Forteasia Industrial Township
Integrated Township · Industrial + Residential + Commercial SCO
Kalanaur, Rohtak, Haryana
Annual Return
17.8%
Investment Score
92/100
Starts From
From ₹23L
Recommended Duration
5 Years
Our Rating
Strong Buy
Investment Score
Strong Buy
Composite across 4 dimensions
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Return Scenarios · 5-Year Investment
Conservative
8.6%
1.51× exit · 5 yr
· 5% annual appreciation
· Possession delays to 2030
· No rental/lease income
· 2% registration cost
· Residential ₹25k/sq yd entry
Expected
17.8%
2.27× exit · 5 yr
· 10% annual appreciation
· Possession on schedule 2029
· Light industrial leasing from yr 3
· 2% registration cost
· Rohtak 8–12% guidance range
Optimistic
21.3%
2.63× exit · 5 yr
· 18% appreciation + NH-152D premium
· Possession 2028 ahead of schedule
· Active MSME + logistics leasing
· Supply tightening in Rohtak corridor
· Plot prices +30% YoY precedent
Return projections are TrueYards estimates · Not guaranteed returns
Investment Calculator
Your ₹25.0L grows to
₹56.7L
Multiple
2.27×
Profit
+₹31.7L
IRR
17.8%
5-yr hold · compound growth · not guaranteed
Where does ₹25.0L go in 5 years?
vs other assetsFD at 7% · Gold 10-yr CAGR 8.5% · Nifty 50 historical avg 12% · All pre-tax · Not financial advice
Fair Value Estimate
TrueYards Verdict
Aligned with Corridor Rates
Ask price tracks the NH-152D corridor average for plotted residential. With corridor land up 20–30% since the expressway opened in 2022, the entry reflects current market positioning — verify a written, developer-signed price list before booking.
Ask Price
~₹25,000/sq yd
Residential plots — verify signed price list with developer before booking
Corridor Upside
+20–30%
Land prices along the Trans-Haryana Expressway (NH-152D) have risen 20–30% since the highway opened in Aug 2022
Investment Action
TrueYards Recommendation · If Buying
Buy with high conviction
Enter now — NH-152D corridor, HSIIDC allotment, and industrial demand make this the strongest risk-return in the portfolio
If You Already Own
Hold — do not exit
NH-152D corridor premium is still in early innings; 3–5 year hold captures the full infrastructure re-rating
5-Year Return Range
8.6% – 21.3%
Conservative → Optimistic · Annual IRR
Investment Thesis
Expressway Corridor
+20–30%Land prices along NH-152D Trans-Haryana Expressway have risen 20–30% since the 6-lane NHAI highway opened in 2022 — and the re-rating is still early.
Rohtak Market on a Run
+13% in 2025Rohtak's housing market grew from ₹12.8B to ₹14.4B in 2025. Industrial plots in the district rose 30%+ last year. Demand is structural, not speculative.
Government-Backed Infrastructure
HSIIDC AllottedHSIIDC (Haryana govt. industrial body) allotment guarantees roads, power, water, and sewage to government standards — not developer promises.
Below-Market Entry Price
Margin of SafetyPriced at a meaningful discount to comparable industrial plots in the corridor. Buying below fair value limits downside even if macro conditions soften.
FIT is the standout investment in the TrueYards portfolio. RERA-registered and DGTCP-licensed, it sits on Haryana's Trans-Haryana Expressway (NH-152D) — a 227 km, 6-lane NHAI greenfield corridor where land prices have risen 20–30% since 2022. Rohtak's housing market grew 13% in 2025 (₹12.8B → ₹14.4B) and industrial plot prices rose 30%+ last year. The developer brings a clean RERA track record across 10+ projects, HSIIDC allotment provides government-backed infrastructure guarantees, and pricing is at a meaningful discount to IMT Rohtak comps. The convergence of industrial policy tailwinds, expressway connectivity, and constrained supply makes this a rare high-conviction land play with asymmetric upside.
Asset Classes
Industrial Plots
Modular · 400 sq yd min
Sizes
400–1,500+ sq yd
Units (est.)
~550–600
Ticket Size
₹80L – ₹2.5 Cr+
Residential Plots
145 sq yd confirmed size
Sizes
100–180 sq yd
Units (est.)
~250–300
Ticket Size
₹23L – ₹45L
Commercial SCO
90–100 sq yd (brochure)
Sizes
90–1,519 sq yd
Units (est.)
