Prestige Group has exited its proposed ultra-luxury residential project in Lutyens’ Delhi, selling a prime bungalow in the heritage precinct for Rs 450 crore after prolonged regulatory delays made redevelopment commercially unviable. The move underscores the growing tension between heritage conservation norms and contemporary housing ambitions in one of India’s most tightly regulated urban zones.
The Bengaluru-based developer had acquired the bungalow, located on Kasturba Gandhi Marg, roughly two years ago with plans to create a low-density luxury residential project. Spread across about 5,100 square yards, the site was intended to house fewer than ten large-format homes aimed at the ultra-high-net-worth segment. Industry estimates at the time suggested that individual residences would have commanded prices exceeding Rs 70 crore. However, securing redevelopment approvals within the Lutyens Bungalow Zone proved far more complex than anticipated. The area is governed by stringent planning controls, heritage preservation guidelines, and height and density restrictions designed to protect the historic character of the national capital’s core. According to industry experts, these rules often translate into extended approval timelines and limited design flexibility, increasing both financial and execution risks. A senior real estate analyst noted that while Lutyens’ Delhi remains one of the most valuable residential addresses in the country, “the regulatory framework prioritises preservation over redevelopment, making it unsuitable for most modern residential formats unless developers are prepared for very long gestation periods.”
As part of the transaction, Prestige also cleared an outstanding loan of approximately Rs 225 crore linked to the asset, strengthening its balance sheet following the exit. The company had initially explored a joint development structure before choosing outright ownership, a strategy that ultimately did not align with the regulatory realities of the zone. The sale marks a strategic recalibration rather than a retreat from the National Capital Region. Prestige is actively expanding its footprint across NCR markets where scale and execution visibility are stronger. It has already launched a residential project in Ghaziabad and is evaluating opportunities in Noida and Gurugram, including a potential luxury development on a five-acre parcel in Gurugram. The developer is also executing a large residential project in Noida’s Sector 150, with a planned saleable area of around 2.2 million sq ft, though progress has been affected by infrastructure-related delays. Industry observers say such challenges highlight the importance of integrated urban planning, where approvals, infrastructure delivery, and sustainability objectives move in tandem.
Urban planners argue that Lutyens’ Delhi serves as a reminder of the need to balance heritage protection with evolving urban housing needs. As Indian cities grapple with densification, climate resilience, and equitable access to housing, clarity and predictability in planning frameworks will be critical to attracting responsible, long-term development.
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