Why invest in Mohali & New Chandigarh?

A property becomes more valuable when the place around it becomes more useful. Better roads bring workplaces closer. Offices create demand for homes. Hospitals, universities, shopping destinations and leisure facilities give families more reasons to settle. Mohali and New Chandigarh bring these factors together in two distinct parts of the Chandigarh region.

The investment case combines an established regional attraction with an expanding local economy: proximity to Chandigarh, airport connectivity, planned residential development, technology businesses and space for new neighbourhoods. For families, it can mean a home connected to education, healthcare and careers. For investors, it means examining where these advantages are translating into occupancy, rental demand and lasting neighbourhood quality.

The 2018–2026 growth story: plots and apartments

Acres To Yards’ indicative local market observations for 2018–2026 describe a substantial change in selected parts of Mohali: plot values moving from around ₹25,000 per square yard to as much as ₹2 lakh per square yard in select prime locations, and apartment prices moving from around ₹4,000 per sq ft to approximately ₹15,000 per sq ft in selected premium segments.

These figures describe a market observation across locations and property types, rather than a verified resale history of the same properties. They should not be read as a common starting price, current rate or return achieved by every project named below. Plot size, exact location, possession, construction quality and the area used to calculate an apartment rate all affect the comparison.

There is a documented historical reference for the ₹25,000 figure: in April 2018, GMADA offered 753 residential plots in IT City at ₹25,000 per square yard, according to contemporary reporting. That establishes a specific scheme price at a specific time; it does not establish a 2018 price for every Mohali township. The Tribune, 14 April 2018 ↗

Aerocity, IT City, Sectors 88–89, Wave Estate and Emaar’s Mohali Hills belong in this discussion because they represent different ways buyers participate in Mohali’s residential expansion. Aerocity and IT City draw attention to the airport-side development corridor; Sectors 88–89 form part of GMADA’s planned urban development. Wave Estate markets plotted and built residential options in Sectors 85 and 99, while Emaar’s Mohali Hills includes residential plots in Sectors 105, 108 and 109. Each needs its own price comparison and assessment of access, services and neighbourhood occupation. GMADA development portfolio ↗, Wave Estate ↗, Emaar Mohali Hills ↗

The lesson from the past eight years is the value of identifying locations where infrastructure and everyday use improve together. Past appreciation, however, is not a forecast of the next eight years.

Luxury apartments have widened Mohali’s appeal

Mohali’s housing choice now includes a prominent premium-apartment segment alongside plots and independent houses. Homeland Heights in Sector 70, Homeland Regalia in Sector 77, JLPL Falcon View in Sector 66A and Marbella Grand in Sector 82A illustrate this part of the market. Their developers position them around larger residences, architecture, shared amenities and managed community living. Homeland Heights ↗, Homeland Regalia ↗, JLPL Falcon View ↗, Marbella Grand ↗

For a buyer, the appeal can include security, lifts, parking, recreational facilities and the convenience of an apartment when travelling or living between cities. For parents purchasing a home for their children, the decision may also involve proximity to work and a community that suits the next generation’s lifestyle.

This helps explain why the ₹4,000–₹15,000 per sq ft discussion is about both pricing and a changing housing product. A newer luxury specification cannot automatically be compared with an older standard apartment as if the difference were entirely capital appreciation. A sound comparison uses the same area basis—carpet, built-up or super built-up—and accounts for furnishing, floor premiums, parking and other charges.

Airport Road is becoming a place to work, shop and live

Airport Road’s importance extends beyond the journey to a flight. Residential catchments, offices, shops, restaurants and entertainment destinations can reinforce one another along a well-connected corridor.

CP67 in Sector 67 is a visible example of this commercial development. Its location on International Airport Road and its retail, office and entertainment components bring multiple uses together. National consumer brands also have a presence: Burger King’s own store directory lists its CP67 outlet. CP67 project website ↗, Burger King’s official CP67 listing ↗

There is further expansion to watch. The Phoenix Mills has included Chandigarh/Mohali in its development pipeline, while reporting has identified a proposed Phoenix mall through Casper Realty. This is a future commercial catalyst, rather than an operating mall to count in today’s footfall. Phoenix Mills investor disclosure ↗, The Tribune, 21 November 2025 ↗

For commercial-property investors, the practical questions are tenant demand, visibility, parking, usable frontage, maintenance costs and actual occupancy. A busy road helps most when customers can conveniently enter, park and use the property.

