India’s burgeoning infrastructure story has found a new focus in the capital region of Andhra Pradesh, where the outer ring road development is igniting a real-estate surge. With land-acquisition for the Amaravati ORR moving ahead swiftly, several villages and suburbs near the alignment, including Kanchikacherla, Agiripalli-Pottipadu and Kankipadu – have witnessed property-price hikes of up to 35 % in a matter of weeks.
The ORR, planning a 190-km six-lane express highway with service roads, will span 121 villages across 23 mandals in five districts, backed by a budget of nearly ₹24,800 crore. The state government has already assigned over ₹3,100 crore for land and infrastructure and sent the detailed project report to the national highways authority for approvals.
The real-estate uptick is being driven by several factors: landowners who once struggled with marginal agricultural returns are now partnering with developers; developers are wheeling in fresh projects; and peripheral zones near Vijayawada’s West Bypass, Gollapudi and Jakkampudi are rapidly becoming hotspots. For instance, land in some sectors that changed hands at ₹10,000 per yard recently is now touching ₹20,000.
What this boom signals is more than short-term speculative interest, it reflects the promise of a new growth corridor, stronger connectivity and emergent commercial-residential clusters linked to the capital region. That being said, caution remains warranted for buyers. Ensuring proper approvals, verifying project timelines and staying aware of speculative inflows will remain key in this fast-moving market.
