** Ground Report: ( We personally travelled and visited many areas along this Nh-44).
Hyderabad has become a city for the future on account of its rapidly developing infrastructure, significant growth in the IT sector, robust Micro, Small, and Macro Industries (MSME), fertile land, adequate irrigation, rising water table, no major floods, ideal weather, stable climate, and a diverse population.
Hyderabad has now become a hub for real estate. However, deciding exactly where to invest in and around Hyderabad is a challenging task. The ‘Return on Investment’ (ROI) is very low inside of Hyderabad as it is already saturated in growth. On the other hand, outside of Hyderabad, the abundance of options and the slowdown in the real estate market cause people to overthink their choices. Despite the slowdown, investing along the Hyderabad to Bangalore National Highway (NH-44), also known as Asian Highway 47, is the best choice. This highway is experiencing both current organic growth and future potential development.
Current Status:
Let’s explore the current status of the Hyderabad to Bangalore National Highway (NH-44) developments, the real estate market, and the factors that will contribute to its future growth. This will help people decide whether to buy, sell, or trade in properties.
The NH-44 is India’s longest highway, starting from Srinagar (Jammu & Kashmir) and ending at Kanyakumari (Tamil Nadu), but our focus is on between Hyderabad to Mahbubnagar (a 1-hour journey from ORR) in Telangana.
Shadnagar:
Let’s begin our blog journey at Shamshabad, where we have the popular and only international airport in Telangana, Rajiv Gandhi International Airport (RGIA). We need to delve a little more into this airport to understand the potential of NH-44.
- The RGIA is the India’s largest airport by area with 5,500 acres.
- The first airport in India to offer domestic e-boarding in 2015 and international e-boarding in 2020.
- It is also the most connected airport in south and central India, with 65 domestic destinations.
- As per the Ministry of Aviation, there must be at least 150 KMs minimum distance between two international Greenfield airports. So, no new airports nearby shortly.
These factors make Shamshabad an economic hotspot in Hyderabad. But Shamshabad is already saturated with growth in real estate. And also, there is a height restriction for buildings in Shamshabad due to the Airport. So, to find a better and future potential property, we need to travel further.
Outer Ring Road (ORR):
The next stop is the Hyderabad’s Outer Ring Road (ORR) Exit number 16. Between Exit-16 to Palamakula/Thimmapure, about 13 KMs, we cannot find much development due two reasons; One is 111GO and the other is the Hyderabad airport development Authority Zone (HADA).
- Along with NH-44, From Exit-16 to Palamakula/Thimmapure for about 13 KMs:
- Right side of the NH-44, there is a 111 GO impact. In order to protect Himayath Sagar and Osman Sagar (/ Gandipet Cheruvu), the government brought a Government Order (GO) number 111 in March, 1996. This prevents major construction and Industrial activities in its catchment area. So, no scope of economic and real estate growth in this area.
- Left side of the NH-44, there is a HADA Zone: Hyderabad Airport Development Authority restricted construction activities in this area.
Palamakul to Pedda Golkonda Raod (Statue of Equality):
After these restricted zones, we have Palamakul village, where we can see some residential and semi-developmental activities. At this village, there is a Left turn towards Palamakul to Pedda Golkonda Road. On this road, we have Shri. M Venkaiah Naidu’s Swarna Bharat Trust, JIMS (Jeeyar Integrated Medical Services) Hospital, Statue of Equality, or 108 Divya Desams. After visiting these places, let’s take a U-turn and go back to the NH-44.
Kanha Shanthi Vanam:
In a few kilometers, right of the NH-44, we have the Chegur village road. In this road we need to travel about 9 KM to reach Kanha Shanthi Vanam, the World’s Largest Meditation Center (1400 acres). This center attracts visitors from all over the world. IT professionals from Hyderabad frequently visits this place to experience the ‘Heartfulness Meditation’. After experiencing the peaceful and Greenery Kanha Shanthi Vanam, let’s go back to NH-44.
Our next point is Thimmapur village. From here, let’s take a left turn from NH-44 to enter the Thimmapur-Ameerpet-Maheshwaram road, which connects SriShylam Highway. Along this road lot of companies, MNCs, and Industries are located.
Let us come back to our NH-44. And our next town is Kothur.
Kothur Y-Junction is becoming new town area where lot of commercial and residential activities are being undertaken. Already, many Industries have been developed here.
At this junction, the right road goes to the old Bangalore, which leads to very popular and fast-growing town, SHADNAGAR. And the left or continuous road is the bypass for Kothur, Nandigama, Lingareddyguda, and Shadnagar. Again, both the roads are connected at Solipur village.
JP Dargah Road:
From the NH-44, let’s take left turn to ‘Kothur to JP Dargah (Jahangir Pir Dargah) Road’. Along this road we have popular Natco Pharma and LV Prasad eye institutes. After crossing Rangapure Village on this road, if we take left turn, we have Asian Paints warehouse, P&G (Procter & Gamble Factory), Johnson & Johnson, Amazon warehouse and Hectro.
From NH-44, if we take a left turn towards Mekaguda, we have DLF Garden City, Mekaguda SEZ; Microsoft Data Center (a huge 22 acres campus is being built) & Prokarna Stones and MSN Labs etc.
Mekaguda SEZ:
Mekaguda SEZ is one of the rapidly developing SEZs on the Hyderabad-Bengaluru highway.
There are so many Multi-National Companies under development, like:
- Microsoft Data Center.
- Natco Pharma Limited.
- Quantra Pokarna.
