Introduction to Outer Ring Road Hyderabad
The Jawaharlal Nehru Outer Ring Road Hyderabad (ORR) is an 8-lane ring road expressway that encircles the Indian city of Hyderabad, spanning 158 kilometers. The ORR project has successfully streamlined inner-city traffic flow and improved circulation by encircling the city with a designed speed of up to 100 km/h.
Researchers have analyzed the project in detail, focusing on its salient features and success, as it covers urban nodes like Hi-Tech City, Rajiv Gandhi International Airport, and Financial District, among others. The project proposed the construction of ORR to decongest traffic flow on existing major arterial roads, as part of Hyderabad’s infrastructure improvement plan.
Additionally, the National Highways Authority of India has included the proposed Regional Ring Road (RRR) around Hyderabad in the pan-India Bharatmala Pariyojana Phase-2 to connect districts around the city, spanning 360 kilometers.
Regulations for the Hyderabad ORR Growth Corridor have been specified for public utilities and amenities like police stations, fire stations, and electric substations.
The authors of a research paper evaluated the land acquisition process for the ORR Hyderabad project from multiple perspectives. While the Hyderabad ORR received appreciation for connecting to the Hyderabad International Airport and serving as a bypass road, it also raised concerns about its impact on the environment and displacement of people. Recently, the Hyderabad development body has proposed the widening of outer service roads parallel to ORR to ease traffic.
Project Details
Road Length: 158 km
Features:
- 8 lanes divided with access control and a carriageway
- 4 lanes on each side with one emergency lane for the breakdown facility
- 2 lane service road on both sides of the expressway
Max Speed: 120 kmph for LMVs (2 Lanes on the Right), 80 kmph for HMVs (2 Lanes on the left)
Operators: IRB Infrastructure Developers Limited and IRB Golconda Expressway Limited from May 28, 2023 (30 yr lease), Previously operated by Hyderabad Growth Corridor Ltd (HGCL), HMDA
Project Timeline:
- 14 Nov 2008: Gachibowli – Narsingi – Shamshabad (for Hyderabad International Airport) (22 km)
- 7 Jul 2010: Shamshabad – Pedda Amberpet (38 km)
- 14 Aug 2011: Narsingi – Patancheru (23.7 km)
- 3 Dec 2012: (some part completed in 27 April 2018) Patancheru – Gowdavalli, and Kandlakoya – Shamirpet (38 km)
- 4 Mar 2015: Pedda Amberpet – Ghatkesar (14 km)
- 15 Jul 2016: Ghatkesar – Shameerpet (23 km)
Overview of Hyderabad’s infrastructure development
Hyderabad, the capital city of Telangana, is a rapidly developing metropolis that serves as a hub for information technology and pharmaceutical sectors in India. Over the years, the government has significantly developed Hyderabad’s infrastructure, and they are currently undertaking several ongoing projects to further enhance the city’s infrastructure.
In this response, we will provide a comprehensive overview of Hyderabad’s infrastructure development, covering various aspects like transportation, real estate, education, and more.
Transportation Infrastructure
Hyderabad’s transportation infrastructure has improved significantly in recent years. The city’s public transportation system comprises buses, metro rail, and suburban trains. The Hyderabad Metro Rail, which began operations in November 2017, has connected various parts of the city, making commuting much easier for the residents. The city also has a well-maintained network of roads, with the Outer Ring Road Hyderabad being a significant project that has greatly improved the connectivity in and around the city.
Real Estate Infrastructure
Hyderabad’s real estate sector has witnessed a significant boom in recent years, driven by the growth of the IT and pharmaceutical industries. The city’s real estate market offers a wide range of residential and commercial properties, from affordable housing to luxury apartments and office spaces. Several major infrastructure projects are in progress, such as the Hyderabad Growth Corridor, which aims to develop infrastructure along the ORR, and the Strategic Road Development Plan, which aims to connect the city with the surrounding areas.
