Tier 2 cities in India: Real estate growth in these cities

Analysts believe that tier 2 cities in India will be the hotbed for future growth of the economy in general and the realty market in particular when you compare between tier 1 cities and tier 2 cities in India

Amid businesses in India realising the advantages of the work-from-home (WFH) concept in the backdrop of the Coronavirus pandemic, there has been a major shift of the workforce towards tier 2 cities in India. In these tier 2 cities, the cost of living is less, the work-life balance is better and housing remains affordable, as compared to mega cities in spite of a huge jump in values in the past one decade, backed by infrastructure development. This has inspired Indian real estate developers, as well as state governments, to focus more on these tier 2 cities in India which are high-potential and yet, neglected markets.

For example, in a tourist state like Goa, the government has been working in partnership with Software Technology Parks of India (STPI) to create the infrastructure to facilitate software exports and promote tech entrepreneurship in the region. As tech companies become location agnostic, options like Goa could attract more investment. Many other states are working to incentivise manufacturing in their key tier 2 cities, as part of the Make in India programme. Analysts maintain that such tier 2 cities in India, which may also be part of industrial corridors, could be hotbeds for future growth of the economy and the real estate market in particular.

Further, the government has been steering efforts to boost infrastructural developments across tier 2 and tier 3 cities. During the Union Budget 2023-24 announced on February 1, 2023, Finance Minister Nirmala Sitharaman said that an Urban Infrastructure Development Fund (UIDF) would be set up through the use of priority sector lending shortfall. The UIDF will be managed by the National Housing Bank and will be used by public agencies for the creation of urban infrastructure across tier 2 and tier 3 cities in the country.

 

Real estate in tier-2 cities

See also: Remote working boosts property demand in tier-2 cities

 

What are tier 1, tier 2, tier 3 and tier 4 cities in India?

Indian cities are classified as X (tier 1 cities in India), Y (tier 2 cities in India) and Z (tier 3 or 4 cities in India) categories by the government, based on the population density. Also, tier 1 cities in India are more developed cities, including the metropolitan cities, whereas tier 3 cities are the developing cities in India.

There are eight metropolitan tier 1 cities in India – Delhi, Mumbai, Bangalore, Chennai, Hyderabad, Kolkata, Ahmedabad and Pune. On the other hand, 104 cities are categorised as tier 2 cities in India, while the remaining cities fall under the tier 3 or tier 4 cities in India category.

Tier 1 cities in India are densely populated and have higher living expenses. There are major international airports, industries, top multi-specialty hospitals, education, and research institutes in the Tier 1 cities. Urban planners and economists believe that certain cities, officially classified as tier 2 cities in India, are so good that there is not much difference between tier 1 and tier 2 cities. The economic activities and lifestyle in the cities like Gurgaon, Noida, Vellore, Coimbatore, Kochi, Thiruvananthapuram, Patna, Rajkot, Goa, Lucknow and Jaipur could elevate these tier 2 cities in India to the next level in the coming years.

See also: Impact of Coronavirus on Indian real estate

 

Tier 2 cities in India: Advantages and disadvantages

Tier 2 cities in India advantages Tier 2 cities in India disadvantages
Decent infrastructure and connectivity Poor international air connectivity
Low pollution levels Lesser economic activity
Fewer traffic bottlenecks Absence of MNCs
Moderate cost of living Fewer job opportunities
Better quality of life
Low real estate prices
Low cost of doing business

 

Tier 2 cities in India and Tier 3 cities in India: Real estate trends

  • Emergence of organised real estate markets in smaller cities.
  • Lower demand-supply imbalance.
  • Greater demand for quality housing with work from home.
  • Lesser migrant labour issues.
  • Lesser construction curbs due to COVID-19.
  • Higher profit margins for developers, owing to lower land values.
  • Property prices rising but yet far lesser than top 10 cities.

