they stay in the countryside, because they have been provided good infrastructure and connectivity. The Metro will do a lot of good to Ghaziabad and Noida but such public transport will have to be made available in other nearby cities.
Roads, sewerage system, better law and order are some of the needs that have to ad dressed immediately if we want people to go and live there," says Sanjeev Sivastava, Managing Director, Assotech Limited.
So, while we give you the lowdown on what makes these towns promising zones of the future, we also visit the places to give you a view of what's happening here now.
BAGHPAT
Hardly 40 kms from Delhi, Baghpat has potential because of its nearness to the Capital. It's also close to Tronica City. One more plus point in Baghpat's favour is linkage to the rail and road network. It is just two kms away from the Railway Station, 25 kms away from ISBT and 80 km away from IGI Airport.
Says Mahesh Pawar, CEO, Mahavir Hanuman Group, "We are among the first movers here. The UP Government has sanctioned the construction of a six-lane Eastern Peripheral Expressway This 135 km speedway .
will include Noida, Ghaziabad and Baghpat in its 86km. stretch. Also, the bridge over river Yamuna, connecting Tronica City to Delhi, is being widened to ease traffic congestion. The proposed 271 km long, eight-lane expressway on the banks of river Hindon, connecting Noida to Saharanpur, will save time and fuel both. Construction of the Signature Bridge over the River Yamuna will dramatically improve connectivity for commuters from North and West Delhi. To reduce the pressure of traffic on Delhi roads and to develop a rapid rail transport system, a railway corridor is being developed all around Delhi. Further to this, the Metro is expected to reach Delhi Extn.
NCR Baghpat in two to three phases," says Pawar.
"The Uttar Pradesh government is completely revamping the area. It is strengthening its infrastructure. There's impetus on development of infrastructure components like road and rail network, electric and water supply sewerage and , drainage. The Baghpat Development Authority has also been set up," adds Pawar.
While touring the area, we found: The approach road to Baghpat is full of potholes. The town in itself is like a village.
Sources here say there is no clear line of implementation though everything is on paper. For future investments? Can develop in time, but will require quite a few years. Connectivity: The local trains go from Delhi to Baghpat.
MEERUT
Meerut's biggest problem is power and security In the .
last two years, land prices here have appreciated by around 80 per cent. In the residential segment the prices hover around Rs 5,000-Rs 6,000. "The future seems bright for this city and with the Metro rail a likelihood here the local authorities are paying attention to the infrastructural needs of the city Above all, .
it is also close to the Capital. T," says Sunil Taneja, GM Marketing, AHCL. Flyover sanctions are expected to jack up property prices near the bypass to about Rs 10,000 per sq yd.
While touring the area we found: Development projects in full swing near the bypass. People are acquiring land on NH-58 coming from Delhi. Connectivity is good both by road and rail. The main city is clogged, however. The outer bypass where the work is progressing will take at least four to five years to become liveable. Future prospects? Bright.
DHARUHERA
Haryana has been in news lately because of the buzz it has generated in the realty sector. Thanks to its recent industrialisation, the state is experiencing a robust economy, the effects which are reflected in its NCR zone. More than a thousand medium and large industries with a capital investment of Rs 200 billion have been established in the state in mainly Gurgaon, Panchkula and Faridabad. In addition to this, there are more than 80,000 small-scale industries in the state that cumulatively bring in substantial income to the state and its people.
One township that has risen from obscurity and shows much promise is Dharuhera.
Hosting the units of many leading industries like Hero Honda Motors and Sony India, realty prices here are still under control.
Some of the highlights here include the opening up of industries worth Rs. 3000 crore in Bawal, a car plant of Honda Sel in Khuskhera, the KMP Expressway, a Reliance SEZ, Japanese corridor, railway corridor, etc. Prices in main Dharuhera are between Rs. 8,000 per sq. yard and Rs. 14,000 per sq yard. On the outskirts of Dharuhera towards Jaipur land prices are around Rs. 6,000 per sq. yd.
