The advisory highlights some of the red flags buyers should watch for before putting money into a property.
The caution comes as India’s residential market continues to see end-user demand. CBRE’s 2026 outlook has pointed to continued activity in the housing market, while affordability and changing buyer preferences remain important considerations for homebuyers.
For those considering new properties, particularly townships and infrastructure-led projects, due diligence becomes important when future development is part of the sales pitch.
A proposed metro, highway, airport or railway may support demand over time, but buyers should distinguish between infrastructure that is operational, under construction or still proposed. An announced project also does not automatically translate into higher property prices.
This is particularly relevant for large developments where future connectivity and planned infrastructure form part of the property’s investment proposition.
A similar infrastructure-led development story is playing out in Vietnam, where Vinhomes Global Gate Ha Long is being developed alongside planned transport infrastructure, including the proposed Hanoi-Quang Ninh high-speed rail line, expected to begin operations in 2028.
The project is part of a broader infrastructure push that is changing how large urban developments are being planned in the region.
For homebuyers, however, the more important question is whether the property makes financial sense based on what exists today, rather than what is promised for the future.
What should homebuyers check before buying a new township?
For buyers considering a new township, these checks can help:
Check the infrastructure status
Don’t value a proposed metro, airport, highway or railway like an operational one. Check approvals, construction status and expected completion.
Look for actual demand
Check occupancy, construction activity, property absorption and commercial investment. These can indicate whether infrastructure is creating real demand.
Vipin Sharma, Chairman and Founder of Aarize Group, a real estate developer, said buyers should look for “real economic and residential momentum” rather than infrastructure announcements alone.
Check if the neighbourhood is becoming liveable
Look for schools, hospitals, retail, workplaces, hospitality and public transport.
Sharma said rising occupancy and the emergence of everyday services are signs that a township is developing its own ecosystem.
Identify the demand drivers
Find out what will bring people to the area. Employment hubs, commercial centres, education and industrial activity can be more important than connectivity alone.
Assess the specific phase
Don’t buy based only on the full masterplan. Check the construction, possession date and promised amenities of the phase you are buying into.
Check the developer’s track record
Review previous projects, delivery timelines and execution of promised amenities. Independently verify project registration and approvals.
Separate infrastructure from returns
Better connectivity can support demand but does not guarantee appreciation.
For a self-use purchase, ask whether the property works for you even if planned projects are delayed. For an investment, assess rental demand, vacancy, holding costs, liquidity and your investment horizon.
