Locality Guide · South Delhi
A boutique Category B colony of just 115 large plots wrapped around two central parks — one of South Delhi’s smallest, greenest and most private addresses.
Property in Anand Lok is priced in lump sums, not per square foot: a new builder floor on a 400 sq yd plot starts around ₹18 crore, and the largest 800-yard floors go well above that.
We have spent four decades closing floor transactions across South Delhi from our base in Defence Colony, and Anand Lok is a colony where the gap between a good buy and an expensive one is rarely the finish. It is the plot size, the park frontage and the paperwork. This guide lays out what property in Anand Lok actually costs, how its 115 plots are laid out, what it rents for, and the checks that protect a buyer before a single rupee moves.
Anand Lok sits at the top of the Category B price band, not the middle. It is a rare colony built almost entirely on large 400–800 square yard plots with only 115 addresses in all — so supply is tiny and a good park-facing floor is genuinely scarce. That scarcity, not finish, is what holds value here.
At a glance
Indicative levels for new or near-new construction. Actual pricing swings with plot size, park frontage, floor and finish. Anand Lok trades toward the upper end of the Category B band because of its unusually large plots and small supply.
This is the minimum registration value of the land, not its market price — for a built property you add the cost of construction. See Delhi circle rates in full →
How it formed
Anand Lok was laid out as a single compact, planned residential colony off August Kranti Marg, opposite what are now Gargi and Kamla Nehru Colleges on Siri Fort Road. It was conceived on a generous scale — a small number of large plots, two big central parks and wide internal roads — rather than the dense small-plot grid of many neighbouring colonies.
Over the last two decades those original kothis have redeveloped one plot at a time into stilt-plus-four builder floors — four new homes on each old address. With only 115 plots in the whole colony and no vacant land, new supply here is entirely redevelopment-driven and inherently scarce. That single fact drives the market: Anand Lok holds value through cycles that rattle the wider NCR because there is so little of it.
A typical stilt-plus-four redevelopment — four floors on one large plot.
Where value lives
Anand Lok is not organised into lettered blocks like larger colonies — it is one compact pocket of 115 numbered plots ringing two central parks. What moves price here is plot size and park frontage. The colony has three standard plot sizes: 800 square yards (about 60 by 120 feet), 400 square yards (about 38 by 93 feet), and just three compact 200 square yard plots (about 41 by 85 feet). The big 800-yard plots along the wide 100-foot main road carry the largest floors and the highest tickets; the 400-yard plots make up most of the colony; park-facing and wide-road plots command a clear premium.
Which part of Anand Lok suits you is really a plot-size and orientation decision. The finer nuances — which rows are quietest, which titles are cleanest, which frontages face the parks — are exactly what we walk clients through, plot by plot, before they shortlist. Tap the map below to see how the colony is laid out.
Anand Lok is one compact colony of 115 plots wrapped around two central parks. Tap any zone to see its plot sizes and character. Schematic — not to scale; plot numbers follow the sanctioned colony layout.
Colours mark plot size and position, from the largest 800-yard frontage to the compact 200-yard pocket. Labels are schematic, for orientation only.
Ask us about this part of Anand Lok →Three ways to buy
The cleanest option. You inspect the finished product and get fresh construction with a builder warranty. You pay the top of the market for it: a new floor here starts around ₹18 crore on a 400 sq yd plot, more on the largest plots.
Typically 25–35% cheaper per sq ft. The land share is identical, so the discount sits on structure and fittings — often the best value in a colony where the land is the whole story.
Milestone-linked payments and a modest price edge, against completion risk. Most single-plot redevelopments fall below Delhi’s RERA thresholds — your protection is the builder’s record and your agreement.
Daily life
The appeal here is daily life, not just the address. Anand Lok is small, gated and green — two large parks at its heart, wide internal roads and only a few hundred families in all. It has long been home to business families, senior professionals, judges, doctors and a strong media and creative set, and it reads as a quiet, low-density enclave rather than a busy market colony.