Technology, SEZs and manufacturing strengthen the employment base

Employment gives a housing market a recurring source of demand. Mohali has a concrete technology expansion to track: on 12 March 2026, Infosys announced the groundbreaking for an approximately 350,000 sq ft expansion of its Mohali Development Center, planned to seat about 3,000 employees. Its announcement described existing operations with close to 1,000 employees. Planned seating capacity should be distinguished from people already hired and working at the expanded campus. Infosys announcement ↗

Mohali also has an established export-oriented business base. The Government of India’s operational SEZ list, dated 31 July 2026, includes Quarkcity India, Sun Pharmaceutical Industries and Infosys at their respective Mohali sites. These are specific operational SEZs; the designation does not apply to every industrial or residential property nearby. Department of Commerce operational SEZ list ↗

An additional development is semiconductor manufacturing. A September 2026 government release records the inauguration of commercial production lines at CDIL Semiconductor in Mohali. Alongside IT services and pharmaceuticals, this adds another dimension to the district’s employment story. Press Information Bureau, September 2026 ↗

Our investment interpretation is that a more varied employment base can support different housing budgets and business requirements. The strongest evidence of that benefit will be sustained hiring, occupied offices and factories, and demand for nearby homes.

Better regional roads can broaden the housing catchment

Improved connectivity makes more locations practical for residents and businesses. On 17 July 2026, the Prime Minister’s official account recorded the inauguration of the six-lane IT City–Kurali greenfield highway and the foundation laying for the PR-7 Spur of the Ambala–Chandigarh Greenfield Highway. These are different stages of delivery: one inauguration and one foundation stone. Prime Minister’s Office, 17 July 2026 ↗

Better links around Mohali, Kharar and Kurali can improve access to employment and reduce dependence on congested urban routes. They can also help families who travel frequently between the Chandigarh region and other parts of Punjab, Haryana, Himachal Pradesh and Jammu & Kashmir.

For an individual property, actual access matters more than distance on a map. Entry and exit points, connecting roads and the last part of the journey determine how much of a highway’s benefit reaches a neighbourhood.

Aerotropolis: the next airport-side development chapter

Aerotropolis deserves attention as a continuation of GMADA’s airport-side development programme. GMADA’s records use the description “Aero City Expansion Project namely Aerotropolis”, while its infrastructure procurement includes peripheral and grid roads for Pockets A, B, C and D. GMADA Aerotropolis notification ↗, GMADA road-development tender ↗

The comparison with Aerocity and IT City is useful as a development concept: planned land, roads, services and eventual residential and commercial occupation. It is not evidence that Aerotropolis will follow the same price curve or completion timetable.

Its investment potential depends on pocket-specific progress, the rights represented by the property being offered, allotment and possession, infrastructure delivery and the pace at which a functioning neighbourhood develops. Early participation and a ready home serve different needs and require different holding periods.

Gharuan, Jhanjheri and Kurali: development beyond the established sectors

The wider region’s future also depends on where industry and urban growth are accommodated. Three planning developments are particularly relevant:

• Gharuan: June 2026 reporting described a draft amendment to the GMADA regional plan involving nearly 3,000 acres around Gharuan and 16 surrounding villages, with proposed industrial, commercial and residential uses in specified areas. The article treats this as a reported planning proposal; final notification of the changes was not established in this research. The Tribune, 26 June 2026 ↗
• Jhanjheri: A proposed 140-acre industrial focal point was reported in November 2025, with land transfer to PSIEC and infrastructure development envisaged. This could expand space for businesses and employment, but the announcement does not establish a completed industrial estate. The Tribune, 21 November 2025 ↗
• Kurali: June 2026 reporting described a draft planning exercise for Kurali and 78 surrounding villages, with public objections and suggestions invited. Its significance lies in organising future growth beyond the established urban areas; final parcel-level land use needs to be checked against the operative documents. Punjabi Tribune, 27 June 2026 ↗

If implemented well, such developments could support jobs, supplier businesses, shops and housing. A planning designation, a developed industrial park and a formally notified SEZ are distinct stages or categories, each requiring its own evidence.

