House hunting in Delhi-NCR? UER-II changes it all
Business
Newsdesk
18 AUG 2025 | 13:04:22
Delhi-NCR's real estate market is in for a shake-up, thanks to Urban Extension Road-II, which was inaugurated by Prime Minister Narendra Modi recently. This new expressway, which is also being called Delhi’s third ring road, is set to bring far-off pockets of not only Delhi, the National Capital Territory, but also the National Capital Region closer.
What is UER-II?
Urban Extension Road-II (UER-II) is an access-controlled six-lane expressway. The project, built at a cost of ₹5,600 crore and stretching 66 kilometres, provides direct connectivity between National Highway 44 (Delhi–Panipat), National Highway 09 (Delhi–Rohtak) and National Highway 248BB. It is also connected to the Dwarka Expressway.Inside Delhi, this six-lane road is expected to boost connectivity for regions like Alipur, Narela, Bawana, Rohini, Mundka, Najafgarh, Dwarka, Mahipalpur, West Delhi and South Delhi.
Outside Delhi, but within the National Capital Region, it will also improve connectivity for areas such as Bahadurgarh and Sonipat, with dedicated spurs linking them to the corridor. The expressway also connects Delhi Airport to all these areas and national highways. That means travelling to the airport within the connected pockets will become much smoother.
It will also ease travel from Chandigarh, Punjab, Jammu and Kashmir to Delhi Airport. The journey from the Delhi–Haryana Singhu Border to the airport, which earlier took about two hours, can now be completed in just 40 minutes.
Boost for real estate
Since UER-II will improve connectivity across a wide region, it is expected to have a transformative impact on the real estate sector across Delhi-NCR. In fact, many experts believe that for some micro-markets, improved connectivity due to UER-II could lead to a 50% rise in prices in the next two to three years.
Speaking to Fortune India, Ravi Nirwal, Sales Director and Principal Partner at Square Yards, said, “It (UER-II) will likely boost residential activity in Dwarka as well as in peripheral locations such as Kundli, Sonipat and Narela. The impact will go beyond simple price appreciation and create a broader and more resilient base of demand."
Micro-markets in focus
We did a quick scan of estimates by various real estate experts, reported by different media outlets, to understand the likely impact of UER-II on property prices. Inside Delhi, the micro-market that is expected to see the biggest boost is Dwarka. Experts expect this sub-city in south-west Delhi, which is also close to Delhi Airport and Gurugram, to see up to a 40% jump in property prices over the next two to three years. The other pocket where UER-II connectivity could have a major impact is sectors 34, 35, 36 and 37 of Rohini. Real estate industry insiders believe these areas could see a 20–30% rise in prices within the next 18–24 months.
Outside Delhi, the pockets of NCR that are likely to benefit the most from UER-II are Sonipat and Kundli. These areas could see a surge in demand not only for residential land but also for commercial properties for industrial use. In fact, these areas are likely to see the sharpest growth of 30–50% over the next two to four years.
What should you do?
If you are a prospective residential property buyer, you could explore the new options unlocked by UER-II in areas such as Dwarka, Rohini and Najafgarh. If you are an investor, then your search could go a little wider, with Sonipat, Kundli and Bahadurgarh also being part of the mix. However, here is a word of caution, especially for home-buyers. You must do your due diligence and only go for RERA-approved projects, even if you are chasing high returns.
What is UER-II?
Urban Extension Road-II (UER-II) is an access-controlled six-lane expressway. The project, built at a cost of ₹5,600 crore and stretching 66 kilometres, provides direct connectivity between National Highway 44 (Delhi–Panipat), National Highway 09 (Delhi–Rohtak) and National Highway 248BB. It is also connected to the Dwarka Expressway.Inside Delhi, this six-lane road is expected to boost connectivity for regions like Alipur, Narela, Bawana, Rohini, Mundka, Najafgarh, Dwarka, Mahipalpur, West Delhi and South Delhi.
Outside Delhi, but within the National Capital Region, it will also improve connectivity for areas such as Bahadurgarh and Sonipat, with dedicated spurs linking them to the corridor. The expressway also connects Delhi Airport to all these areas and national highways. That means travelling to the airport within the connected pockets will become much smoother.
It will also ease travel from Chandigarh, Punjab, Jammu and Kashmir to Delhi Airport. The journey from the Delhi–Haryana Singhu Border to the airport, which earlier took about two hours, can now be completed in just 40 minutes.
Boost for real estate
Since UER-II will improve connectivity across a wide region, it is expected to have a transformative impact on the real estate sector across Delhi-NCR. In fact, many experts believe that for some micro-markets, improved connectivity due to UER-II could lead to a 50% rise in prices in the next two to three years.
Speaking to Fortune India, Ravi Nirwal, Sales Director and Principal Partner at Square Yards, said, “It (UER-II) will likely boost residential activity in Dwarka as well as in peripheral locations such as Kundli, Sonipat and Narela. The impact will go beyond simple price appreciation and create a broader and more resilient base of demand."
Micro-markets in focus
We did a quick scan of estimates by various real estate experts, reported by different media outlets, to understand the likely impact of UER-II on property prices. Inside Delhi, the micro-market that is expected to see the biggest boost is Dwarka. Experts expect this sub-city in south-west Delhi, which is also close to Delhi Airport and Gurugram, to see up to a 40% jump in property prices over the next two to three years. The other pocket where UER-II connectivity could have a major impact is sectors 34, 35, 36 and 37 of Rohini. Real estate industry insiders believe these areas could see a 20–30% rise in prices within the next 18–24 months.
Outside Delhi, the pockets of NCR that are likely to benefit the most from UER-II are Sonipat and Kundli. These areas could see a surge in demand not only for residential land but also for commercial properties for industrial use. In fact, these areas are likely to see the sharpest growth of 30–50% over the next two to four years.
What should you do?
If you are a prospective residential property buyer, you could explore the new options unlocked by UER-II in areas such as Dwarka, Rohini and Najafgarh. If you are an investor, then your search could go a little wider, with Sonipat, Kundli and Bahadurgarh also being part of the mix. However, here is a word of caution, especially for home-buyers. You must do your due diligence and only go for RERA-approved projects, even if you are chasing high returns.