~50–80
Ticket Size
₹1.5 Cr – ₹8 Cr+
| Asset Type | Sizes | Units (est.) | Ticket Size |
|---|---|---|---|
Industrial Plots Modular · 400 sq yd min | 400–1,500+ sq yd | ~550–600 | ₹80L – ₹2.5 Cr+ |
Residential Plots 145 sq yd confirmed size | 100–180 sq yd | ~250–300 | ₹23L – ₹45L |
Commercial SCO 90–100 sq yd (brochure) | 90–1,519 sq yd | ~50–80 | ₹1.5 Cr – ₹8 Cr+ |
Location & Connectivity
NH-152D — Trans-Haryana Expressway: 227 km · 6-lane · NHAI Bharatmala · Opened 1 Aug 2022 · Connects Ambala to Narnaul across 8 Haryana districts · Kalanaur is an official interchange (NH-709 junction) · Land prices along route: +20–30% since opening
Livability Score · 10 factors · TrueYards estimate
Amenities & Infrastructure
Wide internal roads
Heavy-load capable for industrial movement
Dedicated utility networks
Power · water · drainage infrastructure
24/7 security + CCTV
Secured entrances · surveillance
Maintenance office
On-site dedicated ops team
Green spaces
Eco-conscious sustainable design
EV charging stations
Future-ready EV infrastructure
Rainwater harvesting
Water conservation systems
Energy saving solutions
Sustainable energy management
Canteen areas
Workforce dining facilities
Sports facility
Employee recreation & wellness
Club & guest house
Business hospitality on-site
Sat Jinda College nearby
10 min away · educational access
Construction Progress
Completed · 6 milestones
Land title clearance
Q4 2021
DGTCP licence 84/2025
May 2025
HRERA registration 795/2025
Jul 2025
Layout plan approved
Jul 2025
DGTCP licence 185/2025
Sep 2025
Boundary demarcation & site prep
Q4 2025 – Q1 2026
In Progress & Upcoming · 5 milestones
Internal road network — Phase 1
In ProgressQ2–Q3 2026
Road laying underway
Power · water · drainage ducting
In ProgressQ3–Q4 2026
Utility ducting and connection work underway
Street lighting & landscaping
Q2 2027
Phase 1 plot handover
Q1 2028
Full possession (HRERA date)
Sep 2030
Advantages
NH-152D Interchange Node
Kalanaur is an official interchange on NH-152D, named on the NHAI route map — giving the township direct national highway visibility and logistics access that competitors in the region lack.
Proven Price Appreciation
Land prices along the NH-152D corridor have risen 20–30% since the highway opened in 2022, with momentum expected to continue as industrial demand in the zone builds.
Dual Industrial Hub Access
Positioned 25 min from IMT Rohtak and 30 min from Bhiwadi — two of Haryana's most active industrial employment zones — making FIT plots attractive to both end-users and investor-operators.
Rail Logistics Via ICD
ICD Tughlakabad, one of India's busiest inland container depots, is 100 km away — enabling efficient rail-based logistics for any light manufacturing or warehousing tenant.
Integrated Township Model
Designed as a work + live + invest zone within a single RERA-registered boundary — industrial plots, residential clusters, and commercial areas in one master-planned development.
Clean Legal Approvals
HRERA registration (795/2025), DGTCP licence, and layout plan are all in place — giving FIT one of the cleaner legal foundations among Rohtak industrial plot offerings.
Bank Finance Confirmed
70–75% bank loan available on plot cost from leading lenders — reducing upfront capital requirement and improving effective IRR for leveraged investors.
Strong Rohtak Market
The Rohtak real estate market grew 13% in 2025, with expert projections of 8–12% annual appreciation continuing through 2030 as major infrastructure investments mature.
Considerations
Execution risk — first industrial township
HighDeveloper's proven track record is in DDJAY residential plotting. Industrial townships require heavier infra: industrial-grade power, CTE/effluent approvals (HSPCB), heavy-load internal roads. Silicon Valley Ext III's 294/358 sales velocity shows strong commercial capability — partially mitigating concern.
External service NOCs not yet obtained
HighAt HRERA registration, all 5 external NOCs were marked "No": power (UHBVN), groundwater (CGWA), sewage/HUDA, CTE/HSPCB, roads (PWD). These are critical for any functional industrial development. Track NOC progress before committing beyond the 10% booking.
