Noida to Dwarka Expressway: How Micro-Markets are Reshaping NCR's Real Estate Landscape
The Noida to Dwarka Expressway and other infrastructure projects are transforming the real estate market in the National Capital Region (NCR). Gurugram's under-construction properties saw a 25% appreciation last year, with New Gurugram leading the charge with a 55% increase.
NoidaDwarka ExpresswayReal EstateInfrastructureMicromarketsReal EstateJun 11, 2025
When the traffic first started moving after the inauguration of the 18.9 km stretch of Dwarka Expressway in March last year, they didn't just cut travel time but also unlocked billions in unrealized real estate value. This isn’t isolated growth. The RRTS corridors between Delhi and Meerut have created similar ripples in Ghaziabad, while metro expansion to Faridabad has not just broken the city's slumber but also unlocked the realty potential of Neharpar Faridabad (now known as New Faridabad).
Savills’ latest market pulse report reveals Gurugram’s under-construction properties appreciated by 25% on average last year. But drill deeper, and the real shocker emerges: New Gurugram, a cluster of sectors that not many gave a second look at some years ago, saw values rocket by 55%. Even rental yields, traditionally stagnant in peripheral areas, have jumped 12% along Dwarka Expressway.
Sector 17 in Old Gurugram today is a reflection of Gurugram’s new aspirations. The sector, along with neighboring 14 and 15, has become exceedingly popular among both end-users and investors alike as existing infrastructure is being retrofitted for contemporary demands. Twenty kilometers southwest, the story takes a different turn. The Southern Peripheral Road (SPR) corridor resembles a global city. A self-contained micro-region, here residences, offices, schools, and supermarkets are all within a short walk.
Pankaj Jain, Founder and CMD, SPJ Group, says, 'Old Gurugram’s revival defies conventional wisdom. While everyone chased greenfield projects, we recognized that established sectors offer something priceless—mature ecosystems. The commercial segment, especially retail, is booming. Much of it is due to infrastructure development and improvement in connectivity, which has breathed new vigour in the region.'
Then there’s Dwarka Expressway—perhaps the most dramatic metamorphosis of all. What began as a congestion-relief project has birthed a parallel city. Construction is going at a frenetic pace, offering apartments for young professionals to sprawling villas with private pools. The corridor’s secret sauce? Accessibility. IGI Airport is close by, and Delhi as well as Gurugram are not more than a 20-minute drive on either side.
Gurpal Singh Chawla, Managing Director, TREVOC Group, said, 'The meteoric rise of Golf Course Road can be attributed to its rapid infrastructure development, which has positioned it as a prime destination for investors and discerning homebuyers. The projects here raise the bar of urban living and feature world-class amenities and cutting-edge design that cater to the most demanding clientele. Offering a blend of lucrative returns and seamless connectivity, this corridor has emerged as a top choice for new-age buyers—savvy, well-informed, and globally aware—who seek a lifestyle that aligns with their aspirations. Strategically located at the heart of the city, Golf Course Road attracts buyers who do not want to compromise on anything.'
Gautam Kanodia, Founder of KREEVA and Kanodia Group, said, 'NCR’s real magic lies in its polycentric growth. Unlike Mumbai’s linear expansion or Bangalore’s tech-centric sprawl, NCR is creating multiple self-sufficient nodes. All indicators suggest that NCR’s emerging micro-markets like SPR, Dwarka Expressway, Yamuna Expressway, and Noida- Greater Noida will slowly outpace traditional hubs. The network of expressways, expanding Metro connectivity and the Noida International Airport are fuelling massive growth. Further, the announcement of New Noida and the upcoming Kundli–Sonipat–Palwal Expressway will likely lead to the emergence of NCR's next micro-market hotspots.'
Future Outlook
With the second phase of RRTS commissioning and proposals of new metro lines, connectivity, the lifeblood of real estate value, will only improve. Moreover, unlike Gurugram and Noida, which are backed by infrastructural development, these micro-markets are different. For investors and end-users alike, the message is clear: NCR’s future lies in the ambitious micro-markets where vision meets opportunity.
Frequently Asked Questions
What is the Dwarka Expressway and how has it impacted real estate in the NCR?
The Dwarka Expressway is a 18.9 km stretch inaugurated in March last year. It has significantly reduced travel time and unlocked billions in unrealized real estate value, particularly in sectors like New Gurugram, where property values have increased by 55%.
How has the RRTS corridor between Delhi and Meerut affected the real estate market in Ghaziabad?
The RRTS (Rapid Rail Transit System) corridor between Delhi and Meerut has created similar growth ripples in Ghaziabad, enhancing connectivity and boosting real estate development in the region.
What are the key features of the Southern Peripheral Road (SPR) corridor in Gurugram?
The Southern Peripheral Road (SPR) corridor in Gurugram is a self-contained micro-region with residences, offices, schools, and supermarkets all within a short walk. It resembles a global city and is highly popular among end-users and investors.
How has the Golf Course Road in Gurugram become a prime destination for real estate?
Golf Course Road in Gurugram has become a prime destination due to rapid infrastructure development, world-class amenities, and cutting-edge design. It offers a blend of lucrative returns and seamless connectivity, making it a top choice for new-age buyers.
What is the future outlook for NCR's real estate market with the expansion of infrastructure projects?
With the second phase of RRTS commissioning and proposals of new metro lines, connectivity will improve, fuelling further growth. NCR’s future lies in the ambitious micro-markets like SPR, Dwarka Expressway, and Noida- Greater Noida, where vision meets opportunity.
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