Education Infrastructure
Hyderabad’s education infrastructure has been growing rapidly over the years, with several renowned institutions in the city. The state government has partnered with global institutions to offer need-based Aerospace and Defense certification courses in Hyderabad at relatively affordable rates. Additionally, the city has a literacy rate of 80.96%, with several schools and colleges providing quality education to students.
Future Infrastructure Development
Hyderabad’s infrastructure development is expected to continue in the coming years. According to a report by IBEF, the IT and ITeS exports from Telangana increased at a CAGR of 11.32% from 2013-14 to Rs. 145,522 crores in 2021-22, indicating continued growth of the IT sector. The government has also taken steps toward infrastructure development, such as the establishment of the TSIIC (Telangana State Industrial Infrastructure Corporation) to oversee the development of airports, roads, buildings, medical health, and all urban infrastructures in a phased manner.
Significance of the Outer Ring Road Hyderabad in the City’s real estate market
The Outer Ring Road (ORR) in Hyderabad, India is a major infrastructure project that has had a significant impact on the city’s real estate market. In this response, we will explore the various ways in which the ORR has affected the market, using the provided web search results as references.
Improved connectivity and access
The ORR Hyderabad has significantly improved connectivity and access within Hyderabad, making it easier for people to travel to and from different parts of the city. This improved connectivity has resulted in the establishment of growth corridors, enabling additional city expansion and development. As a result, ORR Hyderabad has become a key factor in the city’s evolution into a global center.
Increased demand for real estate
The ORR Hyderabad has also had a direct impact on the demand for real estate in Hyderabad. With the improved connectivity, ORR Hyderabad has become a major driver for the growth of the real estate market in the city. The real estate market has seen a marked improvement in terms of connectivity and commutation, as new highways, expressways, and bypasses have come up to smoothen travel. The ORR Hyderabad has provided a boost to the real estate market, leading to the establishment of growth corridors and the development of new townships around the expressway.
The ORR Hyderabad will increase the demand for real estate in Hyderabad and surrounding districts. Furthermore, it is expected to boost the real estate market in Hyderabad. The Regional Ring Road proposal will connect the areas outside the ORR Hyderabad to the National Highways passing through the state, which will further enhance the real estate market in Hyderabad.
Impact on the real estate market
The ORR Hyderabad has had a significant impact on Hyderabad’s real estate market. The improved connectivity has made it easier for people to access different parts of the city, leading to increased demand for real estate. The ORR Hyderabad has also impacted the real estate market by making it more attractive for multinational companies and international investors. The ORR Hyderabad has opened up new growth corridors, leading to the development of new townships and the expansion of the city.
Route map and connectivity of the Outer Ring Road Hyderabad
The ORR Hyderabad Hyderabad is an 8-lane expressway that spans 158 km around the city of Hyderabad, the capital of the Indian state of Telangana. The designers created it to ease traffic congestion around the city and intended it for speeds up to 100 km/h.
Here’s what you need to know about the route map and connectivity of the Outer ring road Hyderabad:
ORR Hyderabad Route Map
The ORR Hyderabad connects various national highways and state highways such as NH-44, NH-164, NH-65, NH-765, NH-63, SH-1, and SH-19. A map of the ORR Hyderabad route can be found below.
ORR Hyderabad Connectivity
The ORR Hyderabad project is not only a road project but also an area development project. The aim is to develop well-planned and well-connected urban settlements around the Hyderabad metropolitan area. The ORR Hyderabad connects growth centers and industrial parks in the region via radial roads. Toll operations are being undertaken at 19 interchanges of ORR Hyderabad, and a closed-type toll management system is planned to be implemented.
