Between the first quarter of 2025 and the second quarter of 2026, the average registered rate on Tonk Road moved from ₹3,480 per sq ft to ₹4,150 — a 19.3% rise across six quarters. Mansarovar over the same period moved from ₹5,240 to ₹5,700, a rise of 8.8%. The gap between the two corridors has narrowed from 51% to 37%.
That is the headline. The more useful number is the spread within Tonk Road: plots on the eastern side of the arterial, closer to the Ring Road interchange, now register 11% above the corridor average, where eighteen months ago the premium was 4%.
The corridor did not appreciate evenly. Roughly two-thirds of the rise sits within three kilometres of the interchange.
Three things that moved the rate
- The Ring Road interchange opened to full trafficThe southern interchange took a year longer than announced, but since it opened, drive time from the corridor to the Sitapura employment cluster has fallen from roughly 26 minutes to 12. That single change made the corridor viable for buyers who work in Sitapura and previously bought in Pratap Nagar.
- Plotted supply stopped releasingFour of the seven JDA-sanctioned layouts on the corridor sold through their released phases by mid-2025 and have not opened new ones. Where a buyer had eleven layouts to choose from in 2024, there are now four with inventory.
- Institutional buyers entered the plot marketWe have seen a measurable increase in two-plot and three-plot purchases by single families and small investor groups, which was rare on this corridor before 2025. Where the marginal buyer changes, the marginal price changes with it.
Corridor comparison
| Corridor | Q1 2025 | Q2 2026 | Change |
|---|---|---|---|
| Tonk Road | ₹3,480 | ₹4,150 | +19.3% |
| Mansarovar | ₹5,240 | ₹5,700 | +8.8% |
| Jagatpura | ₹5,610 | ₹6,200 | +10.5% |
| Vaishali Nagar | ₹6,390 | ₹6,850 | +7.2% |
| Ajmer Road | ₹3,910 | ₹4,380 | +12.0% |
Where the supply gap sits
The shortage is specific: it is in 1,500–2,000 sq ft plots inside sanctioned, walled layouts with commissioned utilities. Larger parcels are available, and unsanctioned land is available at a considerable discount, but the band most first-time plot buyers want has thinned to roughly nineteen available units across the four active layouts we track.
- 1,500–2,000 sq ft, sanctioned: 19 units available, down from 140 in early 2025.
- 2,000–3,000 sq ft, sanctioned: 61 units available, broadly stable.
- Above 3,000 sq ft: 38 units, slow-moving at current rates.
- Unsanctioned / conversion pending: plentiful, and not something we list.
What we are telling buyers
If you are buying to build within two years, the corridor still prices below Mansarovar and Jagatpura for a comparable commute, and the utilities question is settled in the walled layouts. If you are buying purely to hold, understand that a good part of the interchange story is now in the price.
Either way, ask for the sanction letter and the encumbrance certificate before the booking amount, not after. On this corridor specifically, we have turned down three layouts in the last year over conversion status.