 

List of tier 1 cities and tier 2 cities in India

Tier 1 cities in India

States Tier 1 cities in India
Delhi Delhi
Maharashtra Mumbai, Pune
Karnataka Bengaluru
Gujarat Ahmedabad
Tamil Nadu Chennai
West Bengal Kolkata

 

Tier 2 cities in India

States and Union Territories Tier 2 cities in India
Andhra Pradesh Guntur, Kakinada, Kurnool, Nellore, Rajamahendravaram, Vijayawada, Visakhapatnam, Warangal
Assam Guwahati
Bihar Patna
Chandigarh Chandigarh
Chhattisgarh Durg-Bhilai, Bilaspur and Raipur
Gujarat Ahmedabad, Bhavnagar, Jamnagar, Rajkot, Surat, and Vadodara
Haryana Gurugram, Faridabad, Karnal
Himachal Pradesh Hamirpur, Shimla
Jammu and Kashmir Jammu and Srinagar
Jharkhand Bokaro Steel City, Dhanbad, Jamshedpur, and Ranchi
Karnataka Belgaum, Hubli-Dharbad, Mysore, and Mangalore
Kerala Kannur, Kollam, Kozhikode, Kochi, Malappuram, Thrissur, Thiruvanathpuram, and Vijayapura
Madhya Pradesh Bhopal, Gwalior, Indore, Ratlam, and Jabalpur
Maharashtra Amravati, Bhiwandi, Jalgaon, Nagpur, Nanded, Aurangabad, Kolhapur, Nashik, Sangli, Solapur, Vasai-Virar and Ujjain
Odisha Bhubaneswar, Rourkela  and Cuttack
Punjab Amritsar, Ludhiana  and Jalandhar
Pondicherry (Puducherry) Pondicherry (Puducherry)
Rajasthan Ajmer, Bikaner, Kota, Jaipur, and Jodhpur
Tamil Nadu Coimbatore, Erode, Madurai, Thanjavur, Tiruppur, Tirunelveli, Tiruvannamalai, Tiruchirappalli, Vellore, and Salem
Uttar Pradesh Aligarh, Agra, Bareilly, Firozabad, Ghaziabad, Gorakhpur, Jhansi, Kanpur, Lucknow, Mathura, Moradabad, Meerut, Noida, Prayagraj (Allahabad), Gorakhpur, Varanasi
Uttarakhand Dehradun
West Bengal Asansol, Durgapur, Purulia, Siliguri

Tier 3 cities in India

Cities with a population between 20,000 and 49,999 people are categorised as tier 3 cities.

Aligarh
Baroda
Ludhiana
Madurai
Meerut
Nashik
Rajkot
Solapur
Trichy
Vijayawada

 

Tier 4 cities in India

Banswara
Bhadreswar
Chilakaluripet
Datia
Gangtok
Kalyani
Kapurthala
Kasganj
Nagda
Sujangarh

Cities with a population between 10,000 and 19,999 people come under the category of tier 4 cities. These comprise smaller towns where the need for infrastructure development and investments is higher.

Know about: Guntur (Andra Pradesh)

 

Tier 2 cities in India that are attracting property investments

When a global brokerage firm that is making its foray into the Indian real estate, announced plans to enter the Ayodhya market, many analysts believed that the decision was goaded by the hype around the Ram Mandir. However, a closer look reveals that no other city in the state of Uttar Pradesh is showing as much property appreciation as Ayodhya, making it one of the most prospective tier 2 cities.

The reasons for Ayodhya turning into a property hotspot, include the growth prospect in the given city, business opportunities, cost of doing business per sq ft, affordable property prices as compared to the metro cities, reverse migration of the professionals, improving infrastructure and the upcoming airport.

Ayodhya is just one of the tier-2 cities in India that is witnessing property price appreciation that is much higher than the top 10 cities. It is also driving the large developers into these so far unexplored territories. For example, a leading real estate player from Noida has, over the last few, years established its footprint in and around Gorakhpur, the political constituency of the chief minister of the state.

In southern India too, attention is shifting from Bengaluru and Hyderabad to tier 2 cities in India like Kochi, Coimbatore, Vizag and other such regions. Although Amravati proved to be a dampener for the first movers, real estate analysts believe there are many other small cities in Telangana that would soon appear on the property landscape, as investment in those places have started for logistics and warehousing, thus, turning these cities into job magnets.

There are a number of tier 2 cities in India offering excellent opportunities for investors. Owing to the rapid urbanisation of major cities and growing demand for real estate, the tier 2 cities are turning into coveted real estate destinations.