Exit & Entry or Interchanges of Outer Ring Road Hyderabad
There are 21 interchange junctions on the Outer Ring Road Hyderabad.
| S No | Name of Interchange |
| 1 | Kokapet |
| 1A | Neopolis |
| 2 | Edula nagulapally |
| 3 | Patancheru |
| 4 | Sultanpur |
| 5 | Dindigul/Saragudem |
| 6 | Medchal |
| 7 | Shamirpet |
| 8 | Keesara |
| 9 | Ghatkesar |
| 10 | Taramptipet |
| 11 | Pedda Amberpet |
| 12 | Bonguluru |
| 13 | Raviryal |
| 14 | Tukkuguda |
| 15 | Pedda Golconda |
| 16 | Shamshabad |
| 17 | Rajendra Nagar |
| 18 | TSPA |
| 18A | Narsingi |
| 19 | Nanakramguda |
Origin and Destination Distance Matrix of Outer Ring Road Hyderabad
For example, the distance between the Kokapet interchange and to Shamirpet interchange is 59.10 km.
Impact of the Outer Ring Road Hyderabad on real estate prices in surrounding areas
The ORR Hyderabad has had a significant impact on the real estate prices in surrounding areas. Let’s explore the different ways in which the ORR has affected the real estate market in Hyderabad.
Improved Connectivity
The ORR has greatly improved connectivity and transportation in Hyderabad. The new highways, expressways, and bypasses have made it easier for people to commute to different parts of the city. This increased connectivity has made it easier for people to access different areas of the city, which has made surrounding areas more attractive to potential homebuyers.
Expansion of City
The ORR has also enabled the expansion of the city. It has created growth corridors, which have facilitated the establishment of new residential and commercial areas on the outskirts of the city. This expansion has led to a surge in real estate development in the surrounding areas
Impact on Land Acquisition
Efficient land acquisition has been a key factor in the successful implementation of the ORR project. The acquisition of land for the ORR project has opened up new areas for development, which has led to a significant increase in real estate activity in the surrounding areas.
New Developments
The ORR has also spurred the development of new townships in the surrounding areas. The Hyderabad Metropolitan Development Authority (HMDA) has proposed the development of six mega townships around the ORR to encourage and promote large-scale integrated development. The development of these townships is expected to further boost real estate activity in the surrounding areas.
Impact on Prices
The improved connectivity, expansion of the city, land acquisition, and new developments have all contributed to an increase in real estate prices in the surrounding areas. The ORR has made the surrounding areas more accessible, and this increased demand has led to an increase in property prices. According to a report, the average property rate in Hyderabad in 2020 was Rs. 5694 per sq. ft., making it the second most expensive property market among major states in India.
Analysis of the real estate projects in close proximity to the Outer ring road Hyderabad
ORR Hyderabad has emerged as a major growth corridor in the city, leading to the development of numerous real estate projects. In this analysis, we will delve into the various aspects of the real estate projects located in close proximity to the ORR.
Residential Traction and New Launches
According to JLL Research, Hyderabad’s residential market has shown resilience during the COVID-19 pandemic. The city witnessed a record high of 23,692 new launches in 2020, with a growth of 106% over the previous year. The positive outlook of developers towards the residential market has led to the launch of new projects in 2021, with 83% of the 2020 volume already achieved.
Transforming Rural Areas into Real Estate Destinations
The development of the ORR has transformed old villages like Shamirpet, Kokapet, and Puppalaguda into new real estate destinations. The proximity to the IT corridor of Hyderabad has led to the rampant construction of residential buildings, projects, and townships.
Plotted Development Projects
The periphery of Hyderabad has witnessed a rise in plotted development projects around the ORR due to affordable land prices compared to built-up real estate. Key influencing factors for plotted development projects include affordability, connectivity, and proximity to economic corridors. In plotted development, land appreciates faster than a condominium.
Master Plan and Mega Townships
The Hyderabad Master Plan 2031 covers an area of around 5965 Sq.Kms, including the extended area of the Hyderabad Metropolitan Development Authority (HMDA) and the 1 km belt on either side of the ORR. HMDA has proposed to develop at least six mega townships around the ORR to encourage large-scale integrated development.
