I am writing this blog to help make middle class home seeker skilled enough to participate and act wisely in E-Auction. Real estate brokers and experts like me are used to participating such auctions. Having a patient, calm mind, market knowledge and an understanding of valuations is a key to secure a profitable deal. This is my bit to help potential homebuyers on owning their dream home. Another reason for writing this blog is that people will visit this page even after 10 years as this TOD project will be still developing and this blog should be useful at that time. With this I have tried to cover everything possible.
I would request readers to analyse each and every point thoroughly and not fall into analysis paralysis. Undoubtedly, these apartments are worth buying. But before you make a decision, it’s your right to know ins and outs so that you can sleep peacefully after this transaction.
I know there will be lot of negativity around this project. Many have wasted interest. I didn’t speak about this project publicly, I was gathering information and conviction for this project. so that I can put my points clearly & confidently.
What is Karkardooma TOD Development?
This is the first TOD project in Delhi-NCR, not just a gimmick, but a true TOD (Transit Oriented Development). The location and connectivity are fantastic, less than 100 meters from the metro, bus stop/depot/ISBT, and three highways nearby, along with easy connectivity to the railway station. Schools and hospitals in this area are already developed, and they will be within walking distance from this project. If you’re a Delhiite, you know what I mean.
This project is spread across ~73 acres, with mixed use developments planned to be developed in multiple phases. Along with the residential towers, there will be office spaces and commercial spaces as well, so you can literally walk to work or shop. This is what a true TOD is all about. There are plenty of open spaces for public amenities and green areas. Considering the fact that it is a TOD, the residential density is not among the highest.
This project will also host the tallest tower in Delhi (approximately 155 meters), which will offer stunning views away from the city’s chaos. Now, East Delhi has something to be proud of. Owning a couple of apartments here will give Delhiites a true sense of pride.
DDA & NBCC SAGA
Delhi is not welcoming to private developments. That means whatever has been built or planned, good or bad, has been done by DDA only. People generally associate DDA and NBCC with substandard developments, but the fact is they have produced quality ones as well. Talking about the recent ones, except for Golf View Condos, Sector-19B, Dwarka, all the developments were top-notch be it Dwarka Greens, Sector-14, all the developments in Narela or UER Heights at Loknayakpuram, etc.
Being a government body, they are an easy target for criticism. Even I have constructively criticized their poor-quality developments. But that doesn’t mean they shouldn’t be praised for their quality work. Even the big private players like DLF (not limited to them) have also delivered poor-quality constructions in Delhi-NCR, but that doesn’t mean you should avoid buying their quality apartments. Private players invest heavily in branding and marketing, which helps them recover from such damages. This is not the case with DDA. In fact, DDA has failed to advertise or promote their recent developments effectively. In this project as well, there are a lot of unknowns, which I will talk about later in this blog. DDA is lagging behind in advertising and promotion, They seriously need to hire good consultants, not only for marketing but also for designing the project efficiently.
There are a lot of concerns regarding the clauses mentioned in the brochure. Indeed, DDA seems to be on the back foot due to legal complaints after all, they are in the vicinity of Karkardooma Court. There are terms mentioned in the brochure stating that allottees cannot raise complaints about construction quality. Buyers need not worry about such clauses because these terms will not stand in a court of law. As per the Contract Act of 1872, such terms can easily be challenged and nullified in court. And as I said, it’s Karkardooma the energies of that locality support fighting for one’s rights.
It is also a fact that DDA and NBCC are intentionally defamed by real estate brokers and builders. This is because they have vested interests.
If you ask my views on the construction quality of these towers. I have visited Tower A of RH 02. I would say the quality is superior. I have been in real estate for more than nine years now, and having an engineering background, I can judge the durability of construction by its look and feel. So, rather than relying on others’ opinions, you must visit the site and judge it for yourself.
Location Overview
Before talking about the location, let’s talk about East Delhi first. Will it be able to attract homebuyers from all parts of Delhi? For a long time, East Delhi has been looked down upon, although it hosts some of the best street food. You all must have heard the term “Jamuna-par.”
Indeed, West and Central Delhi were given priority in development, and East Delhi was left behind. Migration forced East Delhi to grow organically, that’s why we see unorganised development on a large scale. With time, businesses grew, paying capacity increased, and people were no longer dependent on the western side of Delhi.