Jaipur

Jaipur is a popular tier 2 city in Rajasthan, which houses several micro, small, and medium enterprises, and also growing number of IT hubs. It provides ample options of residential properties, including affordable units for investment. You can find many real estate-related services on the websites of IGRS Rajasthan and epanjiyan Rajasthan

Vadodara

Vadodara is the third largest city in Gujarat and a major industrial hub. It offers plenty of housing options, including affordable units and luxury properties at attractive price range.

Dehradun

Dehradun is one of the top tier 2 cities in India located in the state of Uttarakhand. Considered among the most liveable cities in India, the city offers improved facilities and numerous property investment options.

Indore

Indore city has emerged as a corporate hub and a coveted real estate destination. It has seen increased demand for residential properties and offers a variety of housing options for home buyers.

Bhilai

Bhilai is an upcoming investment destination in Chhattisgarh and the second-largest urban area in the state after Raipur. An well-known industrial hub, Bhilai is also an educational hub with top educational institutions.

 

Top tier 2 cities in Uttar Pradesh

Noida

Noida is one of the top real estate investment destinations and a tier 2 city in India. It is well-planned and well-connected to central Delhi and other parts of the NCR through the Metro network. It offers many affordable options for renters and home buyers.

Ghaziabad

Ghaziabad is another favourable destination for investors. It provides excellent connectivity to Delhi. There are a variety of residential properties for home buyers, from affordable housing to luxurious homes.

Lucknow

Home seekers will find ample property options in Lucknow. The city has a robust infrastructure and provides good connectivity.

Kanpur

With the inauguration of Kanpur metro providing improved connectivity, the city offers numerous options for real estate investment. Homebuyers will also find ample 2BHK and 3BHK units.

Ayodhya

The temple town of Ayodhya is one of the top tier 2 cities in India. It is witnessing increasing real estate demand, also because of an upcoming international airport. Home buyers can find many properties in areas such as Naya Ghat and Theri Bazar in the city. The localities surrounding the Ram Janmabhoomi temple site are developing fast and increasing property prices.

 

Top tier 2 cities in Punjab

Chandigarh

Chandigarh is a prominent tier 2 city in Punjab. It is a well-planned city with well-developed infrastructure and road network, providing good investment options.

Zirakpur

Zirakpur is a satellite town of Mohali, Chandigarh. It offers plenty of residential and commercial properties for investments, that has attracts both domestic investors and NRIs. It is a 2 tier city in India that is well-developed with good connectivity.

 

Top tier 2 cities in Andhra Pradesh

Nellore

Nellore is famous for its thriving agricultural and export of prawns and shrimp, contributing to the region’s economy. Investment opportunities have also seen a growth in recent years.

Kurnool

Kurnool is rich in mineral resources and the city has great historical significance. Real estate investments have increased in the city across residential and commercial segments.

Visakhapatnam

Visakhapatnam is among upcoming tier 2 cities in India. The city has witnessed infrastructure growth and new real estate projects, providing plenty of property investments.

Know about: Nellore pine code 

Top tier 2 cities in Maharashtra

With properties in the top tier 1 cities like Mumbai and Pune in Maharashtra getting expensive, tier 2 and tier 3 cities are emerging as promising markets by offering attractive real estate investment options.

Nagpur

Nagpur is the third largest city in Maharashtra and among the best tier 2 cities in India. With an international airport, excellent road network, and metro rail services, the city is turning into an attractive investment destination.

Nashik

Nashik is among the largest cities in Maharashtra, situated on the banks of the river Godavari. With the growing industrial and IT hubs, including tech parks and SEZs, the investment opportunities in the city have increased in the recent years.

Kolhapur

Kolhapur is another emerging tier 2 city, which is situated in southern Maharashtra. The city has a great cultural and historical significance, and it is famous for its handcrafted products and Marathi film industry. The city fast developing and offers plenty of affordable properties for investments.

 

Top tier 2 cities in Karnataka

Bellary

Bellary is the second-faster growing city in Karnataka, located in northwest part of the state. It offers good investment options, especially urban housing projects.

Hubli-Dharwad

The twin cities of Hubli and Dharwad are among the fast-developing cities in Karnataka. The presence of land available has driven real estate growth, while promoting employment and new housing opportunities.

Mangalore

Mangalore is among the prominent tier 2 cities in India. The city is among the ‘emerging clusters’, witnessing growth of tech hubs. Thus, the city is generating employment, creating demand for housing.