Everything sits within a short drive. The Siri Fort Sports Complex — tennis, squash, pool and a jogging circuit — is at the colony’s doorstep, along with the Siri Fort Auditorium. Gargi and Kamla Nehru Colleges are across Siri Fort Road; South Extension, Green Park and Sarojini Nagar markets are minutes away; and AIIMS, Safdarjung and Max hospitals are within 2–4 km. On connectivity, Green Park station on the Delhi Metro Yellow Line is about a kilometre away, the Hauz Khas Yellow–Magenta interchange is a short hop beyond, and August Kranti Marg and the Outer Ring Road give fast access to the airport, Gurugram and central Delhi. The honest trade-offs: Siri Fort Road can waterlog in heavy monsoon rain, and August Kranti Marg slows at rush hour.
What it earns
Anand Lok rents are among the strongest in its cluster because the floors are large and the tenant pool is deep — senior corporate leases, diplomats and expatriate families drawn by the green, low-density setting and the Siri Fort address. A large furnished floor typically lets for ₹4–15 lakh a month, depending on plot size, floor and finish; a 4,000 sq ft floor rents around ₹7–10 lakh a month. As across land-heavy South Delhi, gross yields are modest — on the order of 2% — because buyers here are paying for land, scarcity and lifestyle, not cashflow.
The money mechanics
Anand Lok is circle-rate Category B: land is valued at ₹2,45,520 per square metre under the long-standing rates still in force, with construction valued separately. Market values run several times that figure, and because Delhi charges stamp duty on the higher of transaction value or circle value, in Anand Lok duty is effectively paid on the actual deal price. On an ₹18 crore floor registered in a male buyer’s name, budget roughly ₹1.08 crore stamp duty (6%), ₹18 lakh MCD transfer duty (1%), ₹18 lakh registration (1%), and 1% TDS deducted against the seller’s PAN. Registering in a female family member’s name brings stamp duty to 4% — a legitimate ₹36 lakh saving at this ticket. Banks typically fund 65–75% of a floor at this size, so plan your equity accordingly.
See also: Stamp duty & registration charges in Delhi · Circle rate vs market rate · Home loan for a builder floor
Protect yourself
Title disputes in this segment almost always trace back to a poorly drafted or unregistered collaboration agreement. Establish whether you are buying from the builder or the original owner, and confirm both consent to your deed.
What typically trades
Anand Lok is a small colony and stock is thin, so much of what sells here moves quietly and off-market. These are indicative configurations and price bands, not live listings — the always-current list lives on our Anand Lok page, and we hold off-market floors that never reach a portal.
Around 2,000–2,600 sq ft, stilt parking, lift, servant room. The Anand Lok workhorse.₹15–24 Cr
Around 3,600–4,200 sq ft on the largest plots — often park- or wide-road facing.₹30–45 Cr
Corporate, diplomatic and expat leases on the bigger floors.₹4–15 L/mo
How it compares
Both are small, leafy, professionally-pedigreed Category B colonies on the same side of South Delhi, and both trade above the middle of the B band. Anand Lok is the more private and formally planned of the two — larger plots, two central parks, a gated single-pocket layout and a Siri Fort address. Gulmohar Park is a touch livelier and more mixed, with its own club and a slightly deeper flow of stock. Choose Anand Lok for scale, calm and park frontage; choose Gulmohar Park for a marginally more connected, sociable feel. For a larger-plot, greener neighbour worth comparing directly, look at Panchsheel Park. If a specific floor fits your brief better in one than the other that week, the floor usually wins — the colony-level difference is smaller than the plot-level one.
The medium term
Three things underpin the case. Supply is structurally tiny — 115 plots, no vacant land, redevelopment-only — so scarcity is permanent rather than cyclical. Category B colonies led the last surge, growing roughly 23–32% in the most recent cycle as buyers priced land over finish, and Anand Lok’s large plots sit squarely in that story. And the fundamentals of daily life — two parks, wide roads, the Siri Fort sports and cultural belt, and a metro on the doorstep — are exactly what keeps a colony liveable and desirable decade after decade. None of this guarantees any single year’s return, but scarce large-plot land in a green, central colony is a strong floor under value.
Good to know
In short
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