Temptations for those moving in here, says Rajendra Jain, Chairman, BCPLVardhman, are "The nearby Badkhal Lake where one can unwind on weekends. One can also go for picnics to the nearby tourist destination - Sohna. The eight-lane Expressway on NH-8 not only lets you reach the airport in just half-an-hour but once the KMP Expressway is functional, people will be able to reach cities in Punjab and UP faster that one can imagine. This town also boasts of shopping malls, cineplex, hospital, schools, bus stand, police station and ATMs of leading banks." Location of industries with high value projects involving foreign collaborations and investment has led to an economic boom in this region. Today, there are small, medium and large industrial units located here with an approximate investment of Rs.2000 crore and a turnover of approximately Rs. 7000 crore employing more than 20,000. Informs Knight Frank (India), Executive Director (north), Jayant Varma, "If the SEZ takes off in the way it's being planned, Dharuhera is an ideal location for accessing it. Dharuhera also offers lower cost housing than Delhi or Gurgaon." Some leading realtors like Parsvnath, Ansal API, M2K, Tivoli, SNG and BCPLVardhman are also tapping Dharuhera for their projects.
While touring the area, we found: Yes, people are talking development, but Dharuhera remains a small town. Internal roads are not in good shape and the sewerage system requires work. Locals also say that law and order are problem areas. Real estate agents say that Dharuhera's residential market relies totally on people working in Manesar's Industrial units who look for accommodation here. Is it a good investment option? Maybe. But it'll take a good five years to really come up.
SONEPAT
The upcoming 135 km Kundli-Manesar-Palwal Expressway is a major attraction. Also, the area between Kundli and Sonepat town falls in a highly industrialised zone. Big names involved with residential and commercial projects include the Landmark Group, Mapsko Builders, Eros Group, TDI, Parsvnath, Ansals, Omaxe, Eldeco, Tulip, Jindal Greens and many others. Land rates here have already witnessed an average appreciation of almost 100-150 per cent over the last couple of years. Residential property rates range from Rs.10,000 to Rs. 15,000 per sq yard. For apartments, it is between Rs. 1700 to Rs. 2200 per sq. ft.
While touring the area we found: It's a lucrative market and prices have escalated because of the investors. Those wanting to buy property should wait because "prices might come down," say real estate agents.
BHIWADI
Close to Gurgaon in Haryana, Bhiwadi is attracting attention because of its low property costs and quality accommodation. Land prices are also expected to be impacted favourably once the rail link between Delhi and Bhiwadi, is established.
According to Rajeev Rai (VP-Corporate), Assotech Limited, "Bhiwadi has a much better power situation as compared to the neighboring areas in Haryana. RIICO has created good infrastructure in the industrial belt, because of which a number of SEZs are also being developed in and around Bhiwadi.
The Delhi-Jaipur highway also provides excellent connectivity with the country and the state capital. Rajasthan has also created the Bhiwadi Industrial Development Authority to lure industrialists. Its policy of single window system along with incentives like rebate on the purchase of industrial land has made it a better investment option when compared with the neighboring industrial belts in Haryana. This in turn has given a fillip to the residential and retail development in and around the area." According to S.K. Garg, Chairman, Eldeco Group, "The conventional notion of NCR cities has now changed to include Faridabad, Sonepat, Bhiwadi, etc. Of late the developers have initiated projects offering facilities and amenities similar to ones being provided by housing projects in Noida and Gurgaon. These features, coupled with Bhiwadi's close proximity to Delhi, enhanced transport infrastructure and connectivity and - the biggest advantage - comparatively lower costs," are attracting potential investors.
On our tour we found: Still remains a small but very calm and peaceful town. As of now seems to be good for people after retirement. No malls except one (VB Mall) are functional. Ten years would be required to make it a happening place like Noida.