Farmhouses, plots near Delhi NCR see demand surge as city homes get costlier

Plotted developments and farmhouse communities located within a two-hour drive of major metropolitan cities are drawing increasing interest from homebuyers and investors as vertical housing in urban centres becomes more expensive, according to industry experts.

In the National Capital Region (NCR), Sonipat, Panipat and Faridabad have emerged as key hubs for plotted developments, while Naugaon in Rajasthan’s Alwar district is gaining traction as a destination for farmhouse projects. Similar trends are being seen in Maharashtra and around Bengaluru.

“Naugaon is the brightest spot on the infrastructure map around Delhi-NCR. With the Delhi-Mumbai Expressway now operational, it takes just 60 minutes to reach from Gurugram and about 90 minutes from Noida or Jaipur,” said Vijay Ram Rattan, chairman of Ram Rattan Group.


Over the past five years, the company has launched six gated farmhouse communities in Naugaon.

“Buyer psychology in NCR has changed considerably over the last few years. While well-planned vertical developments in established urban centres continue to remain relevant, there is a visible increase in demand for plotted projects, making markets such as Sonipat, Faridabad and Meerut increasingly important,” said Uddhav Poddar, chairman and managing director of Bhumika Group.

Bhumika Group has acquired several land parcels in Faridabad to launch plotted developments.

Trident realty also launched a plotted development in Panipat recently and sold the project.

NeoLiv recently sold inventory worth ₹1,251 crore in Faridabad, where it launched 285 plots. The company has also sold a plotted project in Sonipat and acquired 76 acres in the Panvel-Khopoli belt in Maharashtra.

“In the NCR real estate market, plotted developments have once again emerged as the preferred choice for both homebuyers and investors. This trend is particularly visible in Tier-II cities across Haryana, with Sonipat and Faridabad standing out as the strongest markets,” said Mohit Malhotra, founder and chief executive of NeoLiv.

He attributed the trend to large-scale infrastructure development, including expressways, highways, the Regional Rapid Transit System (RRTS) and metro expansion, which have reduced travel times to 30–45 minutes from several parts of NCR.

“Markets such as Sonipat, Panipat and Alwar are witnessing strong demand because of improved connectivity to metro regions, expanding amenities and a significant shift in homebuyer lifestyle preferences,” said Somesh Mittal, co-founder of One Prastha. “This is encouraging developers to focus on horizontal developments such as plotted townships, gated communities, villas and integrated low-rise ecosystems.”

Bengaluru-based startup Greenlakes, which completed a 100-acre farmland project near Bengaluru, is now developing another project after receiving a strong response to its first venture.

Asset Appreciation

“We are seeing a significant shift in consumer preferences, with buyers increasingly recognising land as an asset class that offers both long-term appreciation and stability,” said Nandan Piramal, chief operating officer of Peninsula Land.

The company has acquired land near Mandwa Jetty in Alibaug and in the Chowk-Karjat region to develop premium, well-connected plotted projects.

“We are also seeing growing interest from investors across India and from NRIs, who continue to view plotted developments as a stable and attractive investment opportunity,” Piramal said.

As cities become denser and more congested, buyers are placing greater value on open spaces, lifestyle-oriented communities and destinations that offer both improved quality of life and long-term appreciation.

“Demand for plotted and farmhouse developments is rising as buyers look beyond crowded city living,” said Rahul Agarwal, founder and chief executive of Avani Infratech, RASA Group. “These properties are increasingly being viewed not only as holiday homes, but also as future-ready investments and alternative living options.”

NCR-based Aranyaka is developing a farmland project in Naugaon, while Central Park has acquired 120 acres there for a wellness-focused farmhouse community.

The segment is also attracting institutional investors as farmland and resort properties are being repositioned as second-home offerings to cater to rising demand.

Improved infrastructure, including the Yamuna Expressway and the Delhi-Mumbai Expressway, has made it possible for buyers to reach these developments within about an hour. Developers are increasingly offering managed farmland projects with common amenities and maintenance services.

Industry experts said the appeal of these townships lies in combining the conveniences of urban living with the space, tranquillity and lifestyle benefits associated with the countryside.