Mysore

Mysore or Mysuru is a 2 tier city that has a rich history. The property market is witnessing growth due to improved connectivity and infrastructure development. Homebuyers will find a variety of housing options in the city.

 

Top tier 2 and tier 3 cities in Tamil Nādu

Besides the metropolitan city of Chennai that is densely populated and expensive, people are looking to smaller cities offering quality living.

Coimbatore

Coimbatore is a popular tier 2 city along with other cities in Tamil Nadu such as Chennai and Madurai. One of the biggest industrial and educational hubs, the city provides increased employment opportunities and affordable housing options.

Madurai

One of the most populous cities in Tamil Nadu, Madurai is a historical city that is seen rapid development nowadays. The city offers an excellent transportation system and government infrastructural facilities for its citizens.

Ambur

Ambur is a 2 tier city and municipality in newly formed Tirupattur district. It has numerous business hubs and offers ample investment avenues.

Vellore

Vellore is a city in Tamil Nadu, situated on the banks of river Palar. The city is known for having quality medical and technological institutes. It also offers plenty of opportunities in the property market.

Puducherry 

Puducherry is a Union Territory located in Tamil Nadu and emerging as one of the popular tier 2 cities in India.

 

Top tier 2 and tier 3 cities in Kerala

Kochi

Kochi or Cochin is known as the commercial capital of Kerala and known for its cosmopolitan culture. Considered among the best tier 2 cities in India, it is emerging as a favourable investment destination by offering plenty of commercial and residential properties.

Thiruvananthapuram

Thiruvananthapuram or Trivandrum city, situated in Kerala, is among the top tier 2 cities in India. With numerous IT hubs, the city offers good connectivity and variety of residential units for homebuyers.

Kozhikode

Kozhikode is a coastal city with a rich history. The demand for properties is increasing owing to rapid urbanisation.

 

Top tier 2 city in West Bengal

Asansol

Asansol is the second largest and among the most populated cities in West Bengal. The tier 2 city has witnessed strong economic growth in recent years. Those looking for investment in residential real estate will find ample affordable housing options in the city.

 

Top tier 2 city in Jharkhand

Bokaro Steel City

Bokaro, also known as Bokaro Steel City, is a tier 2 city in Jharkhand. A major industrial and commercial hub, Bokaro Steel City, is emerging as one of the preferred investment destinations.

Purulia

Purulia is a neighbouring city of Bokaro situated in the Purulia district, known for its thriving industrial and agricultural activities and tourism. The tier 2 city also offers ample investment options.

Check out Stamp duty rates in tier-2 cities in India

 

Tier 2 cities in India and tier 3 cities in India: NRIs fuelling growth

For non-resident Indians (NRIs), in spite of the urge to own a house in one’s home towns, which are mostly tier 2 cities in India and tier-3 cities, the future livability in terms of professional opportunities in these home towns were non-existent. On the other hand, an investment in the tier 1 cities in India meant that while they were overseas, their retired parents preferred to live in the comfort zone of their home towns.

The COVID-19 pandemic seems to have changed the preferences of NRIs. Now, most of the expat Indians are opting for properties in their home towns mostly in tier 2 cities in India, with the dual objective of providing a house for their parents while they are overseas, as well as their own future living. Work from home seems to be the mantra for most of these NRIs and they are no longer making investments in the metro cities only. It is, hence, no surprise that many of these small towns, hitherto seen as retirement destinations, are emerging as property hotspots.

Furthermore, some of the upcoming industrial corridors run through the NRIs’ home towns in these tier 2 cities in India and tier-3 destinations. Also, the fact that grade A developers from established property markets are venturing into tier 2 cities in India  and tier 3 cities in India, evokes confidence among the expat Indians.

 

Tier 2 cities in India and Tier 3 cities in India: Factors that favour real estate growth

While the COVID-19 pandemic has changed the market dynamics and the norm of work from home has brought tier 2 cities in India and tier 3 cities in India, the reckoning of real estate opportunities, critics have their own concerns. Some of these include:

  • Will the shifting of the talent pool to tier 2 cities in India and tier 3 cities in India be a long term phenomenon?
  • Would corporates shift their base to smaller cities?
  • Can tier 2 cities in India attract a cosmopolitan talent pool beyond the hometown prodigies?
  • Will connectivity and transportation be an issue with these tier 2 cities in India and tier 3 cities in India?

