Atal Progressway

The Atal Progressway carries one of the most significant acquisition complications of any current NHAI project, and it directly affects land near Kota's Seemalya interchange.

After NHAI applied for environmental clearance in June 2022 and floated construction tenders in December 2022, the National Green Tribunal raised concerns about the original alignment through the Chambal ravines and Kuno National Park. NHAI changed the route. The revised alignment now passes through 214 villages instead of the originally planned 162, and around 90% of the land on the new route is private agricultural land, up from 75% on the old alignment. Tenders for Packages 3-6 were cancelled in January 2024 due to unresolved land acquisition disputes. NHAI has indicated fresh bids are planned, but as of mid-2025, approximately 50% of required land has been acquired across the full corridor.

The table below summarises the current project status across states.

If a broker is showing you land priced on the assumption that this expressway is under active construction, ask them to produce the NHAI land possession certificate for that specific khasra number.

Land near the Kota Atal Progressway entry gains value from two stacked infrastructure plays, not one.

The expressway's western terminus sits at Seemalya village, Kota district, where it connects directly to the Delhi-Mumbai Expressway interchange. This dual-interchange node makes the Seemalya-Borkhera belt the most analytically defensible corridor in the Kota market. The Delhi-Mumbai Expressway is already operational through Rajasthan, so that connectivity is not speculative. The Atal Progressway adds a second vector eastward toward Gwalior and the Agra-Lucknow Expressway, positioning Kota as a freight and logistics node for three-state movement.

The table below lists the corridors most directly affected and the investment thesis for each.

The most misread corridor is Kaithoon. Brokers position it as corridor-adjacent land at pre-appreciation prices. What they underplay is that the NHAI's revised alignment specifically concentrated in areas with heavy private agricultural land, and Kaithoon sits in exactly that profile. Buying here without a clean Jamabandi and a confirmed 90A conversion order is a way to own land that cannot be registered, built upon or bank-financed.