Dwarka Expressway vs SPR: Two Roads, Two Visions—Decoding Gurugram’s Diverging Investment Destinations

Gurugram, May 22, 2025: Over the years, Gurugram’s real estate has been propelled by large-scale infrastructure catalysts. Property prices have been rising steadily each quarter fuelled by projects like the Dwarka Expressway and Southern Peripheral Road (SPR).

However, both corridors promise progress yet chart vastly different trajectories. These upgrades have not only enhanced connectivity but also triggered a surge in real estate activity, attracting both homebuyers seeking modern living spaces and investors eyeing long-term appreciation.

As a result, both micro-markets are playing a pivotal role in shaping Gurugram’s evolving real estate landscape.

The infrastructural contrast between the Dwarka Expressway and the SPR is stark and telling.

The Dwarka Expressway spans 28.5 km, comprising 10 km in Delhi and 19 km in Gurugram, and serves as an alternative route to the IGI Airport. This enhanced connectivity has made Gurugram more accessible to Delhi residents, businesses and international travellers. The accessibility has made the area surrounding the expressway the first choice for people for development and investment.

A report by CREDAI-Colliers-Liases Foras shows that the Dwarka Expressway has emerged as India’s fastest-growing real estate corridor witnessing a 58 per cent YoY surge in prices of properties along the expressway during the October-December 2024 quarter. This record growth outpaced all other major cities and micro-markets, making Dwarka Expressway the hottest investment destination in Delhi-NCR and across India.

“Dwarka Expressway is India’s newest urban artery. With NH status and direct access to IGI Airport, this corridor is redefining premium living. As developers, we’ve seen end-users, NRIs, HNIs and tech professionals gravitate towards the expressway for its future-ready appeal,” says Ishaan Singh, Director, AIPL. 

“Unlike other micro-markets, the Dwarka Expressway has offered a full-fledged ecosystem from scratch, which makes early investment here remarkably potent. Compared with SPR, the corridor offers better price appreciation, making it ideal not just for end-users but investors too. Hence, we believe that in a few years, this stretch will escalate its development exponentially.”

Vishal Sabharwal, Head Sales, Orris Group, says, “Dwarka Expressway is fast emerging as the driving force behind Gurugram’s luxury real estate boom. Once an upcoming corridor has now transformed into a prime investment destination, witnessing exceptional appreciation in property values.”

This surge is being propelled by “lifestyle-driven homebuyers, strong developer activity and growing interest from financial institutions. As the region benefits from Gurugram’s expanding social and corporate infrastructure, Dwarka Expressway continues to attract lucrative investment and promises strong returns for years to come”.

Meanwhile, the 16 km-long SPR is emerging as a key driver of real estate growth in the region. Its seamless connectivity to Manesar and South Delhi has positioned it as a prime destination for luxury residences, bustling retail hubs, and thriving commercial developments.

This strategic advantage has fuelled a surge in real estate demand, making SPR an attractive choice for homebuyers and investors.

Supporting its growth trajectory, a report by PropEquity shows that in the last five years (2020–2024), new project launches on SPR surged by 584 per cent, rising from six in 2015–2019 to 23 in 2020–2024. Housing supply also grew nearly sixfold, from 1,602 to 10,962 units. The report also highlighted how the weighted average price for new launches on SPR rose from INR 7,693 per sq ft in 2020 to INR 17,123 per sq ft by the end of 2024.

“Gurugram’s realty market is making notable growth across micro-markets in which the SPR and Dwarka Expressway corridors are significant contributors. Amidst the evolving market sentiments, both these markets have emerged as a hotbed for property investment across residential and commercial segments,” says Ashwani Kumar of Pyramid Infratech. 

“The advantage of both these corridors is proximity to prominent commercial hubs, social infrastructures along with key realty developments. Buyers and investors are eyeing these markets for quality luxury living and higher ROI.”

He adds, “Developers are also seeing higher traction in these regions and thus launching projects here. We see this as an incredible opportunity to craft projects that offer a promising living experience of enhanced lifestyle and higher ROI.”

Moreover, both the Dwarka Expressway and SPR are witnessing an uptick in the construction of high-rise residential complexes, commercial office spaces and mixed-use developments, positioning Gurugram as a strategic location in the NCR.

Notably, SPR is becoming a prime investment hub with 23 ongoing projects set to be completed between 2024 and 2029, adding 11,900 units to the market.

On the other hand, real estate experts believe that growth along the Dwarka Expressway is an indicator of the rising demand for well-planned, infrastructure-led development. It reflects high investor confidence and robust sales momentum.

Prakash Mehta, CMD, Ocus Group, says, “We firmly believe that Dwarka Expressway is Gurugram’s boldest real estate bet yet. The blend of express infrastructure and fresh land planning is a developer’s dream.”

Projects along this belt have witnessed growing interest from families looking to escape the congestion of central Gurugram, he adds. “As developers, we bet on the expressway’s evolution into a self-sustained sub-city, especially with the metro expansion in sight.”

Dimple Bhardwaj, Head of Channel Sales and Marketing at Better Choice Realtors Pvt Ltd, says, Dwarka Expressway has moved past the ‘potential’ stage, and is now delivering real, tangible returns. We’ve seen investors who entered even two to three years ago clock impressive appreciation, and the momentum hasn’t slowed. What’s driving its growth is not just the advent of infrastructure development but also the price appreciation, rental demand, and long-term capital gains it offers. Hence, for us, Dwarka Expressway is no longer a bet; it’s a proven investment story in motion

Gurugram stands at the crossroads of two powerful real estate narratives—each rooted in infrastructure but shaped by different visions. Both roads are rewriting the investment playbook in NCR, but the choice ultimately hinges on one’s appetite for either pioneering growth or ready sophistication.