Bhiwadi Property Rates: Area-Wise Prices
Flats in Bhiwadi are listed at roughly Rs 2,000 to Rs 7,700 per sq ft on the property portals, depending on the area. The UIT sectors and Sector 24 sit at the top, around Rs 5,500 to Rs 7,700; Bhiwadi Central near Rs 4,050; and the Alwar Bypass and Alwar-Bhiwadi Road belts around Rs 2,400 to Rs 3,250. These are asking prices, not registered sale values.
Key takeaways
- Bhiwadi is an industrial town in Rajasthan's Khairthal-Tijara district, inside the National Capital Region, roughly 40 km by road from Gurugram. Its homes sell at a fraction of Gurugram prices.
- Portal asking prices vary a lot by source. For Sector 24 alone, 99acres shows about Rs 6,000 per sq ft and Square Yards about Rs 7,700.
- Bhiwadi had the most stalled housing of any tier-II city in PropEquity's count: 13,393 units in 33 projects. Check a project's delivery record before its price.
- A 2 BHK rents for about Rs 6,500 to Rs 26,000 a month depending on the area, which puts gross yields near 4% on a mid-priced flat.
- Buying here means Rajasthan stamp duty: 6% for men, 5% for women, plus a 20% surcharge on the duty and a 1% registration fee.
Area-wise asking prices
The table below collects the averages the two largest portals showed in mid to late 2026. They are built from listings, so they move with whatever happens to be advertised that month. Where the portals disagree, both figures are shown.
| Area | Apartment asking price (Rs per sq ft) | Portal change over the past year | What it is |
|---|---|---|---|
| Sector 24 | 6,000 (99acres) to 7,700 (Square Yards) | +31.9% (99acres); +4.8% (Square Yards) | Established gated projects, including Ashiana Tarang, listed near Rs 7,600 |
| Vasundhara Nagar | 6,700 (Square Yards) | Steady | Planned residential area |
| UIT sectors | 4,100 to 5,550 (99acres, varies by page) | +16.8% (99acres) | The older planned township run by the development authority |
| Bhiwadi Central | 4,050 overall; 3,750 for apartments (Square Yards) | -1.5% (Square Yards) | The main town area |
| Alwar Bypass Road | 2,750 for flats; 3,250 across all property (99acres) | +18.2% (99acres) | Large projects and builder floors, Aravali Vihar |
| Alwar-Bhiwadi Road | 1,800 (Square Yards) to 2,500 (99acres) | +25.0% (99acres) | Newer, emptier stretch towards the south |
| Tijara side | 1,300 (Square Yards) | n/a | Farther out, largely township and plot schemes |
Two cautions. First, a 30% "rise" on a portal can simply mean a better building was listed this year; it is not the same as prices in one building rising 30%. Second, a flat's registered value cannot fall below Rajasthan's DLC rate for that colony, and the DLC is notified colony by colony, so a single "Bhiwadi DLC rate" does not exist. Our explainer on the DLC rate shows how it is used.
Plots and builder floors
Land is harder to price from portals. 99acres shows land on Alwar Bypass Road listed anywhere from Rs 1,100 to Rs 5,000 per sq ft, and builder floors there at Rs 1,950 to Rs 2,800. Individual listings in the UIT sectors include a 125 sq yd plot offered at about Rs 15,400 per sq yd. With a spread that wide, compare the specific scheme, road width and approval status, and get the colony's DLC rate from the sub-registrar before you negotiate.
Why anyone buys in Bhiwadi: the industrial base
Bhiwadi grew as an overflow industrial town on the Haryana-Rajasthan border. The RIICO industrial area has 1,428 industrial plots, and a local developer puts the number of operating units at more than 2,500, including car maker Honda, Saint-Gobain's glass plant at Chopanki, Mahindra and Ashok Leyland. It sits at the northern end of the Khushkhera-Bhiwadi-Neemrana investment region, an area of about 165.6 sq km that also includes Neemrana's Japanese industrial zone.
That shapes who buys and rents. The town has long been a low-cost housing market for factory staff and supervisors, with smaller homes and lower budgets than Gurugram. For how the bigger neighbour is priced, see our Gurugram real estate market report.
What is coming: RRTS and the expressway
Namo Bharat (RRTS)
The Delhi-Gurugram-SNB-Alwar Namo Bharat corridor runs from Sarai Kale Khan in Delhi through Gurugram and Rewari towards Shahjahanpur-Neemrana-Behror and Alwar. Its first phase ends at Dharuhera in Haryana, the nearest planned station to Bhiwadi. Rail-industry reports say civil construction on that section was slated to begin in August 2026, with commercial operations targeted for November 2031. Bhiwadi itself is not on the main line. If the Dharuhera station arrives on time, the benefit to Bhiwadi is a shorter road hop to a fast train, five or more years from now.
