Property in Jor Bagh means some 230 bungalow plots between Lodi Road and Jorbagh Road, with Lodhi Garden at the gate. It is also the most central green address south of Lutyens’ Delhi.
Property in Jor Bagh starts at about ₹26 crore for a three-bedroom floor on a 375 sq yd plot, while whole bungalows begin near ₹85 crore. Still, the top of the market sits higher: one bungalow was recently registered at ₹140 crore.
We have closed deals across South and New Delhi for four decades, mostly from our base in Defence Colony. In Jor Bagh, the plot number matters as much as the house, because the colony is small, NDMC-run and almost entirely made up of low-rise bungalows. As a result, supply is tiny and good houses rarely reach the open market.
So this guide sets out what property in Jor Bagh costs, how its four pockets differ and what the record deal means. It also covers rebuilding rules, rent and buyer checks.
Jor Bagh is priced per square yard of land first, and only then by the house. At around ₹20 lakh a square yard, the land under a 375 sq yd house is worth about ₹75 crore before the building is counted. That is why a floor and a whole bungalow on the same plot can differ by close to ₹60 crore.
These are indicative levels for property in Jor Bagh, drawn from our desk quotes as well as a registered deal. Plot size, frontage, condition and rebuild potential move the price far more than fittings do, so confirm every figure against the specific house.
This is the minimum registration value of the land rather than its market price, so for a built property you add the cost of construction. Like the other premium NDMC localities, Jor Bagh is valued at the top (Category A) rate. See Delhi circle rates in full →
The name is far older than the houses. In fact, Jor Bagh is usually traced to Bagh-i-Jud, an orchard named in Delhi’s Sultanate-era records. It stood beside the old track to the village that later became Nizamuddin, and the Lodi-era tombs of Lodhi Garden still sit just across Lodi Road.
The colony itself is a planned residential pocket of New Delhi, looked after by the NDMC rather than the MCD. Its houses are mostly low-rise bungalows on plots of around 375 sq yd. Many are split into a ground-floor and a first-floor home, which is why floors trade here as well as whole houses.
However, Jor Bagh sits at the edge of Lutyens’ Delhi, so heritage and bungalow-zone norms shape what can be rebuilt. In other words, the stilt-plus-four rebuild that defines South Delhi floors is not a given here. Above all, that single fact drives the whole market.
The Jor Bagh format: a low-rise bungalow set back behind a lawn and a hedge.
Property in Jor Bagh is read by plot number rather than by block letter. Numbering starts with plot 1 at the Aurobindo Marg end and then runs to plot 233 near Second Avenue. Lodi Road and Lodhi Garden lie along the north side, while Jorbagh Road runs along the south. Finally, the Lodi Road government quarters close off the east.
Within that frame, however, four pockets behave differently. The Lodi Road row faces the garden, and then a crescent of plots wraps the western edge near the metro. Meanwhile, the inner lanes loop around small greens, while an eastern pocket sits beside the children’s park and the school. So tap the map to compare them before you shortlist a house.
Drawn over Jor Bagh’s plot plan, so tap a numbered pocket for its character and price band. Gold overlays group the plots and are schematic, which means boundaries are indicative and not to scale.
Plot numbers run 1–233 across the whole colony, so a plot number identifies a house on its own.
Ask us about this pocket →The four pockets on the plan hold every house in the colony. Still, two edges matter almost as much: Lodhi Garden to the north and the Aurobindo Marg corner to the west.
Plots 11 to 26 face Lodi Road, with Lodhi Garden on the far side. However, the light, the views and the best-known address in the colony come with a busy road.
USP: views across Lodhi Garden, unlike any other pocket.Plots 1 to 10 curve along the western edge near Aurobindo Marg. So the metro, Safdarjung’s Tomb and the shops are all a short walk away.
USP: the closest homes to the metro, especially for daily commuters.Plots 47 to 159, plus the Jorbagh Road row from 188 to 206. Because the loops sit around small greens, they hold the quietest of the colony’s bungalows.
USP: calm, since the lanes carry almost no through traffic.This pocket covers plots 27 to 46, 160 to 187 and 209 to 233, including the homes around the children’s park and the school.
USP: a park at the gate, so families often prefer it.Across Lodi Road lies Lodhi Garden, with its lawns, Lodi-era tombs and Delhi’s favourite morning walk. So for most residents, it is simply the front lawn.
USP: the main reason a Jor Bagh address costs more than its neighbours.Jor Bagh metro, Safdarjung’s Tomb and the colony’s shops all cluster where Lodi Road meets Aurobindo Marg.
USP: a metro station closer than most South Delhi colonies can offer.Few Jor Bagh deals are ever reported. One recent sale, however, set a clear marker for the top of the market, while our own desk quotes fill in the rest.
Bought by Sasidhar Chinta and Lakshmi Priyadarshini Chinta of Hyderabad’s Vishwa Samudra Group, with about ₹8.96 crore paid in stamp duty. The business press reported it from the registration papers, and it gave the size as 883 square metres without saying whether that was the plot or the built-up area.
Our current starting point for a whole bungalow on a standard plot. Above that, condition, frontage and what the rules let you rebuild decide where a deal lands.