Case Analysis of the ORR Project
A case study analysis of the ORR Hyderabad project highlights the project’s success factors. The project’s salient features include the use of state-of-the-art technology, a public-private partnership model, and effective project management practices.
Reviving Connectivity with Regional Ring Road (RRR) Project
The proposed Rs 26,000 crore regional ring road (RRR) project aims to improve connectivity between ORR and at least a dozen important urban clusters. The project will be a boost for real estate projects located in the vicinity of the ORR.
Future development plans and projects around the Outer Ring Road Hyderabad
The Hyderabad Metropolitan Development Authority (HMDA) has proposed multiple development plans and projects to promote large-scale integrated development around the ORR Hyderabad. Let’s take a closer look at the future development plans and projects that are underway around the Outer ring road Hyderabad.
Mega Townships
The HMDA has proposed to develop at least six mega townships around the ORR to promote large-scale integrated development. The development of these townships will not only attract investments but also promote urbanization and create employment opportunities.
Infrastructure Development
The Hyderabad development body has proposed widening the outer service road parallel to the ORR to ease traffic, covering a total length of 24-25 kilometers at an estimated cost of Rs 68.02 crore. The proposal includes overlaying a bitumen road from Kollur to Kokapet.
Ongoing Projects
The HMDA has several ongoing projects, including the Outer Ring Road cycling track, Neopolis interchange, and airport metro project. These projects aim to improve the infrastructure and amenities in the west Hyderabad region.
Strategic Road Development Plan (SRDP)
The state government’s flagship plan is the SRDP. It aims to create flyovers, underpasses, and other facilities across Hyderabad. This will ensure comfortable commuting and save on commute time. The SRDP has 11 more projects lined up for 2023. Hyderabad’s road infrastructure is set to take a major leap.
Development of missing link roads
Hyderabad Road Development Corporation Limited (HRDCL) is building 104 missing link roads identified within the limits of GHMC and adjoining 10 urban local bodies. Around 50 of these are roads linking toward the ORR.
Case Analysis of ORR Hyderabad Project
The ORR project aimed to de-congest metropolitan areas and inner ring roads, meet future demand, develop satellite townships, and provide linkage to MRTS and bus systems. The project successfully achieved its objectives and significantly contributed to the region’s development. It established orbital linkage to radial arterial roads and enabled further satellite townships. It also facilitated the integration of the proposed MRTS and bus system.
Challenges faced by the real estate market due to the Outer Ring Road Hyderabad
Increased competition and oversupply of housing units
The Outer Ring Road Hyderabad has enabled multi-directional growth and development in Hyderabad, resulting in an increase in the number of new launches in the real estate market. As a result, the supply of housing units has increased significantly. According to a report, new launches in this submarket have increased by 4.7 times in 2020 when compared to 2016. Continuing with a similar trend, launches have already recorded 88% of 2020 launches in H1 2021 alone. However, the number of unsold housing units has also increased, from 4,037 in H1 of 2020 to 11,918 in H1 of 2021. This oversupply of housing units has resulted in increased competition and a decline in prices, which can negatively impact developers’ profitability.
Price reduction challenges for buyers and sellers
To attract buyers in the oversupplied market, some developers have considered reducing prices. However, price reduction poses its own challenges for both buyers and sellers in terms of taxation. According to a survey, 22% of the respondents had considered a reduction in price. This challenge could make it difficult for developers to offer competitive prices while still making a profit.
Investor and buyer sentiments
Hyderabad’s political stability, coupled with the development of the Outer Ring Road, has attracted a considerable number of investors and buyers to the real estate market. The state bifurcation in 2014 caused dampened investor and buyer sentiments, leading them to adopt a wait-and-watch strategy, which significantly impacted the market, as per a report.
The uncertainty surrounding the market can make it challenging for investors to make informed decisions, further complicating the market.
Volatility in the market
The real estate market is susceptible to fluctuations due to various factors such as the global pandemic and geopolitics. In Hyderabad, the market is no different, and the uncertainty caused by these factors has made it a difficult period for investors. According to a report, volatility is one challenge investors face in the current market, making it challenging to navigate through the market’s ups and downs.