- MSN Labs.
- Johnson & Johnson,
- P&G.. etc.
SHADNAGAR:
Now let’s get into another popular town, SHADNAGAR (on old Bangalore highway). Shadnagar is a municipality and hub for residential, commercial, shopping, transportation, industrial activities. It is also surrounded by international schools, colleges, universities like Symbiosis University, TATA Social and science University and MNCs.
This town is a junction to connect many other villages and towns like Yelakatta, Shabad ,Parigi and Chevella. The MMTS works are undergoing to connect Hyderabad and Shadnagar.
The road from Shadnagar to Kammadanam leads to new ‘HMDA Kammadanam Urban Forest Park (1000 acres). Once it was proposed that Hyderabad Zoological Park would be shifted here. On the same road, Noor College of Education and Arun Ice Cream are located. This road also leads to popular movie stars and politicians’ farms houses. The ISRO’s National Remote Sensing Centre is another popular center to be considered at Shadnagar.
The other developing corridor at Shadnagar is the Shadnagar-Parigi and Shadnagar-Chevella roads.
Elikatta SEZ:
On the Shadnagar to Parigi road, we have a huge Microsoft Data Center (Under construction as of 31st May,2025) at Elikatta SEZ at Elokatta Village.
Elikatta SEZ is a 500-acre SEZ, Near Shadnagar. Popular Companies in Elikatta SEZ
- Adani ConneX
- Microsoft Data Center,
- Johnson & Johnson,
- P&G,
- Natco Pharma,
- Aurobindo Pharma.. etc.
Adani ConneX, a data center, is a huge campus with more than 50 acers. Once operations started, it would create more than 5000 jobs.
Shadnagar to Chevella:
On the other hand, on the Shadnagar to Chevella road, near Shabad, we have Amazon data Center, Airtel Data Center, and Welspon Company (huge employment is being created). Further we have Chandanvelli Industrial SEZ at Chandanvelli village.
Shri Ramalingeshwara Temple
Let’s now back to NH-44. After crossing Raikal Toll Plaza, we need to take right to visit 400 years old Shri Ramalingeshwara Temple and newly developing Padmalaya Studios. Let’s take U-turn to HN-44. The RRR (Reginal Ring Road) is going through Raikal on this Highway.
Bala Nagar:
The next town on this highway is Bala Nagar (NH-44), where a lot of Industrial development is going on. In addition to this, the existing industries from Sanath Nagar and Balnagar (inside Hyderabad) are being shifted to Bala Nagar (NH-44).
Pollepalle SEZ:
After Bala Nagar, just before Jadcherla town on the NH-44, we have a very popular Polepally SEZ. It spreads over 2000 acres, and can create more than 2 lakh jobs.
- Pollepalle SEZ, is a Green Industrial TSIIC Park (https://www.tgiic.telangana.gov.in/showView?div_id=22 )
- Mylan Labs, Aurobindo Pharms, Hetro Labs, MSN Labs , P & G, Shilpa Medicare, Biogenex Life Sciences etc.. are developed in this SEZ.
- ShubhaSri Infra Developers’ SEZ County ( https://shubhasri.in ), is a 25-acre Premium Open Plots Project is located opposite to the Polepally SEZ. Low price in the best location with all required permissions.
- Narsee Monjee Institute of management (SVKM’s).
- Rajapure and Gollapally Railway stations are very close to this location.
Jadcherla and Mahaboobnagar:
There are fast growing towns near this highway, such as Jadcherla and Mahbubnagar. IT sector development has already been initiated near Mahbhubnagar by establishing Divitipally IT Park. Popular companies like AMAR RAJA Batteries has been started and is creating a lot of employment. Another major development in this area is Mayuri Eco Urban Park (Country’s largest eco-park, spread over 2,087 acres) is another destination between Jadcherla and Mahbubnagar. And new Industrial corridor is being developed between Balanagar (Raikal Tollgate) to Jedcharala.
If we travel further on NH-44, we enter Andra Pradesh; Rayala Seema; Kurnool, Anantapur, Puttaparthi / Sri Sathya Sai Airport, then into Karnataka; Chikkaballapur, Devanahalli, and finally Bengaluru.
how NH-44 is organically growing?
Finally, let’s see how NH-44 is organically growing. There are few more developments proposed and undertaken on NH-44, they are:
- Airports are the “New Gen Transportation”. We have Shamshabad international airport, Puttaparti Domestic Airport and Bengaluru international airport on this highway between Hyderabad to Bengaluru.
- As per “Master Plan for National Highways Vision-2047′, the NH-44 would be high-speed(120km/hr.) greenfield highway, expanding from present 4 lanes to 12 lanes highway.
- Nagpur-Hyderabad-Bengaluru Expressway has been initiated.
- Hyderabad Airport Metro Express (Metro): This would be elevated line, runs from Nagole to Shamshabad Airport via L.B. Nagar.
- Bullet Train would be started between Hyderabad to Bangalore.
- Lots of popular real estate projects, smart cities and developments are going on.
There was around 500/- per Square Yard at Madhapur in the year 1995. After constructing the Cyber Towers, the price went up to around 1500/SqYd in 2000-21. Now in 2025, it is more than 2,50,000/- per Square Yard. So, don’t think too much, if you want to invest for your (kid’s) future, then invest in the future cities.
Let me end the blog with a few very popular quotations:
“Don’t wait to buy a property, buy a property and wait.”
— Will Rogers
“The best investment on Earth is Earth/Land.”
— Louis Glickman