Zone L: Zone of opportunity, infrastructure a challenge
Zone L is located in south west Delhi, close to Dwarka and New Gurgaon. It comprises of the last peripheral villages abutting Delhi and Haryana. There are 21 villages in the green belt area and 37 villages in zone R (residential). This means that infrastructure will come up here later than in other areas. This zone encompasses 21933 hectares, out of which the green belt covers 10322 hectares and 11611 hectares is available for urbanised development.
The R zone comprises of about 50% to 55% of the total land available. Well known developers have acquired large land parcels in Paprawat, Pindawalan Kalan, Chhawla villages etc.
Some parts of the L zone are to be developed for public, semi public, services and other use zones as per the zonal development plans. Once the local plans are notified and the developers apply for conversion as residential or commercial as per zoning, units in this area can be sold for anything between R3000 and R5000 per sq ft.
The L zone is expected to contribute around five to six lakh dwelling units that will include both group housing and townhouses.
The policy on farmhouses/country homes was passed by the Delhi Development Authority (DDA) last year. Yet to be notified, it allows construction of country homes on a minimum plot area of one acre as against farmhouses, which can be built currently on 2.5 acres.
As of now, land in this area, which is as close to south Delhi as you can get, costs about R2 crore to R6crore per acre.
The land prices in these areas have already appreciated 100% in the past year-and-a-half.
As of now, the L zone seems to be an attractive investment destination . Many villages included in the ‘green belt’ are close to Gurgaon’s sectors 104, 107, 108, 110 and 111 and are located left of the Najafgarh drain that runs along the green belt villages. The Delhi government is developing the Haritima Tourist Complex in Kanganheri for setting up an adventure sports complex and an eco park. DDA is coming up with a state-of-the-art 18-hole golf course spread over 173 acres in Dwarka, a second diplomatic enclave is to be developed as part of Dwarka Phase 2, the Indira Gandhi International Airport is close by, two roads UER1 and UER2 have been proposed to run along this zone.
A four-lane road from Dwarka to Dhansa-Badli-Jhajjar has been proposed. The project will cost R230 crore. This 43 km road will start from Jhajjar in Haryana, pass through Badli, the Dhansa regulator towards Najafgarh and Dwarka Mor. At present, this road is a 19 km, twolane stretch from Jhajjar to Dhansa regulator and a 25 km single stretch from Dhansa regulator to Dwarka Mor. Both Delhi and Haryana governments have given approval to the project.
Under the zonal plan of zone L, almost 900 acres have been earmarked for a water reservoir. Buyers desirous of buying land in the area should seek advice and make sure that the land they are planning to buy will not get acquired or submerged. They also need to keep in mind that about 15% of the area in this zone is earmarked for public and semi public facilities.
The zone is expected to accommodate two to three million people, something that may put enormous pressure on infrastructure in the future. The current population in the area is 7.50 lakh.
But what remains to be seen is whether this unquenchable thirst to buy acres of land in the hope of making huge returns once the policy is notified makes for an intelligent investment. The point here is that the area may look attractive at face value, but everything will depend on how infrastructure eventually develops in the area. “One can safely assume that it will take at least three to five years for infrastructure to develop in the area,” says Ajay Dabas of Delhi Farms, an expert body on farmhouses in Delhi.
The Najafgarh drain separates Zone L from sectors in new Gurgaon