Delhi-Mumbai Expressway
The expressway passes to the east through Sohna and on towards Alwar, but Bhiwadi has no direct interchange yet. CREDAI's Bhiwadi-Neemrana chapter has asked the Rajasthan government to link the town to it, including a road along the Dedicated Freight Corridor with its own interchange. Until a link is sanctioned and built, treat expressway access as a request, not an asset.
Rents and what a flat actually earns
Rental listings on 99acres show 2 BHK flats at about Rs 14,000 to Rs 26,000 a month in Sector 24, Rs 6,500 to Rs 17,000 along Alwar Bypass Road, and around Rs 15,000 in Vasundhara Nagar. In Ashiana Town, 2 BHK rents run from Rs 12,500 to Rs 22,000.
Worked example: buying and letting a 2 BHK in Bhiwadi Central
Take a 1,100 sq ft 2 BHK at the Bhiwadi Central average of Rs 4,050 per sq ft: 1,100 x 4,050 = Rs 44.55 lakh.
| Cost | Male buyer | Female buyer |
|---|---|---|
| Stamp duty (6% / 5%) | Rs 2,67,300 | Rs 2,22,750 |
| Surcharge, 20% of the duty | Rs 53,460 | Rs 44,550 |
| Registration fee, 1% | Rs 44,550 | Rs 44,550 |
| Total | Rs 3,65,310 (8.2%) | Rs 3,11,850 (7.0%) |
Some guides quote a higher all-in percentage for Rajasthan, so confirm the current charge before registration; our sibling guide to stamp duty in Rajasthan goes through each component, and the national comparison is on our stamp duty and registration charges page. The duty is charged on the higher of the price and the DLC value.
Now let it at Rs 15,000 a month: Rs 1.8 lakh a year, or about 4.0% of the price and 3.7% of the Rs 48.2 lakh the male buyer actually paid. Take off maintenance, property tax and a month or two of vacancy and the net return falls further. A local broker's estimate of 4% to 6% gross in well-run societies is consistent with that. Bhiwadi's case rests on low entry prices and steady tenant demand, not on high yields.
Oversupply, stalled projects and other risks
Bhiwadi's biggest problem has been delivery, not demand. PropEquity's 2024 study of stalled housing put Bhiwadi at the top of the tier-II list, with 13,393 units in 33 projects stuck, 18% of all stalled tier-II units. PropEquity's founder blamed weak execution, cash-flow mismanagement and diversion of buyers' money into new land or other loans.
The inventory picture has improved. Figures cited by a local property portal show unsold stock falling from about 19,920 units at the end of 2014 to roughly 3,540 by mid-2023, because developers launched only about 4,270 new units between 2017 and mid-2023. That slowdown supports prices for finished stock but says nothing about the stalled projects still waiting for completion.
- Delivery risk: buy ready-to-move, or from a developer with completed towers in Bhiwadi. Check the project on the Rajasthan RERA portal and read its quarterly updates. If a project is already late, our guide to possession delay and RERA refund rights explains the options, and how to file a RERA complaint covers the process.
- Air quality: IQAir's 2022 report named Bhiwadi India's most polluted city, with an annual PM2.5 average of 92.7 micrograms per cubic metre, against the WHO's guideline of 5. Dust was found to be the largest contributor.
- Resale liquidity: the buyer pool is local and budget-conscious, so resale can be slow, especially for large flats.
- Distance: Gurugram is about 40 km away by road, and the RRTS benefit is years off.
Frequently asked questions
What is the price of a 2 BHK flat in Bhiwadi?
At the portal averages, a 1,000 to 1,100 sq ft 2 BHK costs about Rs 27 lakh to Rs 30 lakh on Alwar Bypass Road, around Rs 40 lakh to Rs 45 lakh in Bhiwadi Central, and Rs 60 lakh or more in Sector 24's better projects. Add about 7% to 8.2% for stamp duty, surcharge and registration.
Is Bhiwadi in Haryana or Rajasthan?
Rajasthan. Bhiwadi sits on the Haryana border next to Dharuhera and was part of Alwar district until 4 August 2023, when it became part of the new Khairthal-Tijara district. It is inside the National Capital Region, but property there is registered under Rajasthan's stamp and registration rules and DLC rates, not Haryana's.
Will the RRTS come to Bhiwadi?
Not directly on current plans. The Delhi-Gurugram-SNB-Alwar Namo Bharat line's first phase ends at Dharuhera, the nearest station to Bhiwadi, with operations targeted for late 2031. Bhiwadi residents would drive to Dharuhera to board. Treat any brochure showing an RRTS station inside Bhiwadi with caution until the approved alignment shows one.
Is Bhiwadi a good place to invest in property?
It suits a buyer who wants a low entry price near a large industrial job base and who picks a finished project from a developer with a delivery record. It suits less well anyone expecting quick appreciation or high rental yield, given the stalled-project history, air quality and slow resale. Gross yields on a mid-priced 2 BHK work out near 4%.
Weighing Bhiwadi against Gurugram, Dharuhera or Jaipur? Realty Hunting's advisors can compare specific projects and their paperwork with you.
