Mohali property guide 2026
A plain-language guide to the Mohali property market in 2026: where the city is growing, what has launched recently, what things cost, and which rules have changed. The facts were compiled in early October 2026 from official notices, news reports and property portals. Things change, so check anything important before you act on it.
Mohali at a glance
- Name: The official name is SAS Nagar (Sahibzada Ajit Singh Nagar), in Punjab.
- Place: A planned city on the south-west side of Chandigarh. Panchkula (Haryana) is on the other side, and Zirakpur and Kharar are the neighbouring Punjab towns. Together they are known as the Chandigarh Tricity.
- Planning: GMADA was constituted on 14 August 2006. It plans the area, sells land by auction and handles change of land use (CLU). Its area covers Mohali, Zirakpur, Kharar, Banur, Dera Bassi, Mullanpur (New Chandigarh), Fatehgarh Sahib, Mandi Gobindgarh and Roopnagar.
- Civic services: The Mohali Municipal Corporation. Sectors 76 to 80 were handed from GMADA to the Corporation in 2020-21.
- Regulator: Punjab RERA, with its office at Mandi Bhawan, Sector 65-A, Mohali.
Where the city is growing
Mohali has grown outwards from the old Phases towards the airport and beyond. These are the belts buyers talk about most. Our property in Mohali page has an area-by-area table.
- Airport Road belt (Sectors 74 to 80). High-rise projects on and near Airport Road. In October 2025 GMADA cut the enhancement charges in Sectors 78 to 80 from Rs 3,164 to Rs 2,325 per square metre.
- Sectors 81 to 83 and IT City. The Indian School of Business and Amity University are here. Infosys broke ground on a Mohali expansion for about 3,000 employees on 12 March 2026.
- Sectors 88 to 91. Developed by GMADA. Sectors 88 and 89 have RERA-registered housing.
- Aerocity and Sector 99. Aerocity is by the airport. In Sector 99, Hero Realty bought 8.71 acres at a GMADA auction for Rs 262.75 crore (reported in September 2025).
- New sectors. In June 2025 GMADA planned nine new sectors on 6,285 acres: Sector 84 (institutional), Sector 87 (commercial), Sectors 101 and 103 (industrial) and Sectors 120 to 124 (residential).
Land policy has changed more than once. The statewide land pooling policy of May 2025 was withdrawn on 11 August 2025 after a High Court stay. A revised policy for Greater Mohali was cleared in July 2026. Earlier versions drew farmer protests, so timelines for the new sectors are uncertain.
Roads, air and metro
- Airport. Shaheed Bhagat Singh International Airport (Chandigarh) is at Jhiurheri, Mohali. Its new terminal was inaugurated on 11 September 2015. It has flights to Dubai and Abu Dhabi (IndiGo), and Air India Express has announced that it will resume Chandigarh to Sharjah flights on 26 October 2026 (The Tribune, 15 September 2026). Schedules can change, so check with the airline. Schedules can change, so check with the airline. In February 2026 the airport did not have "Point of Call" status, which foreign airlines need to operate from it.
- Airport Road (PR-7). A 200 ft wide road and the main approach to the airport. An alternate link road of 8.5 km, from Bawa White House (Sector 65/66) to Sector 66-B, was promised for 31 May 2026. Reports differ on whether it is open, so treat it as not confirmed.
- IT City to Kurali expressway. A 31 km road costing Rs 1,525 crore, reported open in December 2025.
- Zirakpur-Panchkula bypass. Awarded on 27 March 2026: 19.2 km plus a 10.3 km spur, costing Rs 1,983 crore. The spur is due in late 2027 and the bypass in early 2028.
- Tricity metro. A plan only. Nothing has been built, and as of 23 March 2026 construction had not been approved. Cost estimates (at February 2025 prices) run from about Rs 23,263 crore for an elevated line to Rs 27,680 crore for an underground one, and reports give different lengths. Be careful with any advert that promises a date for it.
Recent projects
These projects have been in the news in Mohali and nearby. The details are public information from news reports and property portals, and listing a project here is not an endorsement. Search each project by name on the Punjab RERA website before you decide.