This was later acknowledged by DDA, and multiple phases of Mayur Vihar were developed. Since then, there has been no new supply here. On the other hand, businesses along with paying capacity kept increasing. Some of the demand was absorbed in the localities of Ghaziabad like Kaushambi and Indirapuram, but there were no new residential developments with an East Delhi address. However, families who moved to these localities still prefer coming back to Delhi for shopping.
Delhi will never lose its charm. There might be temporary setbacks, but Delhi is so rich in culture that it cannot be replaced by new age cities like Gurgaon and Noida.
This land parcel is in the heart of East Delhi. Families who are doing well financially and don’t want to move outside East Delhi, this location will be their first priority.
If you look at the earlier DPR, it has been under planning since 2010. It is already delayed by a decade, better late than never. With the ongoing infrastructure and connectivity improvements, this land parcel has become highly desirable, so much so that DDA could have built office spaces and commercial hubs even without residential complexes. All such spaces could have been easily leased out. The good part is, DDA is aware of the housing demand, as the location is already thriving and ready for planned development.
There are three things that matter in property: location, location, and location. This is a well-known real estate saying, originating around the 1940s and often attributed to British real estate mogul Lord Harold Samuel. It’s a timeless location, even DDA doesn’t have another land parcel where all modes of transport are within a 1 km radius. So, the location is undoubtedly top-notch.
Looking at the connectivity and location, this project will be the pride of East Delhi. I wish my followers to own an apartment here, along with that pride. There is little sense in taking pride without actually owning an apartment here. This project will surely attract residents not only from nearby localities but also from all parts of NCR — including NRIs. In fact, it will also attract professionals who moved out of East Delhi to cities like Gurgaon and Noida.
I’m probably the only one on the internet who has been promoting these value-for-money projects for the last three years. From the most recent to the past, I have promoted UER Heights, Golf View Condos (Sector 19B, Dwarka), and Dwarka Greens (Sector 14), etc.
The Masterplan:
This project is spread over 30 hectares and will be developed in five different phases. The proportion of residential and commercial spaces has been thoughtfully designed. Around 30% of the area is dedicated to green zones. Each of the phases will have its own separate amenities. This project will host a large ground that will be developed for football and cricket. I doubt the access to this ground will be limited to residents, because a public road is planned to intersect this land parcel. Along with this, the Pink Line and Blue Line will also intersect this parcel. You can’t expect seamless public transport without these setbacks, although with the beautification of these, DDA is committed to providing smooth access to the Karkardooma metro station.
As of now, DDA has developed only the first phase. The auction is set to take place in the first week of December. The work on the remaining four phases will commence next year. DDA hasn’t clarified whether they will be developing all the phases sequentially or in parallel. They also haven’t communicated any timeline as such. I would recommend preparing for the worst. If the remaining four phases are developed sequentially, this could take around 15 years. Now you must be able to relate to why I said this at the beginning of this blog. DDA being DDA, you should be prepared for even worse. What if the government flips? What if they never complete all the phases? This locality will then remain underdeveloped for so long — no one can say how long.
On the other side, you can be hopeful that development will be completed within seven years, but early movers will have the disadvantage of noise, air pollution, and underdeveloped amenities. In both cases, be it best or worst, the prices of this phase will move up quickly.
The families who are earning well are mostly living in unorganised developments. In either case, this development will offer an upgrade that they should grab, because the land parcel is huge and so is the distance from the site of construction. The fact is, families are already living in the same circumstances in most parts of Gurgaon and Noida. At least this will be better than living in a random gully surrounded by the chaos of a marketplace. You can do your business there, but a home should be a peaceful and comfortable place.
Families who wait for the upcoming phases may end up losing this opportunity, because the next phase could be even costlier. The first phase will determine the success of the subsequent ones, and DDA is totally dependent on this success without investing much capital. If this phase commands a premium in the market which it will, of course DDA will be confident enough to develop the remaining phases. After all, they will then have enough cash in hand.
The current government has a Gujarati-style mindset when it comes to handling such matters. The e-auction plan ensures that DDA benefits directly from the market premium. I’m hopeful that DDA will take this project seriously and make it a success, something that will make every Indian proud. We’ve seen such developments in cities like Hong Kong and Singapore, but this will be the first of its kind in India.
I’m also glad that neither DDA nor the media is calling it a “copy” or an “Indian version” of some foreign model, because that would dilute the originality of the concept. After all, there’s no applause for a successful copy.