Our starting point for a three-bedroom floor in a divided house. Floors are the entry ticket to the colony, so they rarely stay on the market for long.
The gap between ₹26 crore for a floor and ₹85 crore or more for the whole house is the price of control. A floor buyer shares the land and every future decision about it, whereas a bungalow buyer owns both, including any rebuild the rules allow. So price the land share first, and the building second.
Lodhi Garden’s Lodi-era tombs sit just across Lodi Road from the colony.
The most common way in. You buy one level of a bungalow, usually with a share of the land, a garden or terrace, and parking, and prices start near ₹26 crore. Above all, check that the land share and the terrace rights are written into the deed.
The trophy option, from about ₹85 crore. You control the land, the garden and every future decision, so many buyers lease the house to a mission or a company for a few years before moving in.
This suits buyers who want a new home on a Jor Bagh plot. The rebuild right is narrower than in South Delhi colonies, so confirm the permitted height and floors with the NDMC before you pay for potential.
Daily life in Jor Bagh revolves around Lodhi Garden. Its lawns, tombs and walking tracks are just across Lodi Road, so most residents treat it as their own park. Inside the colony, the lanes are quiet and shaded, and the NDMC maintains the streets. In addition, the children’s park and a government higher secondary school sit in the eastern pocket.
For shopping, the small market at the colony’s west end covers daily needs, while Khan Market is a short drive away. The India Habitat Centre is also along Lodi Road. Meanwhile, AIIMS and Safdarjung Hospital are about ten minutes south, and schools in the Lodhi Estate area, such as Sardar Patel Vidyalaya, are close by.
On connectivity, the Delhi Metro’s Jor Bagh station on the Yellow Line is about 200 metres from the colony, under Aurobindo Marg near Safdarjung’s Tomb. Lodi Road runs east towards Nizamuddin, while Aurobindo Marg runs south to AIIMS, Green Park and Hauz Khas. Civic matters, property tax included, go through the New Delhi Municipal Council rather than the MCD.
Rental demand for property in Jor Bagh comes from diplomats, multinational country heads and families who want a central, green address. Whole bungalows are often leased to embassies and companies on long, well-documented leases. Divided floors, on the other hand, suit senior executives and smaller families.
Rents are negotiated house by house, so we quote them against current comparables rather than a per-square-foot average. As with every land-heavy address, gross yields are low, because buyers here pay for land, location and scarcity rather than cashflow.
Property in Jor Bagh is valued on the Category A circle rate of ₹7,74,000 per square metre of land, with minimum construction at ₹21,960 per square metre. Duty is charged on the higher of the deal value and the circle value, and in Jor Bagh the market figure is almost always far higher.
So budget the full cost of registration on top of the price. The all-in rate is 8% in a man’s name, 6% in a woman’s name and 7% for joint ownership. In a man’s name, that is 3% stamp duty, 4% MCD transfer duty and 1% registration. In a woman’s name, the two duties drop to 2% and 3%, and a joint deed falls in between. On a ₹26 crore floor, it comes to about ₹2.08 crore in a man’s name, but only ₹1.56 crore in a woman’s. The buyer also deducts 1% TDS against the seller’s PAN, and the rules change if the seller is a non-resident. See the full stamp duty breakdown → · Circle rate vs market rate →
Loans are available against a clean, converted title and an approved plan. Even so, most buyers at these tickets fund largely from equity. How a home loan works on a builder floor → · The NRI buyer’s guide →
With property in Jor Bagh, problems surface in the lease file and the rebuild assumptions rather than in the finish. An unconverted lease, a buyer paying for floors the rules will not allow, or a divided house with no written terrace rights can each wipe crores off resale. So trace the house from the original allottee to today before you price it. Freehold vs leasehold in Delhi → · The 21-point buying checklist →
Jor Bagh rarely lists publicly. Instead, most floors and bungalows change hands quietly, through families and trusted advisers, so the best of them never reach a portal.
We do not show a Jor Bagh home on the site today. But tell us your brief and we will share what is available off-market, from floors to whole houses, with the papers to match.
Ask for Jor Bagh homes →Both are NDMC addresses, both are Category A, and both attract the same buyer. Chanakyapuri’s private plots can be rebuilt as stilt-plus-four floors, so new floors there run from about ₹24 crore to ₹60 crore. Jor Bagh, by contrast, is smaller, older and closer to the city centre, with Lodhi Garden at the gate.
Its rebuild potential is narrower, though, so buyers pay for the house, the land and the location as they stand. Choose Chanakyapuri for new construction and scale. On the other hand, choose Jor Bagh for a bungalow-scale home in the most central green pocket south of Lutyens’ Delhi. Compare: the Chanakyapuri guide → · Lutyens’ Bungalow Zone explained →
Three things underpin the case. Firstly, supply is fixed: about 230 plots, no vacant land and very little rebuilding. Secondly, the buyer pool is deep and wealthy, as the ₹140 crore deal shows. Thirdly, the location cannot be copied, since Lodhi Garden, the metro and Khan Market are all within minutes.
That said, transactions are thin, so a single sale can move the average, and the rebuild rules cap the upside for floor buyers. Over a long horizon, however, scarce land in central Delhi has been one of the city’s safest stores of value.
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