The inauguration of the first 10-km leg of the Urban Extension Road-II (UER-2) and the Delhi stretch of the Dwarka Expressway by Prime Minister Narendra Modi on August 17 is set to provide a major boost to the National Capital Region’s (NCR) real estate market, particularly in Outer Delhi and adjoining areas in Haryana.
The new infrastructure links Indira Gandhi International Airport with Gurugram and Outer Delhi while creating high-speed corridors towards Sonipat, Panipat and Kundli. Market watchers say the connectivity upgrade will open fresh residential and commercial catchment areas, pushing up property demand in both primary and secondary markets.
They estimate that property and land prices could rise 15–20 percent over the next two years along UER-2 and the Dwarka Expressway corridor. Developers are likely to accelerate new launches in Dwarka, Najafgarh, Rohini Extension and parts of north and west Delhi, while land aggregation activity is likely to pick up in peripheral towns along the new highway.
“We typically see double-digit price gains in the first 12–24 months after the opening of UER-2 and the Delhi section of the Dwarka Expressway. The improved connectivity will help rental stock be absorbed faster, plotted and villa segments revive, and Grade-A warehousing and retail footprints scale as logistics times shrink. With UER-2 stitching into Dwarka Expressway and NH-48, Kundli also becomes a credible alternative for airport-dependent businesses and pushes Kundli into NCR’s prime consideration set,” said Akshay Taneja, CEO, TDI Infrastructure.
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The Gurugram section of the Dwarka Expressway—which connects the Dwarka sub-city in Delhi with the Haryana city and a large part of which was opened in 2024—has already emerged as one of NCR’s most dynamic micro markets. Average capital values along the corridor nearly doubled between 2020 and 2024, according to industry data. Experts believe UER-2 will replicate this trend in Outer Delhi, where real estate activity has historically been constrained by inadequate connectivity.
Abhay Kumar Mishra, president and CEO, Jindal Realty, said that UER-2 integrates Delhi’s peripheral zones with the NCR’s economic hubs. This is likely to trigger both residential and commercial development and attract institutional investments.
“Developments like Maruti Suzuki's Kharkhoda plant, alongside UER-2's spurs, will attract industries and professionals, spurring demand for affordable homes and logistics hubs in the Sonipat region. We expect two to three times returns in five to eight years as new manufacturing sectors amplify growth. Advancements like fully driverless metro corridors, the upcoming expressway to Jewar International Airport and high-speed RRTS (Regional Rapid Train System) are collectively redefining the region’s connectivity, economic dynamism, and urban landscape,” he said.
With manufacturers, logistics companies and developers expected to eye land parcels near new interchanges, industry players say the projects could create new growth clusters beyond traditional hotspots such as Gurugram and Noida. Improved access to IGI Airport and the upcoming India International Convention and Expo Centre (IICC) in Dwarka is also seen as a catalyst for office and hospitality demand.
For investors, experts said that the new infrastructure could reposition Outer Delhi, long seen as the back of beyond, as a high-growth real estate market, setting the stage for the next cycle of appreciation in the NCR.
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Vishal Raheja, founder and managing director, InvestoXpert, said that with UER-II, Delhi-NCR is about to gain a true outer mobility ring that changes how the market values distance. The benefits will extend beyond Kundli, with western, northern and airport-facing growth corridors becoming more viable for both residential and commercial developments.
“These shifts compress commutes in a way that historically triggers double-digit capital appreciation. Industrial and logistics players will gain predictable travel times to cargo terminals, reducing turnaround costs and enhancing lease demand. Most importantly, UER-II weaves multiple NCR sub-markets into a single, high-speed loop, allowing end users and investors to choose locations based on lifestyle or cost without sacrificing access,” he said.
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