As the world learns to live with the new normal post-COVID, many of these pressing issues are being seen as opportunities. For example:

  • The cost of doing business per sq ft is much lower in tier 2 cities in India and tier 3 cities in India.
  • Tier 2 cities in India and tier 3 cities in India are emerging as hubs for logistics and warehousing.
  • Quality housing at affordable rates are available for the workforce.
  • A number of upcoming industrial corridors are running through many of these smaller cities and this will provide seamless connectivity.
  • The government plans to open 100 additional airports and 1,000 new routes, connecting smaller towns.

It may seem premature to make a conclusive statement as of now but the fact remains that the potential of tier 2 cities in India and tier 3 cities in India, is yet to be tapped. The Coronavirus pandemic has turned an adversity into an opportunity for smaller cities.

Know about: Rudrapur pin code

How COVID-19 has changed buyers’ preferences?

Aditya Kushwaha, CEO and director, Axis Ecorp, points out that the COVID-19 pandemic has altered how we live, work, learn and play. The overall health, hygiene and wellness concerns during COVID-19, have significantly shifted the focus towards spacious homes, set amid verdant greenery, away from densely packed cities. Further, riding on the wave of sustainability and prospective investment, the holiday homes/secondary housing segment has emerged as a sought-after option for buyers, whose jobs and lifestyle have remained unaffected in the wake of pay cuts. People’s preferences have shifted from the tier 1 cities in India to tier 2 cities in India and other tourist destinations, he says. “Investors believe that they can find better entry prices, flexibility and sizable returns in such locations,” he explains, attributing the shift to the concept of remote working.

See also: How the Coronavirus is changing home designs

The pandemic has forced both, real estate developers and home buyers, to evaluate their cost and benefit of moving to peripheral locations of tier 1 cities and tier 2 cities in India. Now, real estate stakeholders are looking at the business possibilities and open spaces in the smaller towns- tier 2 cities in India and tier 3 cities in India, from a long-term perspective.

Moreover, projects in smaller towns- tier cities in India, make it easier for developers to incorporate concepts of wellness, as the land cost is relatively cheaper in these places. This makes it feasible to build large projects with more open spaces and amenities.

From the home buyers’ standpoint, tier 2 cities in India and tier 3 cities in India home towns are more affordable to live in and feasible to work. After all, many industries are investing heavily in IT infrastructure, making work from home a reality for their workforce. Consequently, after adopting the new normal, these companies are unlikely to reverse the trend, as it also allows them to reduce costs incurred on office spaces in the process.

See also: Winners and losers in India’s real estate, post-COVID-19

 

Will tier 2 cities in India attract real estate funds?

Post-COVID-19, while there is no denying that the sentiment has shifted to tier 2 cities in India, there remains a big question mark over the long-term financial viability of the business in these smaller cities. Tier 2 cities in India are yet to catch up, in terms of institutional funding.

As per the industry reports:

  • Major real estate investments are concentrated in the key markets of metro cities.
  • Bengaluru, Mumbai and NCR alone get nearly two-thirds of the investments in the real estate.
  • Institutional funds are reluctant to put in money with the lesser-known developers of tier 2 cities in India and tier 3 cities in India markets.

The question hence, is what should be done to change the market trend of investment? Analysts believe these are early days to evaluate the investment worthiness of the high potential but hitherto unexplored markets. The shift of national-level listed developers, with sound track record of attracting investments, is pretty slow. These developers are mostly testing the waters as of now. Moreover, the local-level ecosystem of many of the smaller cities is not very business-friendly. Even the property brokerage business is not very transparent and organised in these cities.

Once the large players start delivering projects in these smaller cities, the benchmark of expectations and professionalism will definitely increase. This will have a snowball effect and institutional funds will have more confidence in these markets. Also, some of the global names, like Berkshire Hathway HomeServices, have announced their plans to enter tier 2 cities in India and tier 3 cities in India. While it may take time, professionalism and change in the ecosystem in the smaller cities, would attract sizeable investments in the future.

 

How are cities divided into tiers?

