Plots Near Airports See 84–118% Price Rise in 4 Years

In India’s fast-transforming real estate sector, housing plots located near existing and upcoming airports have recorded significantly higher price appreciation compared to apartments over the past four years. According to a recent report by Square Yards titled “Jet Set Growth – Airports Fuelling Property Market Expansion in India”, plot values in cities like Delhi, Mumbai, Bengaluru, and Hyderabad have increased by 84–118% between FY21 and FY25. In contrast, apartment prices in the same areas have seen relatively modest growth of 45–93%. This disparity is largely attributed to improved airport connectivity, the expansion of employment zones, and substantial infrastructure investments across these regions.

Greater Noida’s Yamuna Expressway corridor, linked to the upcoming Noida International Airport at Jewar, stands out for its sharp rise in property values. Here, apartment prices have grown by 90%, reaching ₹7,000–₹9,000 per sq ft. Meanwhile, residential plots in the same stretch appreciated by 94%, now priced between ₹65,000–₹70,000 per sq yd. Other parts of Noida saw apartment prices increase by 79% and plots by 45% over the same period. A similar trend is visible in North Bengaluru, where proximity to Kempegowda International Airport has fuelled demand. Apartment prices in the area rose by 69% to ₹11,000–₹13,000 per sq ft, while plot prices surged by 118%, reaching ₹68,000–₹72,000 per sq yd.

The Panvel region in Navi Mumbai, which is seeing major infrastructure developments in connection with the upcoming Navi Mumbai International Airport, has also experienced strong gains. Apartment prices in Panvel grew by 74% to ₹10,000–₹12,000 per sq ft, while plotted land appreciated by 93%, now averaging ₹80,000–₹85,000 per sq yd. In contrast, other parts of Navi Mumbai witnessed slower growth—apartments increased by 45% despite higher base prices, and plot prices rose by 58%. These figures suggest that the highest returns are concentrated in areas with lower entry costs and major infrastructure on the horizon.

Square Yards noted that the price growth in airport-linked areas has consistently outperformed citywide averages. As Tanuj Shori, CEO and Founder of Square Yards, explained, airports serve as powerful economic enablers. Their development often triggers a chain reaction involving logistics, commercial expansion, and residential development. The report found that micro-markets surrounding airports are drawing stronger demand due to better access, increased employment opportunities, and the potential for long-term capital gains.

One of the key advantages of plots over apartments is flexibility. Buyers of plots have greater control over construction timelines, architectural design, and customisation. This is particularly appealing to investors and self-build homebuyers. Additionally, plotted developments tend to offer higher return potential as land is a finite resource and often appreciates faster than built-up properties. However, experts caution that buyers must exercise due diligence with regard to land title, zoning regulations, and civic approvals, especially in rapidly expanding zones.

While apartments will remain important for first-time homebuyers and those seeking move-in ready units, the growing preference for plots in infrastructure-focused corridors is becoming more evident. The report projects that this trend will continue as large-scale airport projects approach completion and surrounding areas become increasingly connected to city cores and commercial hubs.

With new airports emerging as central growth anchors in cities like Greater Noida, Navi Mumbai, and Bengaluru, housing demand is being reshaped around them. The data shows that plots, particularly in early-stage development zones with planned connectivity and infrastructure, are outperforming traditional housing formats in terms of price momentum and future prospects.