1. Proximity to Industrial Corridors and Freight Zones
Institutional investors prioritize land near major industrial freight corridors, economic zones, and logistics highways for long-term appreciation and leasing potential.
- Delhi-Mumbai Industrial Corridor (DMIC)
- Amritsar-Kolkata Industrial Corridor (AKIC)
- Chennai-Bengaluru and Bengaluru-Mumbai corridors
- Land near logistics parks and inland container depots (ICDs)
2. Near Tier-1 Metro Outskirts and Ring Roads
Land on the fringes of metros—but still connected via ORR or bypass roads—is highly preferred for warehousing, manufacturing, and logistics.
- Sriperumbudur (Chennai), Chakan (Pune), Bhiwandi (Mumbai)
- Outer Ring Roads and expressways around Hyderabad, Bengaluru, NCR
- Zones with industrial zoning and affordable rates
- Active demand from e-commerce and 3PL players
3. Integrated Industrial Parks and SEZs
Land inside or adjacent to Special Economic Zones (SEZs) and government-approved industrial parks attracts institutional buyers due to pre-approvals and ready infrastructure.
- MIDC (Maharashtra), SIPCOT (Tamil Nadu), KIADB (Karnataka)
- GIDC (Gujarat), TSIIC (Telangana), APIIC (Andhra Pradesh)
- Plug-and-play infrastructure with road, power, and water
- Eases compliance and reduces risk
4. Logistics Hubs and Warehousing Clusters
Land near logistics hubs and warehousing belts is actively purchased for Grade-A warehousing and built-to-suit (BTS) development by REITs and funds.
- Bhiwandi, Farukh Nagar, Hosur, Shamshabad, Kheda
- Proximity to e-commerce and FMCG demand centers
- Prefer flat, high-load-bearing parcels of 10+ acres
- Connectivity to ports, highways, and railway freight terminals
5. Peri-Urban Zones in Tier 2 and Tier 3 Cities
Emerging peri-urban areas in smaller cities are targeted for future development, particularly for industrial townships and mid-scale manufacturing parks.
- Vadodara, Coimbatore, Visakhapatnam, Indore, Nagpur
- Land banking in upcoming clusters with policy backing
- Lower entry cost, higher future upside
- Attracts both industrial and institutional demand
6. Land Near Multimodal Transport and Dry Ports
Institutional funds seek land near multimodal transport terminals (MMTTs) and proposed dry ports, which are critical for bulk movement and exports.
- Nangal Chaudhary (Haryana), Dadri (UP), Kandla (Gujarat)
- Sites along freight-linked rail lines and airports
- Preferred for long-term logistics and warehousing portfolios
- Benefit from convergence of air, rail, and road
7. Large-Scale Land Banks Along Proposed Infra Projects
Land acquisition near proposed infrastructure megaprojects like expressways, airports, and smart cities is a strategic long-term play.
- Dholera (Gujarat), Jewar (UP), Navi Mumbai Airport (MH)
- Bundelkhand Expressway, Mumbai–Nagpur Samruddhi Mahamarg
- Institutional investors enter early for margin gain
- Expect government-driven demand creation over time
8. Redevelopment and Exit-Ready Industrial Zones
Institutional investors also buy into brownfield industrial areas with ready leasing demand and redevelopment potential.
- Redeveloped zones in Ambattur (Chennai), Narol (Ahmedabad), Peenya (Bengaluru)
- Scope for asset enhancement and structured leasing
- Good rental yield and tenant liquidity
- Shorter ROI timeline than greenfield investments
9. Government Auction and Allotment Schemes
Institutional players participate in state government auctions or direct allotment schemes that offer land at scale with pre-approved industrial use.
- Through portals like GEM, SIPCOT, MIDC e-auction
- Transparent pricing and eligibility norms
- Parcels range from 1 to 100+ acres
- Ideal for REITs, fund houses, and infrastructure sponsors
