Road section width
Frontage on a 70 m arterial prices well above an interior 18 m plot in the same scheme. Wider sections carry better FSI treatment, easier conversion to commercial or mixed use, and far stronger resale liquidity.
This is the single most reliable intra-scheme price driver, and it is the one buyers most often overlook when comparing quotes.
Infrastructure status, not infrastructure plans
Activation Area industrial trades near ₹21,000/sq yd while comparably zoned industrial land at Sodhi starts near ₹6,000. The zoning is similar. The difference is that one has commissioned roads, water and power and the other has a phased programme.
You are not paying for planning documents. You are paying for delivered services, and that premium is rational.
Zoning restricts, it does not discount
Recreation & Sports land at ₹4,000/sq yd is not cheap residential land. Its permitted use set is narrower and rezoning is not something to assume. The low rate prices a real restriction.
The same logic explains Solar Energy Park land at ₹400/sq m on the DICDL card — single-purpose land, single-purpose price.
Scheme stage
Draft-stage schemes carry boundary risk that sanctioned schemes do not. That risk is priced, and it should be. If two quotes look similar but one is in a sanctioned scheme and the other in a draft scheme, they are not comparable.