Outlook: FY 2026-27
For ten years, Dwarka Expressway (DXP) was sold on a promise: “When the road opens, prices will fly.”
Well, in late 2025, the road is open. The Prime Minister has cut the ribbon on the Delhi section. The T3 Airport Tunnel is in trial runs.
The question for investors in 2026 is no longer “When will it complete?”
The question is: “Is the current pricing of ₹16,000/sq. ft. justified, or is this a bubble?”
At RealEstateIndia, we have analyzed the Q3 2025 transaction data. Our verdict: The “Arbitrage” is over. The “Premiumization” has begun.
The “Two Expressways” Theory
In 2026, you cannot paint the entire 29km stretch with the same brush. The market has fractured into two distinct zones:
Zone A: The “Delhi Edge” (Sector 111, 113, 109)
- Status: This is effectively “South Delhi Extension.”
- The Driver: Proximity to Yashobhoomi (IICC) and the Diplomatic Enclave II.
- Valuation: Projects like M3M Capital and Smart City are trading at ₹18,000 – ₹22,000/sq. ft.
- Verdict: These sectors are competing with Vasant Kunj, not Gurgaon. The pricing is justified because the rental demand from Airport/IICC staff is real.
Zone B: The “Middle Belt” (Sector 102 – 88)
- Status: Pure residential catchments.
- The Driver: Better school infrastructure (DPS, G.D. Goenka) and AIIMS Jhajjar connectivity.
- Valuation: Trading at ₹11,000 – ₹14,000/sq. ft.
- Verdict: This is the “End User” sweet spot. Prices here will grow steadily (10-12% YoY), but don’t expect the explosive 2x jumps of the past.
The “Tunnel Effect” on 2026 Prices
The most underrated trigger for 2026 is the Shiv Murti to T3 Tunnel.
Once fully operational for public traffic (expected mid-2026), a resident in Sector 113 can reach the Check-in Counter at T3 in 7 minutes.
- Impact: This specific connectivity will make Sector 111-113 the #1 choice for frequent flyers (Pilots, Consultants, CXOs), displacing Vasant Vihar which takes 25 minutes to reach T3.
Is the “Diplomatic Enclave” Real?
For years, the Diplomatic Enclave (Sector 24 Dwarka) was a ghost story.
However, with the US and other embassies initiating land surveys in 2025, the sentiment has solidified.
Investment Tip: If you own a unit in Sector 113, hold it. You are sitting on the housing catchment for the future Chanakyapuri.
Analyst’s Verdict: Buy, Sell, or Hold?
- If you bought in 2018 (at ₹6,000/sq. ft): HOLD. Your asset has turned into a cash cow. Rental yields are about to spike as Yashobhoomi scales up events.
- If you are buying today: Avoid “Generic High Rises” in Sector 37D. Instead, target “Theme-Based” Luxury in Sector 109/111 (Golf-themed, Resort-themed). In 2026, differentiation is the only thing that commands a premium.