February 02,2013 06:51:45 AM

What's in new sub cities close to Dwarka and New Gurgaon for you?

Creation of five new sub-cities on the lines of Dwarka and Rohini is envisaged under Master Plan 2021. This is expected to unlock 60,000 hectares for development and redevelopment and create a large supply of housing in all categories — plotted, high-end and mid-end apartments, industrial housing and EWS within the city, says Vandana Ramnani

Zone L : 21933 hectares

Zone of opportunity, infrastructure a challenge

Zone L is located in south west Delhi, close to Dwarka and New Gurgaon. It comprises of the last peripheral villages abutting Delhi and Haryana. There are 21 villages in the green belt area and 37 villages in zone R (residential). This means that infrastructure will come up here later than in other areas. This zone encompasses 21933 hectares, out of which the green belt covers 10322 hectares and 11611 hectares is available for urbanised development.



The R zone comprises of about 50% to 55% of the total land available. Well known developers have acquired large land parcels in Paprawat, Pindawalan Kalan, Chhawla villages etc.


Some parts of the L zone are to be developed for public, semi public, services and other use zones as per the zonal development plans. Once the local plans are notified and the developers apply for conversion as residential or commercial as per zoning, units in this area can be sold for anything between R3000 and R5000 per sq ft.


The L zone is expected to contribute around five to six lakh dwelling units that will include both group housing and townhouses.


he policy on farmhouses/country homes was passed by the Delhi Development Authority (DDA) last year. Yet to be notified, it allows construction of country homes on a minimum plot area of one acre as against farmhouses, which can be built currently on 2.5 acres.


As of now, land in this area, which is as close to south Delhi as you can get, costs about R2 crore to R6crore per acre.

The land prices in these areas have already appreciated 100% in the past year-and-a-half.


As of now, the L zone seems to be an attractive investment destination . Many villages included in the ‘green belt’ are close to Gurgaon’s sectors 104, 107, 108, 110 and 111 and are located left of the Najafgarh drain that runs along the green belt villages. The Delhi government is developing the Haritima Tourist Complex in Kanganheri for setting up an adventure sports complex and an eco park. DDA is coming up with a state-of-the-art 18-hole golf course spread over 173 acres in Dwarka, a second diplomatic enclave is to be developed as part of Dwarka Phase 2, the Indira Gandhi International Airport is close by, two roads UER1 and UER2 have been proposed to run along this zone.


A four-lane road from Dwarka to Dhansa-Badli-Jhajjar has been proposed. The project will cost R230 crore. This 43 km road will start from Jhajjar in Haryana, pass through Badli, the Dhansa regulator towards Najafgarh and Dwarka Mor. At present, this road is a 19 km, twolane stretch from Jhajjar to Dhansa regulator and a 25 km single stretch from Dhansa regulator to Dwarka Mor. Both Delhi and Haryana governments have given approval to the project.


Under the zonal plan of zone L, almost 900 acres have been earmarked for a water reservoir. Buyers desirous of buying land in the area should seek advice and make sure that the land they are planning to buy will not get acquired or submerged. They also need to keep in mind that about 15% of the area in this zone is earmarked for public and semi public facilities.


Under the zonal plan of zone L, almost 900 acres have been earmarked for a water reservoir. Buyers desirous of buying land in the area should seek advice and make sure that the land they are planning to buy will not get acquired or submerged. They also need to keep in mind that about 15% of the area in this zone is earmarked for public and semi public facilities.


The zone is expected to accommodate two to three million people, something that may put enormous pressure on infrastructure in the future. The current population in the area is 7.50 lakh.


But what remains to be seen is whether this unquenchable thirst to buy acres of land in the hope of making huge returns once the policy is notified makes for an intelligent investment. The point here is that the area may look attractive at face value, but everything will depend on how infrastructure eventually develops in the area. “One can safely assume that it will take at least three to five years for infrastructure to develop in the area,” says Ajay Dabas of Delhi Farms, an expert body on farmhouses in Delhi.


Zone N : 13975 hectares

Housing and industrial

Zone N is located north of NH10 and adjoins the sub city of Rohini. It comprises 29 villages, 10 of which are in the green belt. The zone consists of a total area of 13,975 hectares, out of which the residential is only 48.6%. The zone is expected to contribute five to six lakh dwelling units in both group housing and plotted development. Since there is no height restriction and density norms are likely to be relaxed, this zone will have the highest FAR between 400 to 600 and consist of all categories of housing –- EWS, industrial housing and highrise apartments. Housing units will be available in the range of R10 lakh to R4 crore per dwelling unit and land is available for R1.5 lakh per acre to R4 crore per acre. It is worth mentioning here that land prices in adjoining areas such as Rohini are between R2.5 lakh per sq yard to R6 lakh per sq yard. (1 acre is equal to 4840 sq yards) Well known developers have bought land in Kanjhawala, Madanpur, Jounti, RaniKhera etc.The N zone include the 936 acres of knowledge-based industrial park and the industrial area of Bawana.


Since the zone is not on the flight path and the heliport is operational in Rohini, height restrictions are likely to be removed. Hence, the cost of FAR will be the lowest in this zone.The local administration is currently preparing the arterial road network of 24 m, 30 m, 45 m and 60 m width for the area.


The zone is well connected with a road network. Both the UERs pass through this zone. It also has an active Metro network – Rithala (1km) and Mundka (3km). The latter will connect the industrial areas in this zone.