| Project | Where | What is public |
|---|---|---|
| Gillco Meraqui (Gillco Group) | Sector 126, PR-7 | Ultra-luxury apartments in 6 towers, 444 units of 3+1 and 4+1 BHK, on about 12 acres. Launched in July 2026. |
| Hero Homes Phase 3 (Hero Realty) | Sector 88 | 172 units of about 4.5 BHK as announced at launch on 2 September 2025. Check the RERA entry for the registered count. |
| Leafsong Retreat (Hero Realty) | Sector 99 | Launched on 21 and 22 September 2026. |
| Homeland Global Park (Homeland Group) | Sector 75, Airport Road | Mixed use on about 15 acres, with a mall, serviced apartments and offices. Launched in April 2025. |
| Wave Gardens Phase II (Wave Estate) | Sector 85 | 292 flats of 2 to 4 BHK, from about 1,530 sq ft, in a 235-acre township. Launched in October 2024. |
| The Medallion Nova (AG Realty) | Sector 66-A | 336 apartments of 3 BHK. The RERA record shows completion in December 2030. |
| Ananda Crown (Ananda Group) | Sector 78 | Four free-standing towers of 29 storeys, 3 to 5 BHK. Registered with Punjab RERA, construction underway. |
| Homeland Regalia (Homeland Group) | Sector 77, Airport Road | Six towers and 279 residences on about 4.58 acres. Registered with Punjab RERA, completion date on record 24 December 2028. |
What things cost
Flats: average asking prices
| Area | About Rs per sq ft |
|---|---|
| Mohali overall | 8,450 |
| Sector 66 | 16,500 |
| Sector 70 | 13,750 |
| Sector 65 | 12,600 |
| Sector 82 | 9,750 |
| Sector 88 | 9,350 |
| Sector 91 | 7,300 |
Source: Square Yards portal averages, data of June 2026. These are asking prices, not registered deals.
Different portals often give different figures for the same sector, and averages move from month to month. Treat any single figure as a rough guide.
Plots
One data point: at GMADA's October 2025 auction, a 430 sq yd plot in Sector 68 sold for Rs 8.86 crore, about Rs 2.06 lakh per sq yd (a trade press report). Plot rates vary widely with the sector, the size, the position of the plot and the approvals, so ask for recent registered deals nearby instead of relying on one figure.
Rent
Property portal listings for a 2 BHK in Mohali in September 2026 ranged from about Rs 15,000 to Rs 50,000 a month, with many between Rs 20,000 and Rs 30,000.
These figures are indicative. We do not predict prices. For the real price of a plot or flat today, call a director on +91 74370 00075.
What it costs to buy
- Stamp duty and registration. Property portals quote stamp duty in Punjab at 7% for men, 5% for women and 6% for a man and woman buying jointly, plus about 1% for registration. It is charged on the higher of the sale price and the collector rate. Sources differ on whether a 1% social infrastructure cess is included, so confirm the exact amount at the Sub-Registrar office.
- Collector rates. Mohali collector rates were revised on 23 October 2025. Residential rates rose by different amounts in different areas, from no change in some to about 32% for flats in Phases 1 to 9, and by more in a few areas. Commercial rates were not revised.
- Transfer fee. If you buy a GMADA allotment from an earlier owner, GMADA charges a transfer fee. See the checklist.
- Other costs. A lawyer's opinion on the title, and any loan fees.
Rules that changed recently
- Change of land use. On 5 December 2025 Punjab amended its law so that developers need 100% title to the land for a CLU. Earlier the rule was 25% plus agreements.
- GMADA sells by auction. GMADA sells land by e-auction, and bids have been strong. In the August 2026 round, 27 of the 37 lots offered were sold for about Rs 5,391 crore (The Tribune, 21 August 2026). Auction prices for commercial, hotel and hospital sites are not a guide to what a home buyer will pay for a plot or a flat.
- Illegal colonies. In early July 2026 the Punjab cabinet widened the rules for regularising unauthorised colonies, but colonies under the GMADA regional plan were left out, and the application deadline of 30 September 2026 has passed. Do not rely on a colony being regularised later.
Things to be careful about
- Selling again can take time. In Mohali, trade press reported in October 2025 that six commercial sites in Sector 62 had gone unsold in three consecutive GMADA auctions, so a quick sale at a good price is never guaranteed.
- Letters of intent (LOIs) in the Aerotropolis. Pockets A to D of GMADA's airport-belt township were held up for years after the 2019 notifications by a compensation dispute. In June 2026 Punjab decided to route disputed compensation through the Reference Court. Trading in letters of intent for plots in these pockets carries legal and delay risk, so check that the seller is the allottee on GMADA's records and take legal advice first.
- An investigation involving GMADA. The Enforcement Directorate is investigating alleged irregularities involving GMADA, and the state government denies wrongdoing (The Tribune, 26 September 2026). It is ongoing and may affect approvals and auctions. See what is GMADA.
- Private colonies. News reports have described residents' complaints about access roads, drainage and land disputes in some private colonies. Check the licence, CLU, RERA entry, master-plan zone and NOC before you buy a plot in one.
- Promises of returns. We could not find an official price index for Mohali. Be careful with anyone who promises guaranteed returns or says prices will rise by a fixed amount.
The buyer's checklist lists every record to check before you pay.
Talk to us
Call or message Weaver Estates. We will answer your questions, and we can take you to see a property.
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Sources and notes
Compiled on 3 October 2026 from GMADA and Punjab RERA records and notices, news reports (including The Tribune), and property portals (including Square Yards). Prices are portal figures, not registered deals.