The inauguration of the Dwarka Expressway (Delhi stretch) and Urban Extension Road-II (UER-II) has created a huge buzz in Delhi-NCR’s real estate market. These mega projects, worth nearly ₹11,000 crore, aren’t just about easing traffic; they’re transforming how and where people live in the region.
With shorter commutes, better airport access, and connectivity to Gurugram, Sonipat, Panipat, and Dwarka, these roads are opening new housing hubs. Property prices have already shot up, and demand is expected to rise further.

1. Better Connectivity = Better Housing Demand
• Dwarka Expressway now connects Mahipalpur (near IGI Airport) to Gurugram’s Kherki Daula Toll Plaza.
• UER-II forms a giant semi-circle around Delhi, linking Rohini, Dwarka, Najafgarh, and beyond.
• Travel time from Singhu Border to IGI Airport is down to just 40 minutes.
For homebuyers, this means:
✅ Living further away from the city center but still staying well-connected.
✅ Affordable options in areas like Najafgarh, Rohini, Kundli, Sonipat, and Narela.
2. Prices Are Already Rising
Dwarka Expressway has seen property rates double in just four years.

Fig 1. Dwarka Expressway Price Growth (2020 to Q4 2024)
A typical 3BHK flat that costs 1.8 crore in 2020 is now closer to ₹2.6 to 4 crores. Experts expect another 40 to 60% rise by 2030.
3. Supply vs Demand: A Healthy Market
The market isn’t just about rising prices; homes are actually selling fast.

Fig 2. Residential Units: Supply vs Absorption (2020 to 2024)

Demand has matched or even exceeded supply, showing that buyers are ready to invest.
4. Not just homes, offices & warehouses too!
• Over 3 million sq ft of Grade A office space is coming up along the corridor.
• Warehousing hubs are expanding in Bahadurgarh and Rohtak.
• This means more jobs → more people moving in → more housing demand.
5. The Affordability Question
While investors and luxury buyers are excited, middle-class families face challenges:
• Most new projects are premium or luxury, not affordable.
• Prices in Gurugram have jumped from ₹7,500 to ₹19,500 per sq. ft. in just a few years.
• Without mid-income housing, many buyers could get priced out.
6. What This Means for Delhi-NCR
✅ Good for investors → High returns expected over the next 5–7 years.
✅ Good for homebuyers → Better commute and lifestyle.
✅ Good for city planning → Less congestion in central Delhi.

⚠️ Risk for affordability → Need for government-backed affordable housing.
The launch of Dwarka Expressway and UER-II is not just an infrastructure upgrade; it’s a real estate revolution. Prices are climbing, demand is booming, and new housing corridors are emerging across Delhi-NCR. If balanced properly with affordable housing, these projects could mark the biggest housing transformation in NCR since the Delhi Metro expansion.

Source: Hindustan Times, JLL Primary Research

Authored by: Sumedha Das