Mohali: property prices, projects and homes

Mohali at a glance

Mohali, officially Sahibzada Ajit Singh Nagar (SAS Nagar), is a planned city and the headquarters of Mohali district in Punjab. It lies south-west of Chandigarh and shares a border with it, so many people treat the two as a single urban area. The 2011 Census recorded about 176,000 people in the urban agglomeration, and the population has grown since then, although we have not found a more recent official figure.

The city is laid out in numbered phases (the older part, such as Phase 1 to Phase 11) and numbered sectors (the newer part, which now runs well beyond Sector 80). Newer growth is planned and regulated by the Greater Mohali Area Development Authority (GMADA), whose master plan extends the city up to about Sector 128 and includes several surrounding villages. GMADA also develops IT City, a roughly 1,600-acre area around Sectors 82, 82A and 83A, and the Aerotropolis project next to the airport. Individual housing projects need separate approval and registration, which is covered in the checklist below.

Connectivity

Mohali's biggest advantage is its position next to Chandigarh. Most daily travel to Chandigarh's sectors, offices and markets is by road, and local buses of the Chandigarh Transport Undertaking serve the city. The main inter-state bus stand is in Sector 56. Mohali Railway Station is in Industrial Area, Phase 11, with services towards Delhi, Ludhiana and Amritsar according to Wikipedia; the larger Chandigarh railway station is also used by many residents.

Shaheed Bhagat Singh International Airport (also called Chandigarh International Airport) is on the Mohali side, near Aerocity. One listing source puts it roughly 8 to 10 km from Aerocity by the PR-9 road, and GMADA has built new roads linking the city to it. Press reports describe a main approach of about 14 km from Chandigarh's Tribune Chowk via Sectors 65, 81 and IT City, and a shorter 8.5 km alternative that the Punjab government told the High Court was under construction. We could not confirm from the reports whether that shorter road is finished, so check the current route before planning airport trips.

There is no metro today. The Tricity metro covering Chandigarh, Mohali and Panchkula was approved in outline by the Union housing ministry at about Rs 10,570 crore across roughly 39 km, but in January 2026 the Chandigarh administrator publicly questioned its financial viability and asked for a study of other cities' models. Treat it as a proposal, not something to count on.

Schools, colleges, hospitals and shopping

Mohali has become an education hub. Institutions named in public sources include the Indian School of Business and IISER Mohali (both at Knowledge City, Sector 81), NIPER, Amity University in Sector 82A, Plaksha University, Chandigarh University and the Army Institute of Law. Wikipedia maintains a longer list of schools and colleges in the city, and the Mohali police site also lists the educational hub.

For healthcare, the public hospital is the Dr B.R. Ambedkar State Institute of Medical Sciences (Phase 6, with a newer hospital in Sector 66), and the ESI Hospital and Regional Spinal Injury Centre is in Sector 70. Private hospitals include Fortis (Sector 62), IVY (Sector 71) and Max Super Speciality. Directory listings disagree on Max's exact location and bed count, so confirm before visiting. Chandigarh's large hospitals are also within reach for specialist care.

• Shopping and daily needs: markets in the phases, mall and retail clusters along the main sector roads, and the full range of Chandigarh's markets nearby.
• Sport: the Punjab Cricket Association IS Bindra Stadium (capacity about 30,000) and the newer Mullanpur stadium nearby.

We have not listed commute times to individual schools or hospitals because they depend heavily on the hour and the road; measure them yourself at the time you would actually travel.

Property market on ADiHomes

On ADiHomes as of October 2026, there are no live listings or projects in Mohali yet. This guide is therefore about the area, not about specific homes for sale. You can still browse new projects in Mohali and flats for sale in Mohali, which will show listings as they are added.

From public sources, the housing found around Mohali is a mix: older independent houses and plots in the phases, apartment societies in the newer sectors, and plotted developments being opened up by GMADA in its planned sectors. We are not quoting prices or rates because we have no ADiHomes data to base them on.

Civic matters

Water

Water supply is a long-running concern. Tribune reports describe peak demand well above supply, a reliance on tubewells, and repeated delays to extra canal water from the Kajauli waterworks, which is shared with Chandigarh. Those reports were mostly several years old and we could not confirm whether the expanded supply is now running at full strength. Ask the society or seller which source supplies the project and how many hours a day water arrives.

Drainage and flooding

Tribune reports describe waterlogging in parts of Phase 5 and Phase 11 during heavy monsoon rain, with a choked seasonal stream blamed for Phase 11, and the local administration started de-silting stormwater pipes. Villages along the Patiala ki Rao rivulet have also seen high water. If you are looking at ground-floor homes or low-lying plots, visit during or just after rain.

Land notices

GMADA has issued notices about land acquisition and land pooling, for example for Sector 101 (Dhurali) in April 2026 and for Aerotropolis pockets. If a plot or flat is near such land, read the official notice on the GMADA website instead of relying on a broker's summary.

Infrastructure underway or planned

• Tricity Ring Road (NHAI): a 244 km, over Rs 12,000 crore network meant to divert through traffic away from Chandigarh, Mohali and Panchkula. A Tribune report dated 7 December 2025 said the Ambala to IT City Mohali package was about 75% complete with a May 2026 target, and the Mohali to Sirhind stretch about 68% complete with the same target. We have not verified whether these dates were met.
• Aerotropolis and IT City: GMADA's large planned area beside the airport. Plots are allotted through government schemes, and the status of individual pockets should be checked on GMADA's site.
• GMADA funding: a news report of April 2026 said GMADA raised Rs 2,500 crore by borrowing from other Punjab development authorities to speed up stalled infrastructure and land acquisition.
• Tricity metro: planning stage only, see above.

Pros and cons

Pros

• Close to Chandigarh's jobs, hospitals and markets.
• Planned sectors with wide roads, parks and an international airport on the city's edge.
• Strong education and IT presence.

Cons

• Water supply has been a recurring weak point.
• Localised waterlogging in some phases during monsoon.
• No metro, so most trips depend on road traffic.
• Some GMADA projects have run late, so planned infrastructure dates should be treated cautiously.

Who it suits

Mohali suits working professionals and families who want to be near Chandigarh with a planned layout and easy access to the airport. It also suits students and faculty at the nearby institutes. It is less suited to buyers who need metro access or who cannot tolerate a few weeks of monsoon drainage issues in low-lying areas.

Pre-purchase checklist

• Check that the project is registered with the Punjab Real Estate Regulatory Authority (RERA) at rera.punjab.gov.in, and note the registration number and validity date.
• Confirm the approval or licence from GMADA or the relevant local body, and the sanctioned layout plan.
• Ask for the water source, sewer connection and backup arrangements in writing.
• Visit during rain to check drainage, and check whether the location is near any pending land acquisition or pooling notice.
• Check the title, encumbrance and any pending litigation through a lawyer.
• If the plot or flat is in a village area, confirm that it is inside an approved colony.
• Verify every claim about future roads, metro or airport links against the official source.

This guide is general information based on public sources reviewed in October 2026, and it is not legal or financial advice.