The Rise of Bawadia Kalan: Bhopal's Premier Real Estate Hub
Bhopal's Bawadia Kalan area, known as Arera Colony extension, has experienced a surge in upscale real estate projects, driven by urban desires and a lack of land options.
Real EstateBhopalBawadia KalanProperty PricesLuxury HousingReal EstateAug 10, 2025
No less than 60 real estate projects are currently underway in Bawadia Kalan, making it one of the most sought-after locations in Bhopal. The area's connectivity from all three sides of the city—Arera Colony, Kolar Road, and Hoshanbagad Road—along with its premium covered campuses, has attracted residents from the heart of the city, particularly from open, uncovered colonies.
The area is home to duplexes costing around Rs 4 crore and apartments worth Rs 2 crore, bringing Bhopal on par with big metropolitan cities. The price of 1500 square feet duplexes in upscale covered campuses in Bawadia Kalan can exceed Rs 12,000 per square foot. The per square foot price of land ranges from Rs 7,500 to over Rs 15,000, depending on the location. A population of 3 lakh residing in 150 odd colonies in the area has brought in all the facilities required for the upper middle class, including branded shops, schools, big hotels, hospitals, and outlets of eatery chains.
According to industry experts, the area has seen a 35% hike in property rates over the past two years, despite issues like traffic bottlenecks and stray animal problems. Manoj Meek, President of CREDAI Bhopal, explained that the lack of land use decisions in the city for the past three decades has led to a shortage of land options, driving up prices in existing land areas or land banks like Bawadia Kalan.
The prices in Bawadia Kalan have been high for a long time, as it is an extension of Arera Colony. This trend is not limited to Bawadia Kalan; the prices in Salaiya, which comes after Bawadia Kalan while moving from Arera Colony, have also crossed Rs 5,000 per square foot. In 2012-13, the rates in the area were more than Rs 1,200 per square foot. The prices have sharply increased post-Covid pandemic, as people living in congested localities opted for ready-to-move-in duplexes and apartments, Meek added.
Bawadia Kalan currently has four housing projects costing around Rs 3 crore and above, highlighting its status as the preferred choice for big-budget buyers and the area with the most expensive projects in the city. One of the reasons for the influx of big-budget buyers, as pointed out by industry experts, is the return of corporate executives during and after the Covid-19 pandemic, and the adoption of permanent work-from-home culture in many companies.
Executives working in Manideep have chosen Bawadia Kalan due to its connectivity from two points: Vidya Nagar and Misrod rail under bridge from the Salaiya side. Additionally, a number of retired and serving senior government officials and local businessmen have opted for Bawadia Kalan due to its strategic location.
Apart from duplexes and triplexes worth crores, Bawadia Kalan was the first area in the city to offer apartments worth crores, a trend that started over eight years ago. Realty experts also noted that the unavailability of land leads to an increase in prices, as the options become limited and demand remains high. They further emphasized that the government should invest in more flyovers and road widening to address traffic and parking issues, ensuring that buyers remain interested in posh city areas.
Realtors also pointed out that registry rates should be rationalized, as the collector's guideline rates have aligned with market rates in the area, which could impact buyer interest.
Frequently Asked Questions
What factors have contributed to the rise of Bawadia Kalan as a real estate hub?
Several factors have contributed to the rise of Bawadia Kalan, including the lack of land use decisions in Bhopal for three decades, a post-Covid boom in property demand, and the desire for closed campuses.
How much have property rates increased in Bawadia Kalan over the past two years?
Property rates in Bawadia Kalan have increased by over 35% in the past two years.
What are the current prices of land in Bawadia Kalan?
The per square foot price of land in Bawadia Kalan ranges from Rs 7,500 to over Rs 15,000, depending on the location.
Who are the primary buyers in Bawadia Kalan's upscale housing projects?
Primary buyers in Bawadia Kalan's upscale housing projects include corporate executives, retired and serving senior government officials, and local businessmen.
What infrastructure improvements are needed in Bawadia Kalan to sustain its growth?
To sustain its growth, Bawadia Kalan needs more flyovers, wider roads, and rationalized registry rates to address traffic and parking issues and maintain buyer interest.
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