Synopsis- As 2025 unfolds, India real estate market is thriving, yet non-metro cities (Tier-2 and emerging hubs) are outperforming metros with a host of benefits such as higher ROI, affordability, and growth potential. This blog discusses the top 10 such cities that have undergone considerable changes due to factors like infrastructure upgrades, industrial expansion, rental yields, and property appreciation.
By relying on 2025 reports, it points out that these cities are offering average ROIs of 8-12% and prices ranging from ₹3,000-₹8,000/sq ft, which makes them appealing to value-seeking investors. The article also outlines several aspects of investing related to why and how to invest with three major destinations including Chandigarh, Coimbatore, and Jaipur.
Beyond the Big Cities: Why Non-Metros Are the Smart Bet
Are you fed up with super high prices in cities like Mumbai and Bangalore? In 2025 the real estate scene of India is turning towards non-metro cities where affordability is paralleled with opportunity. As the industry is expected to generate a revenue of ₹7.5 lakh crore by the end of the year, Tier-2 cities have attracted the attention of investors due to government initiatives like Smart Cities and expressways. Such areas provide 8-12% annual returns, require less initial investment (₹3,000-₹8,000/sq ft), and are witnessing growing demand from the IT, manufacturing, and tourism sectors. Moreover, the suburban appeal is being further uplifted by hybrid working models. The top 10 non-metro jewels could be the next hottest rental, flipping, or holding spot for you, so let’s take a look at them.
1. Chandigarh: Planned Perfection
The lovechild of sustainable living with its immaculate green plans and quite a stone thrown away from Delhi is this union territory. The birth of IT parks and education hubs is imminent with New Chandigarh expansion bringing integrated townships on the scene. ROI: 9-11% via rentals. Infrastructure: Metro extensions and airport upgrades. Affordability: ₹4,500-7,000/sq ft; with 2025 appreciation up 15% on connectivity.
2. Coimbatore: Industrial Powerhouse
Coimbatore is the “Manchester of South India” and is the perfect place for the booming of textiles, the automotive industry, and IT. The construction taking place for Coimbatore Metro and the Avinashi Road flyover will facilitate the area development. ROI: 10%+ returns from commercial properties. Affordability: ₹3,500-6,500/sq ft; 20% appreciation is expected to come from industrial parks like TIDEL.
3. Indore: Clean and Connected
The commercial capital of Madhya Pradesh has been given the cleanest city title and its pharma/IT sectors are flourishing. The establishment of Indore Metro and BRTS is raising the attractiveness of the city. ROI: 8-10% from rentals. Affordability: ₹3,200-5,800/sq ft; the price of properties has risen by 18% in 2025 due to Super Corridor developments.
Also read: Top 5 Indian States with Highest Number of Special Economic Zones in 2025
4. Jaipur: Pink City with Golden Opportunities
The capital of Rajasthan was merely the city of palaces and the royal family but now, with the mixture of tourism, the IT sector, and manufacturing, it has become a triad that is hard to beat (for instance, Bosch and Hero). Jaipur Metro Phase 2 and Delhi-Jaipur Expressway are the factors driving up housing demand in this city. ROI: 9% from vacation homes. Affordability: Areas such as Jagatpura offer ₹3,500-6,000/sq ft; the price of houses in RERA-approved projects is increasing by 15-20%.
5. Lucknow: Cultural Hub Turning Modern
The growth of IT and biotech in the capital of Uttar Pradesh can be easily understood by the installation of the Lucknow Metro and Outer Ring Road, which is helping people to move easily. ROI: 8-12% on apartments. Affordability: ₹3,800-6,200/sq ft; 17% of the appreciation is due to the hybrid work demand and sustainable projects like Eldeco Hanging Gardens.
6. Nagpur: Central India’s Rising Star
The orange city of Maharashtra has been good at logistics and MIHAN SEZ. Besides that, the construction of the Mumbai-Nagpur Expressway is going to shorten the time that a traveler will spend on the road. ROI: 9% returns. Affordability: ₹3,000-5,500/sq ft; 16% of the growth is a result of job hubs and affordable housing.
Also read: Key Reasons Behind Whitefield’s Rise as a Commercial Hub in Bangalore
7. Vadodara: Petrochemical Boomtown
The cultural city of Gujarat is home to refineries and the pharma industry. Moreover, the expansion of Vadodara Airport and the bullet train station will make this city even more valuable. ROI: 10%+ through rentals. Affordability: ₹3,000-6,300/sq ft; the main cause of the 20% appreciation is the expressways.
8. Visakhapatnam: Coastal Gem
A port city in Andhra Pradesh is the attraction to steel, pharma and IT. Vizag Metro and Bhogapuram Airport are facilitating growth. ROI: 8-11%. Affordability: ₹3,500-6,000/sq ft; 18% rise from tourism and SEZs.
9. Mysuru: Heritage Meets Tech
Karnataka cultural hub develops with IT parks and green energy. Mysuru-Bengaluru Expressway is making the place easier to access. ROI: 9%. Affordability: ₹4,000-6,500/sq ft; 15% appreciation from eco-friendly projects.
10. Kochi: Port of Prosperity
The commercial center of Kerala is booming with IT (Infopark) and tourism. Kochi Metro Phase 2 and Smart City initiatives are getting more attention. ROI: 10%. Affordability: ₹4,000-7,000/sq ft; 17% growth from coastal appeal.
| City | Avg. price (₹/sq ft) | Expected ROI | Key Driver |
| Chandigarh | 4,500-7,000 | 9-11% | IT/Education |
| Coimbatore | 3,500-6,500 | 10%+ | Industry/Metro |
| Indore | 3,200-5,800 | 8-10% | Cleanliness/Infra |
| Jaipur | 3,500-6,000 | 9% | Tourism/IT |
| Lucknow | 3,800-6,200 | 8-12% | Metro/Growth |
These cities recorded 76 deals worth ₹31,000 crore in H1 2025, indicating a move away from metros. Tips: Verify RERA approvals, concentrate on rentals (yields up to 10%), and spread out for risk.
Conclusion
Chandigarh and Coimbatore are non-metro cities that will be the stars of real estate in 2025, as they offer a good combination of lower prices and a whopping 15-20% appreciation potential with an infrastructure boom. With their low costs and high ROIs, they are the ideal investment option for first-time investors or NRIs. Study the local market trends, take the opinion of a specialist
Written by Rachna Rajput