Comparison of the Outer Ring Road Hyderabad with other similar infrastructure developments in India
Several other similar infrastructure developments have been implemented in India, such as expressways, ring roads, and regional ring roads. Here is a comparison of the Hyderabad ORR with a few notable ones:
Yamuna Expressway:
This is a 6-lane, 165-km expressway connecting Greater Noida with Agra in Uttar Pradesh. It was completed in 2012 and is designed for speeds up to 100 km/h. The expressway has been criticized for poor safety measures and high toll rates.
Mumbai-Pune Expressway:
This is a 6-lane, 94.5-km expressway connecting Mumbai with Pune in Maharashtra. It was completed in 2002 and is designed for speeds up to 80 km/h. The expressway is known for its scenic views but has been criticized for accidents and insufficient safety measures.
Bangalore Peripheral Ring Road:
This is a proposed 65-km, 6-lane ring road encircling Bangalore, the capital of Karnataka. The project has faced delays due to issues with land acquisition and environmental concerns. The project is expected to improve connectivity to nearby cities and reduce traffic congestion within Bangalore.
Outer Ring Road, Chennai:
Chennai Ring Road is a 62-km long road that would encircle the city of Chennai in Tamil Nadu. The road is intended to reduce congestion and facilitate smooth transportation in the region, similar to Hyderabad ORR. The project was executed in two phases and was opened completely for public use on 8th Feb 2021. The estimated cost of the project is around Rs 1081.4 crore.
Regional Ring Road Hyderabad:
This is a proposed 338-km, 8-lane regional ring road around Hyderabad. The project has received in-principal approval from the Centre and is expected to cost approximately Rs 17,000 crore. It is part of the Bharatmala Pariyojana project and will enhance connectivity between several districts in Telangana.
Investment potential in real estate projects along the Outer Ring Road Hyderabad
The Nehru Outer Ring Road (ORR) is a major infrastructure project that has had a significant impact on the real estate market in Hyderabad. Additionally, the proposed Regional Ring Road (RRR) is expected to increase demand for real estate in Hyderabad and surrounding areas.
Kokapet is a residential hub located near the ORR and is known for its luxury villas and apartments. The area is close to financial districts, IT parks, and educational institutions, making it an attractive location for investment.
Narsingi is an exclusive location for real estate investment, situated near the ORR and Financial District. It offers a mix of residential and commercial properties, making it an ideal location for both living and investing.
Tellapur is a financial location for real estate investment, located in close proximity to IT hubs and educational institutions. The area offers a mix of residential and commercial properties, making it an ideal location for investment.
Kollur is a residential plot located near the ORR, offering plots of various sizes. The area is well-connected and offers modern amenities, making it a promising location for investment.
Yadagirigutta is an upcoming developing area located along the Warangal-Hyderabad Highway, offering plot sizes ranging from 1,300 – 4,000 square feet. The area is well-connected and offers plots at reasonable prices, making it an attractive location for investment.
Conclusion on the Role of the Outer Ring Road in Hyderabad’s real estate market
The Outer Ring Road (ORR) has played a crucial role in Hyderabad’s real estate market over the years. Its development has led to the growth of several residential and commercial areas along its corridor, resulting in increased demand for properties in these areas.
The ORR has provided better connectivity and accessibility to previously underdeveloped areas, making them more attractive to buyers and investors. The increased demand has also led to the development of new infrastructure such as schools, hospitals, shopping centers, and entertainment hubs.
Furthermore, the ORR has also helped in reducing traffic congestion in the city, making it easier for people to commute to work and travel within the city. This has further enhanced the appeal of properties located along the ORR corridor.
In conclusion, the Outer Ring Road Hyderabad has had a significant impact on the City’s real estate market, driving growth and development in previously untapped areas. The road’s continued development and expansion are expected to further boost the demand for properties in the coming years.