INVESTMENT ANALYSIS REPORT

M3M SCDA ECO-SYSTEM (Smart City Delhi Airport)

Why This 250-Acre Master-Planned Township on Dwarka Expressway Will Emerge as Delhi/NCR’s Most Powerful Address

• 250 Acres Master-Planned Township
• 3.5x Appreciation over 5 Years
• 5-7 min to IGI Airport
• 130K+ Residents & Workers

Prepared by:

MANISH KUMAR

Business Head, SS Estate Analytica

RERA Registered | Gurugram, Delhi NCR

+91 97181 11251 | www.ssestateanalytica.com

Date: 23 June 2026 | Version: 1.0 | Classification: STRICTLY CONFIDENTIAL

This report is intended solely for the named recipient(s) and contains proprietary analysis and market insights. Unauthorized distribution, copying or disclosure is strictly prohibited.

EXECUTIVE SUMMARY

The M3M SCDA Eco-System (Smart City Delhi Airport) represents one of the most strategically significant master-planned developments in Delhi-NCR. Spanning 250 acres across Sectors 111 & 113 on the Dwarka Expressway, this mixed-use township is positioned to become the preeminent address for high-net-worth individuals, aviation professionals, diplomats, and institutional investors seeking long-term capital appreciation combined with exceptional lifestyle infrastructure.

Core Investment Thesis: SCDA combines unmatched last-mile connectivity to IGI Airport (5-7 minutes), direct Delhi border access (0 km), proximity to the transformative Yashobhoomi (IICC) convention hub, and a low-density, sustainability-focused master plan. The corridor has already delivered 3.5x price growth in five years, with strong structural drivers supporting continued 15-20%+ annual appreciation in the premium segment.

Key highlights include ultra-luxury residences such as M3M St. Andrews (4.5 BHK from 6 Cr) and the prestigious Billionaire’s Block featuring M3M Elie Saab Residences—India’s first signature branded residences in collaboration with the world-renowned fashion designer. This creates a powerful halo effect across the entire ecosystem.

• Scale & Vision: 250-acre mixed-use township with potential to support 130,000+ residents/workers and up to 1 million visitors.
• Location Edge: 0 km Delhi border | 5-7 min IGI Airport | 5 min Yashobhoomi (IICC) | 3 min UER II.
• Appreciation Data: Dwarka Expressway corridor: 153% price jump in 5 years (6,300 to 21,700-24,000/sqft).
• Branded Luxury: M3M Elie Saab at Billionaire’s Block (Sector 111)—300 exclusive units, designer-curated living.
• Risk-Reward: Strong developer execution track record (M3M), attractive 25:75 payment plans, generational living focus.

1. STRATEGIC LOCATION & CONNECTIVITY ANALYSIS

Location intelligence remains the primary driver of sustained real estate value in NCR. SCDA excels across every measurable dimension.

Connectivity Matrix

| Psychological + practical ‘Delhi address’ advantage

|
| IGI Airport (Terminal) | 5-7 minutes

| Critical for aviation professionals, HNIs, frequent flyers; supports premium rentals

|
| Yashobhoomi (IICC) | ~5 minutes

| Asia’s largest convention centre – MICE tourism, business events, executive demand driver

|
| UER II | ~3 minutes

| Major urban expressway link enhancing overall NCR connectivity

|
| Diplomatic Enclave II | ~15 minutes

| Institutional prestige & stable long-term demand from diplomatic community

|

Airport Context: IGI Airport handled a record ~77 million passengers in 2024 and continues aggressive expansion. Asia-Pacific aviation growth leads globally, reinforcing the long-term value of airport-adjacent premium residential assets.

2. MASTER-PLANNING & ECO-SYSTEM VISION

SCDA is not a collection of isolated towers. It is a comprehensively planned 250-acre integrated township conceptualised by global experts with a clear Live Work Play Entertain philosophy. Key design principles include pedestrian priority, shaded walkways, cycling infrastructure, abundant green cover, and technology-enabled sustainability measures aimed at reducing carbon footprint while fostering generational living.

The development is designed to support 130,000+ residents and workers with broader potential to serve up to 1 million people living, working, and visiting the ecosystem. This scale creates powerful network effects: internal economic vibrancy, reduced external commute dependency, and a self-reinforcing premium community.

3. ULTRA-LUXURY RESIDENTIAL PORTFOLIO

M3M St. Andrews (Sector 113)

Ultra-luxury 4.5 BHK residences (approx. 2,750 – 3,750 sq.ft.) with indicative pricing starting ~6 Crore (~21,800+/sqft). Differentiators include 3-side open layouts, flexi-room (home office/cinema/zen), sky clubhouse, smart home automation, 5-tier AI security, and select golf-view towers. Low density (fewer apartments per floor) delivers genuine exclusivity and privacy.