Now, let’s talk about Phase 1. Construction began around 2020, and this phase is already delayed by about a year. DDA is promising delivery in July, but I’d advise buyers to prepare for December. There’s no realistic way this construction will be completed in just seven months.
Coming to the layout of the towers, based on the master plan, RH-02 and RT-01 are well-placed, being away from both the metro and railway lines, and surrounded by greenery. However, for the lower floors, the STP near a few units of RT-01 could be a concern, though it’s one that can be easily avoided by choosing the right units. For now, the higher floors will have a landfill view, but that’s temporary.
To optimize land use in RH-02, the design doesn’t follow sun orientation, which will be a major drawback for lower floors and inner-facing units. These units should be less preferred by homebuyers.
Now, about RT-01, it’s said to be the tallest tower in Delhi-NCR, standing 45 floors high. Tallest towers attract a lot of energy both positive and negative. That’s why Europeans rarely glorify such structures. After all, everyone else can admire the beauty of the tallest tower — except the one living in it! (Just kidding.)
From a Vastu perspective, extremely tall residential towers are generally avoided. They’re better suited for community buildings, religious places, or commercial use. However, there are simple remedies that can balance such energies and any experienced Vastu expert, including myself, can help with those.
Specifications & Floor plan:
There are 1,063 2BHKs offered in Phase-1, sized around 141-202 sq. mtrs on plinth. An additional 500 EWS flats will be sold to eligible candidates around the first quarter of next year.
This is not a typical DDA design, the floor and unit plans, large balconies, spacious entrances, high-speed lifts, sufficient lifts per tower, high-quality fittings and doors, and fewer units per floor make it stand out. I guess that’s why they are branding these as premium flats rather than MIGs. Still, DDA has a long way to go. For example, they could have improved layouts by using butterfly-style designs with bedrooms placed farther apart, ensuring more privacy at the entrance, and following the principle of maximum usable area.
Generally, units in TOD projects are planned compact because the FAR is higher and land is precious. However, compact shouldn’t translate into oversized 2BHKs. DDA could have offered compact 3BHKs that could accommodate an additional bedroom within roughly the same plinth area. Most Delhi families follow a combined setup with about six members, so the current floor plans miss the majority segment. I’m hopeful this will be addressed in the upcoming phases. In fact, 1BHKs should also be planned for affordable homebuyers.
Not all the layouts are good, especially those with larger balconies. Due to fire safety norms, owners won’t be allowed to cover them. These large open areas could be difficult to maintain. They might work as open decks, but considering it’s a 2BHK apartment — and this isn’t Pune or Bengaluru — Delhi’s weather wouldn’t make it enjoyable year-round. So, such layouts could be avoided unless you have an extraordinary use in mind.
Both the floor plans, RH-02 and RT-01, have their own pros and cons. RT-01 lacks a powder room, which means guests will have to walk through a bedroom to access a washroom — a major privacy concern. However, considering the running balcony, larger bedrooms, and excellent views, I’d say it’s a compromise worth making.
RH-02, on the other hand, has a straightforward, no-brainer layout. Higher floors should be preferred for a better view, and they’ll also keep you away from the usual chaos of East Delhi.
All the layouts in both towers are airy. If the direction of the balcony is favourable, these units will be Vastu-compliant.
For those who feel the units are compact, my recommendation would be to own joda apartments here. Owning two or three units on the same floor will make more sense than buying a 4 or 5 BHK. This will provide better privacy and a larger usable area. Since the total number of units exceeds a thousand, the average closure price will likely be lucrative enough.
Pricing
Prima facie, the prices may look on the higher side — but what if I told you that the average H1 bids could go even higher?
The base price here starts from ₹1.78 crore for 1,542 sq. ft. and goes up to ₹2.46 crore for 2,176 sq. ft. A simple calculation shows the rate is ~₹11,500 per sq. ft. on plinth. However, considering how spacious the floor plans are and comparing it with the rates of other under-construction projects in East Delhi, this rate seems quite lucrative.
For example, at Meru Avenue, the rate is around ₹17,000 per sq. ft. Although that project has its own pros and cons, it helps gauge the market acceptance of these prices in East Delhi. It’s clear that this locality is no longer a “cheap neighbourhood” of Delhi.