The area is irrigated through the Western Yamuna canal. The water level is, therefore, not a challenge. There is enough to sustain the growing population in the area.


A 12 acre bus terminal in Kanjhawala is ready and the boundary of the Delhi State Industrial and Infrastructure Development Corporation , knowledge-based 77-acre industry park in Baprola is under construction. Over R5,000 crore are being pumped into the industrial park.


At Rani Khera, opposite Mundka, a multilevel manufacturing hub is being constructed on 147 acres for over R3,098 crore. The existing population of the area is 3.5. MPD 2021 envisages accommodation of 15 lakh population in this zone that will generate employment for over 85,000 people.



Zone P I : 9866 ha & P II : 8534 ha

Employment centres

P1 and P2 zones are located on either side of NH1. P1 comprises the Narela sub city. This zone covers 7365 hectares of urbanisable land. Around 20,000 units are expected to be created by the government in this zone in phase 1. Around 500 unauthorised colonies are part of this area.


The main advantage of these zones is industrial activity.


The total area of 477 hectares has been identified for industrial use zone out of which 247 hectares has already been developed by Delhi State Industrial Development Corporation and is operational.


The zone PI is very well connected by major roads and highways and ideal for urban development. The entire subcity has good natural drainage system. Land for utilities such as water treatment plant, roads, ESS, part of Integrated Freight Complex has been acquired and is being developed.


Integrated Freight Complex (IFC) covering an area of 397.81 hectares is a major economic and employment generation centre. This will create white-collared jobs. MPD2021 anticipates that the workforce in the Narela sub-city will work out to be about 6.2 lakh. Due to the location of industries in area, the comworkforce component is about 3540 %, i.e. in all a generation of about six lakh workers. The Master Plan anticipates a workforce of about 7.62 lakh for zone PII. The proposed population for this zone is 19 lakh, including existing settlements.The housing strategy for this zone incorporates approaches for development of new housing area, upgradation and re-densification through re-development of existing housing area, including unauthorised colonies.


Salient Features

• Zones Located next to NH1, located in North Delhi

• Land prices vary from Rs 2 crore per acre currently

• 100 metre expressway to originate in this zone   

Zone J : 15178 hectares

Transit development

This zone is located in South Delhi and characterised by farmhouses in areas such as Satbari and Mehrauli. Availability of contiguous land and the Supresme Court ruling in 2010 on land acquisition in 13 villages are the impediments when it comes to faster urbanisation in this zone.


The National Buildings Construction Corporation (NBCC), a Central government undertaking, is expected to construct flats on a plot spread over nearly 42 acres near Ghitorni.


There is a pilot project for mixed land use abutting national highways and transit-oriented development project expected to come up in this zone. There are plans to develop a seven-km area along the Gurgaon Metro corridor as multiuse complex with residential and commercial units. The Delhi Metro has been asked by the union urban development ministry to conduct a study along the Metro stretch from Chhattarpur to Arjangarh stations for development of a multi-modal inter-change and street connectivity. The study is confined to 1,500 metres catchment from Delhi Metro stations like Chhattarpur, Sultanpur, Ghitorni and Arjangarh where development of commercial and residential complexes could be considered.


The current population in this zone is eight to nine lakh. It is expected to house 21 lakh people. It is difficult to estimate the progress made in zonal development plans because of the existing dwelling units, ASI monitored structures and large areas reserved for parks and sanctuaries. The biggest challenge is the land cost.


Salient Features

• Current prices from Rs. 8 crore to Rs. 20 crore per acre.

• Farmhouses may be redeveloped into multi-dwelling units

. • Close to airport, Gurgaon and Central Delhi.  

Zone K I : 12439 ha & K II : 5924ha

High on SEZ activity

These zones are located south of NH10 adjoining Dwarka sub city. The topography of the Zone KI has gentle slope towards the Najafgarh drain, thereby causing the flow of all the natural storm drain from the area around Rohtak railway line, Mundka, Ranhola (Safipur), Bakkarwala, Nilothi and other villages in the built-up area/ unauthorised colonies towards the Najafgarh drain.


The zone covers a total of 6515 hectares. About 2827 hectares include built-up area/unauthorised colonies.


As per MPD-2021, the holding capacity of Zone KII, part of Dwarka, has been proposed for a population of 13 lakh. There is an increase in area of this zone from 5648 hectares to 5924 hectares by adding the land in between Bijwasan road and the NCTD boundary. In Dwarka the new housing area units are proposed in part of sector 19, 23, 24 and 26. These sectors are to be developed as low density areas.


Nearly 677 hectares of new housing expected in K1 and K2 forms part of Dwarka. For development of residential area participation of private sector and public agencies is envisaged.


There are around 350 unauthorised colonies in these zones. The 100 m UER passes through K1 and K2. The current population in these areas is around 20 lakh. The projected population is 40 lakh. Special economic zones are proposed to come up in these zones. The gems and jewellery SEZ is expected to come up in Baprolla, the IT/ITeS SEZ expected to come up in Kanjhawala and the manufacturing SEZ to come up in Mundka and RaniKhera.


Salient Features

• It is located south of NH10

• Area of 12439 hectares

• Low supply of new residential land parcels. Has unauthorised colonies

• Two SEZs proposed to be developed by DSIDC-IT, gems and jewellery