NH-9, previously known as NH-24 about a decade ago, was once perceived as a congested route connecting Delhi with Meerut. Daily commuters considered it a zone prone to traffic jams and poor infrastructure, characterized by prolonged travel times. Despite its strategic location, Ghaziabad remained on the periphery of the National Capital Region's urban imagination. Property prices were relatively low, organized development was limited, and much of the land along the corridor remained underutilized.
Today, that perception is changing rapidly. NH-9, due to a series 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 attitudes toward real estate in this area. Regions previously regarded as viable alternatives have begun gaining acceptance as desirable residential zones. Ashish Agarwal, Director of AU Real Estate, provides deep insights into this transformation.
From Peripheral Location to Premium Residential Destination
The preferences of buyers in Delhi-NCR have changed significantly. Old addresses in Gurgaon and Central Delhi are no longer considered exclusively attractive. Modern buyers look for well-developed infrastructure, proper planning, and better value. Compared 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 accessibility to Delhi from Ghaziabad, the Namo Bharat RRTS will transform the transport network, and the planned Noida Metro expansion from Sector 62 via Indirapuram to Siddharth Vihar will reinforce connections with the Blue Line of the Delhi Metro.
This infrastructure momentum is reflected in market performance. According to Knight Frank, Ghaziabad's share of property launches in 2025 was about 10% in NCR, while its share of sales was nearly 16%, due to the low-cost factor, NH-24 link, and proximity to the Delhi-Meerut RRTS route. Within Ghaziabad, Siddharth Vihar has emerged as a popular mid-segment destination thanks to good infrastructure and increasing interest from top-tier developers who have transformed empty plots into lifestyle destinations. Located on NH-9 with expressway connectivity, Siddharth Vihar provides excellent access to Delhi, Noida, Greater Noida, and important industrial zones. In the near future, connectivity is expected to improve further with the proposed RRTS connection from here to Greater Noida West and Noida International Airport, making it convenient for residents to travel to key employment areas. The combination of road and rail connectivity is attracting many developers, who are already showing their intent through gated housing complexes and mixed-use 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 resonates 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 centers, 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 becoming harder to find 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. As that transition accelerates, the opportunity to enter the market at current price levels is steadily narrowing.
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About the Author
TOI Real Estate Desk
The TOI Real Estate Desk is a focused team of seasoned journalists and market watchers dedicated to decoding the ever-evolving property landscape for The Times of India readers. With a sharp eye on trends, policy shifts, and market movements, the team brings clarity to one of the most significant investment decisions in people's lives. From expert insights on buying, selling, and investing to deep dives into infrastructure developments, home design, and sustainable living, the news offers a comprehensive view of the real estate ecosystem. Whether you are a first-time homebuyer, a seasoned investor, or simply exploring the market, the TOI Real Estate Desk is your trusted guide to making informed property decisions.