I tried to reverse-engineer the rates — considering construction costs, land valuation, licensing, and profit margins (if developed by a private player) — and the estimated cost came to slightly above ₹16,000 per sq. ft. Since DDA doesn’t have to bear licensing or profit-related costs, their actual cost must be significantly lower. And since these flats are being offered via e-auction, DDA will surely be rewarded by high H1 bids, given the strong demand for such developments in East Delhi.
I wouldn’t be surprised if the H1 bids exceed the average market rate. The lucky applicants will secure a deal below market value — and with the right strategy, you can increase your chances of being one of them.
Commercials & Office Spaces:
This is a mixed-use development that will include office and commercial spaces. As businesses are booming in East Delhi, they will surely look forward to upgrading. DDA hasn’t yet revealed whether these spaces will be leased or sold, but in either case, they are likely to be fully absorbed by local demand. This will further expedite the project’s development, ensuring there’s no cash crunch.
I will cover this separately if DDA decides to sell these spaces.
Investment Prospective
Like every project, this one also has its pros and cons. The risk of execution is minimal, but what if DDA fails to develop all the phases or delays them? One shouldn’t be overly optimistic or pessimistic — finding the right balance brings clarity. This balance will also determine the market rate. After all, where there’s risk, there’s opportunity. Lower risk generally means lower returns.
Let’s understand the risks in the worst-case scenario. Suppose this TOD project gets stuck and no further phases are developed — the locality would then remain underdeveloped for decades. In that case, the asset (the flat) remains secure. It just wouldn’t appreciate as much as it could have if the project were fully completed. Real estate is largely driven by politics, and governments can change any day. Whether the next government prioritizes this project or redirects funds elsewhere is unpredictable.
Now, looking at the best-case drivers — after selling the first phase, DDA will be financially equipped to execute the remaining phases. The Minister of Housing and Urban Affairs, Manohar Lal Khattar, has experience handling large-scale housing developments, which adds to the optimism.
https://www.youtube.com/watch?v=X-iHZN-rYtU
If the capital is secure and there’s potential for growth, that’s exactly where an intelligent investor should invest. At the very least, it’s far better than buying a 3BHK worth ₹1.8 crore on the Yamuna Expressway, which carries high execution risk and is far from the city center.
Since risk lies in the lap of the future, let’s also understand what the future of DDA and housing in Delhi looks like. DDA is now more focused on commercial and public infrastructure projects. Except for redevelopment initiatives, there are no large-scale housing projects planned. Meanwhile, housing demand in Delhi continues to surge. Families are either forced to settle in unorganized colonies or move to the outskirts of the city. The demand will persist, but supply will remain limited.
If, in the future, private developers are allowed to participate, the cost of land acquisition, licensing, and profit margins will make housing even more unaffordable for the middle class — something already evident in Gurgaon and Noida.
Given this demand-supply gap, this project stands out as a lucrative investment opportunity. The upcoming phases will add supply but also reduce execution risk. With lower risk and rising optimism, prices in subsequent phases are likely to climb even higher — and this momentum will eventually push up the prices of Phase 1 as well. Hence, Phase 1 could prove to be a timeless investment at its current price point.
Final Verdict
DDA has successfully sold apartments in the western part of Delhi, which reflects the strong housing demand in the city. Considering the location, the ecosystem spread across 30 hectares, and excellent connectivity, DDA will likely be able to sell these apartments at a premium. This premium will ultimately be governed by the market and the market sentiment is clearly positive.
The timeless value of this land parcel, combined with the minimalist lifestyle that DDA is offering, makes this project a potential landmark success — both for DDA and for buyers who can anticipate future market trends. With a well-executed bidding strategy, one can significantly improve their chances of securing a good deal. Since auction prices are determined by individual participants, buyers must stay well-informed about prevailing market rates to avoid overbidding.
What Next?
Now comes the million-dollar question — should you apply for it? What should be your preferences and strategies? How much should you bid, and to what extent does it make investment sense?
I’ll be happy to guide you further on this. I’m planning an exclusive webinar to discuss these aspects in detail. You can join Elite Membership to participate live. The link is given below.
https://www.youtube.com/channel/UCrZd3_FYlrLewnB0uSrKjyA/join
If you wish to be part of this webinar without joining the membership, please reach out via WhatsApp at 988394112.
Please note that the recording will not be available in this case, and the participation fee will be ₹999.
Share your thoughts in the comment section below — I’ll be creating a YouTube video on this topic soon.
Thank you for your attention!