The Billionaire’s Block – M3M Elie Saab Residences (Sector 111)

India’s first signature branded residences in collaboration with world-renowned Lebanese fashion designer Elie Saab. Approximately 300 exclusive ultra-luxury apartments (4/4.5 BHK + utility, starting ~4,200+ sq.ft.) with designer-curated interiors and architecture. Pricing is positioned significantly above standard luxury (12-16+ Cr range). This development creates a powerful prestige halo that elevates the entire SCDA ecosystem and attracts international HNIs and business leaders.

Payment plans such as 25:75 (construction/possession-linked) provide excellent flexibility for both end-users and investors.

4. INVESTMENT DATA & CAPITAL APPRECIATION ANALYSIS

The Dwarka Expressway corridor has demonstrated exceptional performance. Historical data provides a clear trajectory:

| 18,600 – 24,000

| ~2x to 3.5x growth

| Further 15-20% upside anticipated

|
| 5-Year Price Appreciation | — | — | 153% growth (Magicbricks)

| Structural drivers remain fully intact

|
| SCDA Premium Positioning | — | St. Andrews: ~21,800/+sqft

| — | Elie Saab positioned significantly higher

|

Rental & Yield Drivers: Strong demand from IICC event professionals, airline crew, airport executives, and diplomatic/corporate expats supports healthy rental yields. Combined with projected 6-12% p.a. long-term capital appreciation in quality assets, SCDA offers a compelling risk-adjusted profile aligned with a classic ‘Buy & Hold’ wealth-creation strategy.

5. KEY GROWTH CATALYSTS

• IGI Airport Expansion: Continued capacity growth and Aerocity development sustain premium housing demand.
• Yashobhoomi (IICC) Economic Multiplier: Global exhibitions and MICE events generate recurring high-value footfall and rental demand.
• Diplomatic Enclave II & Institutional Presence: Adds a prestige layer and stable long-term buyer/renter base.
• Multimodal Connectivity Enhancements: Planned metro and expressway upgrades further compress travel times.
• Generational Living & Sustainability Trend: Post-pandemic preference for integrated, green, low-density master-planned communities favours SCDA.

CONCLUSION & RECOMMENDATION

M3M SCDA Eco-System is not merely another luxury project on the Dwarka Expressway. It is a comprehensively planned, airport-adjacent, mixed-use township with branded ultra-luxury components that positions it to become the defining address of southwest NCR over the next decade. The convergence of location mastery, scale, developer execution capability, and powerful infrastructure tailwinds creates a compelling case for serious consideration by HNIs, aviation professionals, and long-term wealth builders.

The data is unambiguous: the corridor has already delivered outsized returns. SCDA, with its integrated vision and the prestige halo of the Billionaire’s Block, is structurally positioned to outperform as the next landmark of Delhi-NCR.

IMPORTANT DISCLAIMER & LEGAL NOTICE

This confidential report is prepared solely for informational, educational, and discussion purposes by Manish Kumar, Business Head, SS Estate Analytica. It does not constitute an offer to sell, solicitation to buy, or any recommendation or advice regarding any real estate project, security, or investment. All data, projections, prices, specifications, and analyses are based on publicly available sources, developer information, market reports (including Square Yards, Magicbricks), and industry insights as of June 2026. Such information is subject to change without notice and may contain forward-looking statements that involve risks and uncertainties.

Real estate investments carry significant risks, including but not limited to market volatility, interest rate fluctuations, regulatory and policy changes, project execution and delivery risks, liquidity constraints, title and legal issues, and general economic conditions. Past performance or appreciation is not indicative of future results. Prospective investors and buyers must conduct their own independent due diligence, verify all facts with official sources (including current RERA registrations, title documents, and site visits), and consult qualified legal, financial, tax, and investment advisors before making any decision. SS Estate Analytica, its affiliates, employees, and the author expressly disclaim any and all liability for any direct, indirect, incidental, consequential, or special damages arising from reliance on this report or any information contained herein.

This document is strictly confidential and intended only for the named recipient(s). Any unauthorized reproduction, distribution, or disclosure is prohibited. Prices, availability, and configurations mentioned (including M3M St. Andrews and Elie Saab Residences) are indicative only and subject to final confirmation by the developer. Always refer to the latest official project documents and legal advice.

SS ESTATE ANALYTICA

Business Head: Manish Kumar | +91 97181 11251 | www.ssestateanalytica.com

Gurugram, Haryana, India | RERA Registered Real Estate Intelligence & Advisory

© 2026 SS Estate Analytica. All rights reserved. This document contains proprietary analysis.