How NH-9 is shaping a new urban growth belt across NCR

NH-9, popularly referred to as NH-24 about a decade ago, was perceived as just another congested route linking Delhi with Meerut. Daily travellers considered it to be an area prone to traffic jams and poor infrastructure, characterized by prolonged travel periods. Despite its strategic location, Ghaziabad remained on the periphery of NCR’s urban imagination. Property prices were relatively low, organised development was limited, and much of the land along the corridor remained underutilised.

Today, that perception is changing rapidly. NH-9, on account of an array of massive infrastructural improvements, is gradually becoming one of NCR’s most vital urban development zones. The operational Delhi-Meerut Expressway (DME), the expanding Namo Bharat Regional Rapid Transit System (RRTS), and the presence of top-notch real estate developers have all contributed to a shift in both accessibility and the attitude towards real estate in this zone. Regions that were previously regarded as viable alternatives have begun to gain acceptance as desirable residential zones. Ashish Agarwal, Director, AU Real Estate, gives deep insights.
From peripheral location to a premium residential destination
The preferences of buyers in Delhi-NCR have changed significantly. Old addresses in Gurgaon and Central Delhi are not considered exclusively attractive anymore. Modern buyers look for well-developed infrastructure, proper planning, and better value. In comparison to other regions, the area along NH-9 is unique in terms of infrastructure, which either exists now or is currently under construction. The Delhi-Meerut expressway has improved the accessibility of Delhi from Ghaziabad, the Namo Bharat RRTS will change the transport network, and the planned Noida Metro expansion from Sector 62 via Indirapuram to Siddharth Vihar will reinforce the connection with the Blue Line of Delhi Metro.

This infrastructure momentum is reflected in market performance. According to Knight Frank, the contribution of Ghaziabad in terms of launches in 2025 was about 10% in NCR while the share of sales was almost 16%, owing to the low-cost factor, NH-24 link, and location near the Delhi-Meerut RRTS route. Within Ghaziabad, Siddharth Vihar has emerged as a popular mid-segment destination thanks to good infrastructure and increasing popularity among top-tier developers who have organized the empty plots into lifestyle destinations.

Being located on NH-9 and enjoying expressway connectivity, Siddharth Vihar provides excellent connectivity to Delhi, Noida, Greater Noida, and important industrial zones. In the near future, this is likely to become even better, thanks to the proposed RRTS connection from here to Greater Noida West, and Noida International Airport, making it convenient for residents to travel to important employment areas. The combination of road and rail connectivity is luring many developers who are already showing their intent in the form of gated housing complexes and mixed developments.

The rise of ‘value luxury’
What makes the NH-9 corridor particularly attractive is its positioning within the emerging ‘value luxury’ segment. Compared to established luxury markets in Gurgaon or parts of Noida, Siddharth Vihar continues to offer relatively accessible pricing while delivering modern amenities, larger living spaces, and planned residential ecosystems. This combination is resonating strongly with upwardly mobile professionals and first-time premium homebuyers.
Other major projects are also expected to support long-term demand. The Faridabad-Noida-Ghaziabad (FNG) Expressway will improve east-west connectivity across NCR, while the proposed Multi-Modal Logistics Hub near Dadri is likely to generate significant commercial and employment activity in the broader region. Moreover, commercial development is beginning to evolve alongside residential growth. Proximity to Noida’s IT and ITeS hubs in Sectors 62 and 63 has encouraged the development of Grade-A office spaces, retail centres, and mixed-use projects along the NH-9 corridor. Developers are increasingly integrating retail and workspace components within residential communities, contributing to a more self-sustained urban ecosystem.

The new epicenter of NCR expansion
NH-9 is no longer merely a highway connecting Delhi to Meerut. It is fast evolving into a contemporary urban corridor, driven by infrastructure-led development, growing housing needs, and increased commercial activity. From a housing buyer’s perspective, it provides an opportunity that is fast becoming harder to get within the NCR region: luxury housing at relatively affordable prices. As connectivity improves further and large-scale projects near completion, Siddharth Vihar and the broader NH-9 belt are moving beyond their ‘emerging market’ tag. They are becoming integral to NCR’s next phase of urban expansion. And as that transition accelerates, the opportunity to enter the market at current price levels is steadily narrowing.


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