No published price — opaque pricing
MediumZero indexed price exists on any portal. All listings say "Call for Price." Without a benchmark, investors cannot assess fair value. Demand a written, developer-signed price list before any payment. Compare against IMT Rohtak and Sampla NOC-zone rates.
Acreage discrepancy — marketed 100+ vs HRERA 78.4 acres
MediumMarketing claims "100+ acres" but HRERA registration covers 78.425 acres with a separate 22.24-acre sub-phase (104 plots) also registered. Clarify exact phase and khasra numbers before booking. Ensure your plot falls within the HRERA-registered parcel.
Liquidity risk — early-stage rural plot
Low–MedResale market for early-stage plotted development in transitioning rural locations is slow in the first 2–3 years. Liquidity improves significantly after possession + infra completion. Mitigant: strong Rohtak plot demand (30% appreciation 2024) signals improving secondary market.
Historical Price Trend
Price Trend
Kalanaur / NH-152D Corridor — Land Price Trend
TrueYards estimates based on MagicBricks, 99acres, and on-ground data
Infrastructure Pipeline
NH-152D Trans-Haryana Expressway
OperationalOperational since Aug 2022 · On-site
IMT Rohtak Phase 2 (HSIIDC)
Under ConstructionUnder development — 2026 · ~25 km
Delhi–Rohtak NH-9 Upgrade
Under ConstructionWidening ongoing — 2026 · ~70 km to Delhi
Western Dedicated Freight Corridor
OperationalOperational since 2023 · ~65 km (Rewari)
Rohtak–Hisar NH-352 Upgrade
Under ConstructionOngoing · ~30 km
Haryana Orbital Rail Corridor (KMP)
PlannedDPR stage — 2027+ · ~50 km
MSME Flatted Factory Complex
PlannedAnnounced — 2026 · ~20 km (Rohtak)
Multi-Modal Logistics Hub
PlannedPlanned — 2027 · ~18 km (Rohtak)
Infrastructure data from NHAI, HSIIDC, and government sources · Timelines indicative
Competition · 5 Nearby Comparable Projects
IMT Rohtak
Rohtak, Haryana
Developer
HSIIDC (Govt.)
Type
Industrial
Price
~₹7,200/sq m (govt auction)
Distance
~25 min
Reliance MET City
Jhajjar, Haryana
Developer
Reliance Industries
Type
Industrial + Residential
Price
₹99k–₹1.1L/sq yd
Distance
~1 hr
Omaxe Green Valley
Sector 22D, Rohtak
Developer
Omaxe Ltd (listed)
Type
Residential plots
Price
Market rate · RERA 217/2017
Distance
~15 km
One City Rohtak
Sector 27A, Rohtak
Developer
One Group Developers
Type
DDJAY residential
Price
+30% YoY appreciation claimed
Distance
~15 km
Sampla/Ismaila NOC zone
Near Reliance MET
Developer
Unbranded (NOC-based)
Type
Industrial (non-RERA)
Price
~₹6,499/sq yd
Distance
~45 min
| Project | Developer | Type | Price | Distance | Impact |
|---|---|---|---|---|---|
IMT Rohtak Rohtak, Haryana | HSIIDC (Govt.) | Industrial | ~₹7,200/sq m (govt auction) | ~25 min | High |
Reliance MET City Jhajjar, Haryana | Reliance Industries | Industrial + Residential | ₹99k–₹1.1L/sq yd | ~1 hr | Medium |
Omaxe Green Valley Sector 22D, Rohtak | Omaxe Ltd (listed) | Residential plots | Market rate · RERA 217/2017 | ~15 km | Medium |
One City Rohtak Sector 27A, Rohtak | One Group Developers | DDJAY residential | +30% YoY appreciation claimed | ~15 km | Low |
Sampla/Ismaila NOC zone Near Reliance MET | Unbranded (NOC-based) | Industrial (non-RERA) | ~₹6,499/sq yd | ~45 min | Low |
FIT's position: RERA-backed private integrated township priced well below Reliance MET and as the organised alternative to unbranded NOC-zone plots.
Builder Profile
Forteasia Realty Pvt Ltd
Haryana-focused integrated township developer with 10+ RERA-registered projects and claimed 5.3M sq ft delivered. Specializes in DDJAY plotted developments across Rohtak and Bahadurgarh corridors. FIT is their first large-scale industrial township.
