Micro-markets anchored by airports are witnessing significantly faster property price appreciation compared to other parts of the same city, according to the online property portal squareyards.com latest report, ‘Jet Set Growth – Airports Fuelling Property Market Expansion in India’.
The report studies the airport-driven impact on property price trends from FY 2021 to FY 2025 in select key major cities and regions, such as Bengaluru, Hyderabad, Navi Mumbai, and Noida & Greater Noida (including Yamuna Expressway), capturing the strong recovery as well as upcycle in residential markets in the post-pandemic years. The report highlights that property price growth in airport-led corridors has consistently outperformed citywide averages for both apartments and residential plots.
Tanuj Shori, CEO & Founder, Square Yards, said, “Airports are among the most influential enablers of economic growth, urban transformation, and real estate development. In India, cities anchored by major airports, such as Delhi, Mumbai, Bengaluru, and Hyderabad, have demonstrated sustained residential growth, driven by improved connectivity, increase in employment hubs, and large-scale infrastructure investment. This impact is even more visible in micro-markets located near airports. As outlined in our latest report, areas like North Bengaluru and South Hyderabad, for example, have consistently recorded stronger property price appreciation than their regional peers. Even greenfield projects like Noida International Airport and Navi Mumbai International Airport are already driving residential activity well before operations begin. Currently, India currently has 140 airports handling nearly 412 million passengers annually, as per the Airports Authority of India. Notably, in alignment with the national vision of ‘Viksit Bharat’, this figure is expected to rise to 300 airports serving nearly 3 billion passengers annually by 2047. Given these projections, all stakeholders in the residential market have a strategic opportunity to benefit from the next generation of globally connected, future-ready Indian cities.”
Average property rates are as per data trends observed on squareyards.com and may differ due to location, proximity to airport, and property-specific factors. FY refers to India’s financial year, April–March (e.g., FY25 = Apr 2024–Mar 2025).
Average property rates are as per data trends observed on squareyards.com and may differ due to location, proximity to airport, and property-specific factors. Residential plot includes land only. FY refers to India’s financial year, April–March (e.g., FY25 = Apr 2024–Mar 2025).
Key Findings:
Bengaluru | Kempegowda International Airport – North Bengaluru
- Apartments: In North Bengaluru, apartment prices ranged between Rs. 11,000–13,000 per sq.ft, recording a 69% growth between FY21 and FY25. In contrast, the rest of the city saw prices between Rs. 13,000–15,000 per sq.ft, with a lower growth of 48%.
- Residential Plots: Plot prices in North Bengaluru were in the range of Rs. 68,000–72,000 per sq.yd, registering a remarkable 118% growth over FY21–FY25. The rest of Bengaluru witnessed prices between Rs. 80,000–85,000 per sq.yd, growing at 93%.
Hyderabad | Rajiv Gandhi International Airport – South Hyderabad
- Apartments: Apartment values in South Hyderabad stood at Rs. 6,000–8,000 per sq.ft, rising by 74% during FY21–FY25. Meanwhile, other parts of Hyderabad saw higher prices at Rs. 9,000–11,000 per sq.ft, with a lower growth of 48%.
- Residential Plots: In the airport-led South Hyderabad corridor, plotted developments were priced at an average Rs. 55,000–60,000 per sq.yd and appreciated by 84%. The rest of the city recorded prices of Rs. 75,000–80,000 per sq.yd with a more modest 59% growth.
Navi Mumbai | Navi Mumbai International Airport – Panvel Region
- Apartments: Apartment prices in the Panvel region stood at Rs. 10,000–12,000 per sq.ft, growing by 74% from FY21 to FY25. Comparatively, the rest of Navi Mumbai commanded higher prices of Rs. 19,000–21,000 per sq.ft but saw only 45% growth.
- Residential Plots: Panvel's plotted land rates on an average ranged from Rs. 80,000–85,000 per sq.yd, reflecting a solid 93% increase. In other parts of the city, plot prices were higher at Rs. 1,10,000–1,30,000 per sq.yd, but with a relatively slower growth of 58% over the same period.
Noida & Greater Noida | Noida International Airport – Yamuna Expressway
- Apartments: Apartment rates along the Yamuna Expressway corridor ranged between Rs. 7,000–9,000 per sq.ft, witnessing the growth at 90% between FY21 and FY25. The rest of Noida recorded Rs. 9,000–11,000 per sq.ft with a strong but comparatively lower 79% growth.
- Residential Plots: Plot values along the Yamuna Expressway stood at Rs. 65,000–70,000 per sq.yd, registering 94% growth over FY21–FY25. The rest of Noida saw prices between Rs. 90,000–1,10,000 per sq.yd, growing at a slower pace of 45% during the same period.
What This Means for Homebuyers and Investors?
However, analysts caution that while plot investments offer better returns, they come with higher due diligence needs, including land titles, zoning approvals, and development norms. Furthermore, the value of plotted developments is closely linked to the speed and success of airport projects and related public infrastructure.
As India’s airport infrastructure expands, the real estate ripple effect is being felt most strongly in the plotted land segment. The Square Yards report reinforces a critical market trend: strategic location, led by infrastructure like airports, is becoming the single largest determinant of residential property growth. For investors and homebuyers alike, the takeaway is clear—where the runways lead, real estate follows.
