Gurugram has been shorthand for upmarket living forever in the National Capital Region, from Grade A offices to gated condominiums. Its success has also spurred pressure, steep price hikes, congestion and diminishing land to drive residents and investors beyond traditional hot spots. Kundli in Sonipat is becoming more and more viewed as a logical northern counterweight to Gurugram not a replica or suburb but a new centre shaped by infrastructure-led growth, rational pricing and a longer runway for urban planning. With a steadily rising self-use population and a sharp shift in resident numbers moving from Delhi’s northern pockets, the area is transitioning from a peripheral township into a primary residential catchment.
Strategic Location turns Kundli from NCR Periphery to Mobility and Logistics Node
Kundli’s positioning has gone from peripheral to pivotal. The township is 25 to 30 kilometres from Delhi, directly connected by NH 44 and situated at the northern end of the 135.6 kilometre Western Peripheral or Kundli–Manesar–Palwal Expressway, a six-lane ring that avoids heavy traffic on and around the capital and connects the main nodes in Haryana. Already, the Expressway has relabeled Kundli from a periphery to NCR to a key interchange in the logistics and mobility ecosystem of the region. Its location also benefits from proximity to the HSIDC Industrial Corridor, which continues to draw manufacturing, warehousing, and MSME units, creating employment clusters that naturally increase end-user housing demand in Kundli and the adjoining belt.
The story of connectivity, though, is just getting started. The approved Delhi–Panipat Regional Rapid Transit System (RRTS) will operate semi-high-speed trains to and from Delhi, Sonipat and Panipat across roughly 100 kilometres and will include a dedicated station at Kundli, elevating the township’s commuter appeal. Alongside this, the 26.5 km Delhi–Sonipat Metro extension under the new Delhi Metro policy is slated to terminate at Kundli and Nathupur, providing a seamless public transport link similar to what accelerated Gurugram’s rise two decades ago. On the road network, the inauguration of Dwarka Expressway (Delhi section) and Urban Extension Road II (UER-2) in 2025 has built a powerful new mobility spine that is expected to cut the travel time from the Singhu border to IGI Airport to around 40 minutes, giving Kundli unmatched access to west Delhi and the airport zone.
Education and Industry Ecosystems Drive Sustained Residential Demand
What strengthens Kundli’s positioning further is the large institutional ecosystem growing around it. The Rajiv Gandhi Education City, spanning more than 2,000 acres and home to universities, research centres and skill development institutions, has become a major magnet for students and professionals said Akshay Taneja, CEO, TDI Infrastructure. Additionally, the presence of OP Jindal Global University just minutes away, and the broader industrial influence of Maruti Suzuki’s manufacturing ecosystem in the region, creates a consistent flow of rental and residential demand for the Sonipat–Kundli stretch.
Affordability positions Kundli as a strong alternative to Gurugram
The price dynamics underscore the reason Kundli is always mentioned in the same breath as Gurugram. Apartments in Sonipat have in most developments come in at around 2,300–3,900 rupees per square foot, significantly lower than the Gurugram market, where the average price for an apartment currently sits at 7,500–8,500 rupees per square foot, and in many projects crosses five digits. Consultants also report that average residential prices across Delhi NCR were up nearly 30 percent year-on-year by late 2024, buoyed by demand for premium homes and supply shortages in established districts. As a result, Kundli is attracting greater developer attention, with more than ten developers announcing or planning new projects in the Sonipat–Kundli region, signalling rising confidence in the area’s long-term growth.
All this context makes Sonipat and Kundli credible solutions in the race against crowded districts such as Gurugram and Noida for buyers who value connectivity, space and long-term investment over legacy pin codes. Kundli is unlikely to supplant Gurugram’s core office dominance in the near future, but it is well primed to serve as a companion market—absorbing the next wave of cost-conscious yet aspiration-led residential demand. As the metro, rapid rail network, HSIDC expansion, Education City ecosystem and the full UER-II spine transform from project reports into on-ground reality, Kundli’s path from a peripheral suburb to an aspirational address will shape the future of premium living in the National Capital Region.