2011
Incorporated
10+
Projects launched
5.3M
Sq ft claimed delivered
0
RERA complaints
294/358
Plots sold — Silicon Valley Ext III
2025
Times Realty Award winner
TrueYards Assessment
Due Diligence Notes
Forteasia Realty Pvt Ltd (CIN U70200DL2011PTC224926), J-221 Sarita Vihar, New Delhi. Key projects: Silicon Valley Ext I/II/III (Sector 22D Rohtak, DDJAY), Park View (Sector 2 Rohtak), The Grand & Kingstreet (Bahadurgarh). Won Emerging Developer of the Year — Non-Metro at Times Realty & Infrastructure Conclave 2025 (Grand Hyatt Gurgaon). Bank loan tie-up confirmed with leading banks for 70–75% of plot cost. Critical caveat: FIT is their first large industrial township — proven residential DDJAY plotting experience does not fully proxy for industrial township execution complexity.
Developer Track Record
Silicon Valley Ext III
Sector 22D, Rohtak
Type
DDJAY Residential Plots
Units
358 plots
Promised
2024
Actual
2024
Silicon Valley Ext II
Sector 22D, Rohtak
Type
DDJAY Residential Plots
Units
200+ plots
Promised
2023
Actual
2023
Silicon Valley Ext I
Sector 22D, Rohtak
Type
DDJAY Residential Plots
Units
150+ plots
Promised
2022
Actual
2022
Park View
Sector 2, Rohtak
Type
Residential Plots
Units
100+ plots
Promised
2022
Actual
2023
~6 months delay
| Project | Location | Type | Units | Promised | Actual / Status |
|---|---|---|---|---|---|
Silicon Valley Ext III HRERA-PKL-1020-2022 | Sector 22D, Rohtak | DDJAY Residential Plots | 358 plots | 2024 | Delivered |
Silicon Valley Ext II | Sector 22D, Rohtak | DDJAY Residential Plots | 200+ plots | 2023 | Delivered |
Silicon Valley Ext I | Sector 22D, Rohtak | DDJAY Residential Plots | 150+ plots | 2022 | Delivered |
Park View | Sector 2, Rohtak | Residential Plots | 100+ plots | 2022 | Delivered (late) ~6 months delay |
Investment Details
Min. Booking
10%
of total plot price, upfront
Bank Finance
70–75%
Plot loans from SBI, HDFC, PNB
Payment Plan
CLP
Construction-Linked
Financing & EMI Calculator
Monthly EMI
₹22,802
Total Interest
₹9.4L
Total Payment
₹27.4L
Plot loans max tenure is typically 10–15 years (not 30 years like flat loans). On a ₹18L loan at 9% over 10 years, EMI ≈ ₹22,800/month.
Bank Partners
SBI
8.50–9.25% p.a.
Lowest rate — CIBIL 750+ required
Max 75% of plot value
HDFC Bank
8.75–9.50% p.a.
Project pre-approved — faster disbursal
Max 75% of plot value
PNB Housing Finance
9.00–9.75% p.a.
Flexible tenure up to 15 years
Max 70% of plot value
LIC Housing Finance
8.65–9.40% p.a.
Strong option for salaried professionals
Max 75% of plot value
Exit Strategy · How to Get Your Money Out
Liquidity
Medium
Typical Resale Time
2–6 months
Plotted land in an emerging expressway corridor. Resale demand exists but secondary market is still forming in Kalanaur. Liquidity improves significantly post-possession (2029+) once roads and utilities are visible on the ground.
Capital appreciation sale
Sell on secondary market after 3–5 years once infrastructure is built. Most common exit for both residential and industrial plot investors in this corridor.
Timeline: 3–5 years
Industrial / MSME lease
After possession, lease your industrial plot to an MSME, logistics firm, or warehouse operator. Generates passive rental income while land continues to appreciate.
Timeline: Post possession (2029+)
Build-to-lease (industrial)
Construct a prefab industrial shed or warehouse on your plot post-possession and lease to a manufacturing or logistics tenant at a significantly higher yield.
Timeline: Post possession + 12 months construction
Pre-possession assignment
Sell your allotment letter in the secondary market before possession if the corridor heats up significantly. Check ATS terms — developer must permit assignment.
