Why road width matters so much
Frontage on a wide arterial commands a substantial premium over an interior plot in the same scheme. Wider sections carry better FSI treatment, convert to commercial or mixed use far more easily, and have much stronger resale liquidity.
It is the single most reliable price driver within a scheme, and the one buyers most often overlook when comparing quotes.
The gap between plan and ground
A town planning scheme allocates land for roads at a stated width. That allocation is real and enforceable once sanctioned. Whether the road has been constructed is an entirely separate question.
Only the Activation Area has commissioned trunk infrastructure today. Elsewhere in the SIR, roads exist on the sanctioned plan and are being delivered in phases. Both facts are true simultaneously, and a seller has no obligation to volunteer the second one.
Legal access versus physical access
A separate issue that catches buyers of outside-SIR and agricultural land: a track across a neighbour's field is not legal access. If your only route to a public road depends on someone else's goodwill, you have a problem that will surface at resale.
Confirm there is a legal right of access to a public road for the whole parcel, not just for one edge.
How to check
Drive it. Not look at it from a distance, not see it on a map — drive the route from the public road to the parcel boundary.
Then measure. A road described as 30 metres that measures 12 on the ground is either not the road you were shown, or not yet built to section.
If the road is not there, that does not automatically make the parcel a bad buy. It makes it a parcel that should be priced as if the road may never arrive, with construction treated as upside.