Forteasia Industrial Township
Integrated Township · Industrial + Residential + Commercial SCO
Kalanaur, Rohtak, Haryana
Base IRR
14.9%
TrueScore
82/100
Entry Price
From ₹18L
Hold Period
5 Years
Verdict
Recommended
TrueScore
Recommended
Composite across 4 dimensions
Investment Action
If buying
Enter at 10% now
Scale up only after NOCs confirmed + on-ground progress visible
If you own it
Hold — don't exit
NH-152D corridor premium takes 3–5 years to fully price in
ROI range · 5 yr
8.6% – 21.3%
Bear / Base / Bull IRR · annual
Key Metrics
Entry Price
~₹18,000/sq yd (residential) · Industrial & SCO on request
From ₹18L
~₹18,000/sq yd (residential) · Industrial & SCO on request
Booking Amount
70–75% bank loan from leading banks · CLP payment plan
10%
70–75% bank loan from leading banks · CLP payment plan
Base IRR
Base IRR · 5-yr NH-152D corridor
14.9%
Base IRR · 5-yr NH-152D corridor
Registered Area
HRERA-confirmed
78.4 acres
HRERA-confirmed
Total Plots
Including sub-phase
915 (+ 104 sub-phase)
Including sub-phase
Exit Multiple
Base case · 5-yr hold
2.00×
Base case · 5-yr hold
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
₹18L – ₹32L
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 | ₹18L – ₹32L |
Commercial SCO 90–100 sq yd (brochure) | 90–1,519 sq yd | ~50–80 | ₹1.5 Cr – ₹8 Cr+ |
3-Scenario IRR · 5-Year Hold
Bear Case
8.6%
1.51× exit · 5 yr
· 5% annual appreciation
· Possession delays to 2030
· No rental/lease income
· 2% registration cost
· Residential ₹18k/sq yd entry
Base Case
14.9%
2.00× exit · 5 yr
· 10% annual appreciation
· Possession on schedule 2029
· Light industrial leasing from yr 3
· 2% registration cost
· Rohtak 8–12% guidance range
Bull Case
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
IRR projections are TrueYards estimates · Not guaranteed returns
Fair Value Estimate
Ask Price (Indicative)
Residential plots — unconfirmed, verify signed price list with developer
~₹18,000/sq yd
Residential plots — unconfirmed, verify signed price list with developer
TrueYards Fair Value
IMT Rohtak govt allotment at ₹7,200/sq m — FIT is the private organised alternative
Below IMT Rohtak
IMT Rohtak govt allotment at ₹7,200/sq m — FIT is the private organised alternative
Corridor Upside
NH-152D corridor land appreciation since Aug 2022 opening
+20–30%
NH-152D corridor land appreciation since Aug 2022 opening
Investment Thesis
FIT is a RERA-registered, DGTCP-licensed integrated township on Haryana's Trans-Haryana Expressway (NH-152D) — a 227 km, 6-lane greenfield NHAI expressway where land prices have already risen 20–30% since opening in 2022. Rohtak's housing market grew 13% in 2025 (₹12.8B → ₹14.4B), and plot prices in the district rose 30%+ last year. The developer has a clean RERA track record across 10+ projects. The key risk is that this is their first industrial township — a heavier infrastructure product than their proven DDJAY residential plots. Entry at a discount to IMT Rohtak with NOC progress as the gating condition makes this a high upside, moderate-risk speculative land play.
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
Advantages & Considerations
Advantages
Considerations
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
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.
Competition · 5 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.
Key Risks & Mitigants
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.
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.
Investment FAQs
What are the expected returns on this investment?
Bear case 8.6%, Base 14.9%, 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 ~₹18,000/sq yd implies ~₹18–32L 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