New Chandigarh offers a different residential proposition

New Chandigarh, in Punjab’s Mohali district, offers another way to participate in the wider region’s growth. GMADA’s master-plan framework includes Mullanpur/New Chandigarh, and its development portfolio includes Eco City and Medicity. Its attraction combines planned residential expansion with access to the Chandigarh side of the region. GMADA master plans ↗, GMADA development portfolio ↗

Healthcare is a substantial part of this proposition. The Homi Bhabha Cancer Hospital and Research Centre at Mullanpur was developed through Tata Memorial Centre as a major cancer-care institution serving Punjab and neighbouring states and Union Territories. Such institutions can create continuing requirements for staff housing, services and accommodation for visiting families. The housing effect is an investment inference, rather than a published rental-demand figure. Government announcement on the hospital ↗

The Maharaja Yadavindra Singh International Cricket Stadium adds sporting visibility and visitor activity. This is the Punjab Cricket Association’s New Chandigarh venue, already used for IPL matches in 2024, rather than simply a future government stadium proposal. Major events can benefit hospitality and local commerce, although event-day crowds do not establish year-round rental demand. Punjab Kings’ 2024 match account ↗

For buyers comparing New Chandigarh with Mohali, the useful distinction is daily lifestyle: the commute, occupied neighbourhood, schools, shops and medical access that fit their household. Both markets contain locations at different stages of maturity.

Families are buying for their next generation

In Acres To Yards’ local market experience, buyers from Punjab, Haryana, Himachal Pradesh and Jammu & Kashmir form part of the region’s housing demand. Some are relocating; others want a second home that can support children’s education, careers and eventual settlement. This is a qualitative market observation, rather than a measured state-wise buyer survey.

The attraction is the combination of a planned-city environment, higher education, healthcare, employment and regional connectivity. A family can retain its roots in its hometown while establishing a practical base near Chandigarh.

Education and research also strengthen that proposition. For example, Plaksha University announced its School of AI & Computer Science and HDFC Limited Innovation Hub in February 2025. Institutions of this kind can deepen the local talent pool and support the relationship between education, enterprise and residential demand. Plaksha University announcement ↗

This mix of end-use, second-home and investment motives is worth understanding. A house bought for a child’s future may be judged on long-term usefulness as much as on its next resale price.

Chandigarh’s next development phase and the Metro outlook

Chandigarh’s own development decisions can influence the wider regional economy. On 18 September 2026, The Tribune reported that the Administration had cleared selected Master Plan 2031 amendments, including changes affecting group-housing pockets, institutions and mixed-use development. The report also identified limits and conditions, including the deferral of a proposed Vikas Marg extension towards the Punjab border. The Tribune, 18 September 2026 ↗

The potential benefit for Mohali and New Chandigarh comes through stronger regional activity, institutions and connectivity. It should not be interpreted as a merger into Chandigarh UT or an automatic increase in neighbouring land values. Additional housing and commercial supply can also increase competition, making location and quality more important.

The proposed Tricity Metro is another potential long-term catalyst. A delivered network could expand convenient commuting and support activity around accessible stations. However, this article does not assume a commissioning date or treat a proposed station as an existing amenity. A December 2024 parliamentary reply recorded that a DPR had not then been prepared; July 2025 reporting continued to describe the lack of a submitted DPR. No later definitive commissioning commitment was verified for this article. Parliamentary reply ↗, The Indian Express, 31 July 2025 ↗

Where the long-term opportunity lies

Mohali and New Chandigarh deserve consideration because several foundations can work together: employment, education, healthcare, planned development, improving roads and families seeking a lasting base in the region.

The best purchase is the property where these advantages connect with a sensible entry price. A plot needs usable access, services and clear ownership. An apartment needs a good layout, suitable maintenance costs, verified possession status and a realistic comparison with alternatives. Commercial property needs customers and tenants who can sustain the price being paid.

Before committing, check the exact property’s title, applicable approvals and phase-specific RERA registration, authority dues, possession or completion documents, drainage and utilities. Then compare actual recent transactions and realistic rents. A growing city can contain both attractive purchases and overpriced ones.

At Acres To Yards, our approach is to connect the region’s growth story with the property that fits your budget, purpose and holding period—whether that is a plot in Mohali, a premium apartment, a commercial space or a family home in New Chandigarh.

Market observations are indicative and property-specific. Government proposals and project timelines can change; past price growth does not assure future returns.