Timeline: 12–36 months after booking
Who Buys This Asset
Regulatory & Legal
HRERA registration
795 of 2025
confirmedTemp project ID
RERA-PKL-PROJ-1837-2025
DGTCP licence 1
84/2025 · 28 May 2025
DGTCP licence 2
185/2025 · 24 Sep 2025
Layout plan approved
23 July 2025
confirmedConstruction start (HRERA)
01 November 2025
HRERA completion date
23 September 2030
Escrow account
HDFC · Sarita Vihar Branch
Escrow account number
50200100659411
Litigation declared
None
cleanExternal NOCs status
Not yet obtained
flaggedDeveloper is
Owner-licensee
confirmedAlways pay only into the HRERA-registered HDFC escrow account (A/c 50200100659411). Never pay into personal accounts, broker accounts, or any account not registered with HRERA.
Tax Implications
Short-term gain (< 24 months hold)
Taxed at income slab rate
Gain added to total income — up to 30% for highest slab. Avoid selling within 2 years.
Long-term gain (≥ 24 months hold)
12.5% flat LTCG
No indexation benefit (post-Budget July 2024). Applied on net gain after acquisition cost.
Stamp duty (Haryana)
5% (women) · 7% (men)
On circle rate or sale price, whichever is higher. Budget ~6–8% total transaction cost.
Registration charge
1% of property value
Paid in addition to stamp duty at the sub-registrar office.
TDS on purchase (Sec 194-IA)
1% TDS if purchase > ₹50L
Buyer deducts 1% from payment and deposits to Income Tax Dept before registering.
LTCG exemption (Sec 54F)
Exempt if reinvested in house
Gain on this plot is exempt if you invest net sale proceeds in a residential property within 2 years (purchase) or 3 years (construction).
NRI investors
20% TDS at source on LTCG
Seller pays 20% TDS on long-term gains + applicable surcharge. Apply for lower TDS certificate if actual tax is less.
Tax laws may change · Consult a CA for personalised tax planning
Downloads & Documents
Project Brochure (PDF)
Official FIT brochure — request directly from developer
HRERA Certificate 795/2025
Verify registration at haryanarera.gov.in
DGTCP-Approved Layout Plan
Approved 23 July 2025 — request from developer
CLP Payment Schedule
Construction-linked payment plan document
HRERA Escrow Verification
HDFC A/c 50200100659411 — verify on HRERA portal
Investment FAQs
What are the expected returns on this investment?
Bear case 8.6%, Base 17.8%, Bull 21.3% annual IRR over a 5-year horizon — well above Haryana FD rates (~7%) and comparable plotted projects. The Bull case is supported by Rohtak plot prices having already risen 30%+ YoY in 2024 and NH-152D land appreciation of 20–30% since 2022.
What is the realistic possession timeline?
HRERA-registered completion is 23 September 2030. Marketing claims "phase-wise from 2026" — treat this as aspirational. Plan your investment with a 5-year minimum horizon. Demand a written phase-wise schedule from the developer at the time of booking.
How is FIT legally protected?
FIT holds HRERA registration (795/2025), two DGTCP licences, and a HRERA-registered HDFC escrow account. As a buyer, you have full RERA protection: right to possession on schedule, penalty for delay, and refund rights. Verify registration at hrera.org.in before payment.
What is the minimum investment and payment process?
10% of plot cost at booking (Passport photo + PAN + Aadhaar). 70–75% bank loan available from leading banks. Balance through a CLP (construction-linked plan). Residential entry at ~₹25,000/sq yd implies ~₹23–45L total investment for residential plots.
Who is the typical investor for this project?
Three buyer profiles: (1) MSMEs and industrialists needing Rohtak-region manufacturing/warehousing land at below-Reliance MET pricing; (2) NRI/HNI investors betting on the NH-152D corridor appreciation story; (3) Rohtak-area families buying affordable residential plots within a planned township.
How does FIT compare to IMT Rohtak?
IMT Rohtak (HSIIDC) is government-backed, fully serviced, and the established industrial benchmark — but allotment is via government auction and supply is limited. FIT offers private freehold ownership through a simpler booking process. FIT pricing should be at a discount to IMT Rohtak to justify the additional developer/execution risk.
Due Diligence Checklist
At a Glance
TrueYards deal analysis · FIT Kalanaur Rohtak · Analysis date: June 2026 · HRERA records confirmed via haryanarera.gov.in · Market data: HL City Rohtak 2025, Landszo HVI, Startup Reporter Sep 2024 · IRR scenarios are TrueYards projections, not guaranteed returns · Pricing for industrial and SCO plots is unverified — all figures marked accordingly · This analysis is not personalised investment advice. Conduct independent due diligence, site visits, and legal verification before committing capital.
Investment Summary
Direct transaction support provided