Returns reality check
Residential property in most Indian Tier-2 cities has returned 4–7% CAGR over the last decade. Nifty 50 has returned ~13%.
Hidden costs of property
- Registration & stamp duty: 6–8% upfront
- Maintenance: 1–2% per year
- Property tax, vacancy, repairs
- Illiquidity — can take 6–18 months to sell
When property still wins
- For self-use (it's a lifestyle decision, not just an investment)
- Commercial property with locked-in tenants
- Land in genuinely emerging corridors