In India, cities are classified into the different categories by the Pay Commission set up by Government of India. Cities are categorised into tier 1, tier 2, and tier 3 cities based on the size of the population. As per the government, cities having a population size ranging between 50,000 and 100,000 are categorised as tier 2 cities in India while cities with population size ranging between 20,000 and 50,000 are known as tier 3 cities.

Tiers Population
Tier 1 1 lakh or above
Tier 2 50,000 – 99,999
Tier 3 20,000 – 49,999
Tier 4 10,000 – 19,999
Tier 5 5,000 – 9,999
Tier 6 Less than 5,000

Further, the classification is also done based on urban, semi urban, rural, and metropolitan areas in India. This classification enables the government to come up with different schemes.

Classification of cities Population
Rural centre Less than 10,000
Semi-urban centre 10,000 to 1 lakh
Urban centre 1 lakh to 10 lakh
Metropolitan centre Above 10 lakh

The cities are also categorised into the following:

  • Tier 1: X, earlier referred to as A-1
  • Tier 2: Y, earlier referred to as A, B-1, B-2
  • Tier 3: Z, earlier referred to as C, or unclassified cities

Cities were classified into A-1, A, B-1, and B-2 before the Sixth Central Pay Commission’s recommendations were followed in 2008. The classification was earlier based on the recommendations of the Fifth Central Pay Commission of India in 1997. New Delhi, Chennai, Kolkata, and Mumbai were categorised as A-1 cities. The statuses were revised as per the Census of India 2001 results. Hyderabad and Bangalore were upgraded from A to A-1 status on August 31, 2007, and September 21, 2007, respectively.

Know about: Bikaner pin code 

 

Tier-1, Tier-2 cities in India by population

Mumbai 12,442,373
Delhi 11,034,555
Bangalore 8,443,675
Hyderabad 6,731,790
Ahmedabad 5,577,940
Chennai 4,646,732
Kolkata 4,496,694
Surat 4,467,797
Pune 3,124,458
Jaipur 3,046,163
Lucknow 2,817,105
Kanpur 2,765,348
Nagpur 2,405,665
Indore 1,964,086
Thane 1,841,488
Bhopal 1,798,218
Visakhapatnam 1,728,128
Pimpri-Chinchwad 1,727,692
Patna 1,684,222
Ghaziabad 1,648,643
Agra 1,585,704
Faridabad 1,414,050
Varanasi 1,198,491
Srinagar 1,180,570
Aurangabad 1,175,116
Dhanbad 1,162,472
Amritsar 1,132,383
Navi Mumbai 1,120,547
Allahabad 1,112,544
Ranchi 1,073,427
Jabalpur 1,055,525
Gwalior 1,054,420
Coimbatore 1,050,721
Jodhpur 1,033,756
Raipur 1,010,433
Kota 1,001,694
Chandigarh 961,587
Guwahati 957,352
Mysore 893,062
Gurgaon 876,969
Noida 637,272
Kochi 602,046
Puducherry 244,377

 

FAQs

What is Tier 1 and Tier 2 cities?

Tier 1 cities in India and tier 2 cities in India are classifications of cities, based on population density. The list of tier 1 cities in India include Delhi, Mumbai, Chennai, Kolkata, Bangalore, Hyderabad, Ahmedabad and Pune.

What are Y cities in India?

Tier 2 cities in India are referred to as ‘Y’ category cities.

Is Pune a tier 2 city?

Pune is a tier 1 city in India.

Is Gurgaon a tier 2 city?

Gurgaon is a city located in Haryana in the National Capital Region (NCR) and one of the popular tier-2 cities.

Is Jaipur tier 2 city?

Jaipur is a fast-developing tier 2 city in Rajasthan and witnessing a growing number of IT hubs.

Which tier city is Kota?

Kota is a tier-2 city in Rajasthan, which is the third-most popular city after Jaipur and Jodhpur. The city is known for its thriving industries, which include chemical, textile, stone polishing, metal handcrafts and many others. The growth of industries has a positive impact on the city’s real estate, resulting in more demand for commercial spaces.

Are tier-2 cites in India is good for real estate investment?

Several tier-2 cities in India, such as Lucknow, Ayodhya, Coimbatore and Kochi, are witnessing a boom in property investments owing to the growth in infrastructure and employment opportunities.

Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at jhumur.ghosh1@housing.com
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