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Bhopal property


Historical Backdrop

According to folklore, Bhopal is said to have been founded by the king Bhoja of the Paramara dynasty (AD 1000-1055), who ruled from his capital at Dhar. This theory states that Bhopal was originally known as Bhojpal after the king and the dam ("pal") constructed by him. No available archaeological evidence, inscriptions or historical texts support the claim about an earlier settlement founded by Bhoja at the same place, although a temple complex constructed by him exists at Bhojpur, which is located 28 km from Bhopal. An alternative theory says that the name of the city was coined from the name of another king called Bhupala (or Bhupal). (During the British Raj, the railway tickets printed in the city and the signboards on the railway station mentioned the name of the city as "Bhupal" in Hindi and "Bhoopal" in English.)

In the early 18th century, Bhopal was a small village in the local Gond kingdom. The modern Bhopal city was established by Dost Mohammad Khan (1672-1728), an Afghan soldier in the Mughal army.After the death of the emperor Aurangzeb, Khan started providing mercenary services to several local chieftains in the politically unstable Malwa region. In 1709, he took on the lease of Berasia estate, and later annexed several territories in the region to establish the Bhopal State.Khan received the territory of Bhopal from the Gond queen Rani Kamlapati in lieu of payment for mercenary services, and usurped her kingdom after her death.

Bhopal State was the second-largest Muslim-ruled princely state, the first being Hyderabad. After the independence of India in 1947, the last Nawab expressed his wish to retain Bhopal as a separate unit. Agitations against the Nawab broke out in December 1948, leading to the arrest of prominent leaders including Shankar Dayal Sharma. Later, the political detainees were released, and the Nawab signed the agreement for Bhopal's merger with the Union of India on 30 April 1949.The Bhopal state was taken over by the Union Government of India on 1 June 1949. Hindu Sindhi refugees from Pakistan were accommodated in Bairagarh, a western suburb of Bhopal (now renamed to SantHirdaram Nagar). According to the States Reorganization Act of 1956, the Bhopal state was integrated into the state of Madhya-Pradesh, and Bhopal was declared as its capital. The population of the city rose rapidly thereafter.

Urbanisation and Demography

According to the 2011 census the population of the Bhopal city is 1,795,648, with 939,560 males and 856,088 females. The urban / metropolitan Bhopal population extends beyond Bhopal city, and the metro population was 1,883,381 in 2011. The total effective literacy rate was 85.24%, with male and female literacy respectively at 89.2% and 80.1%.The chief languages is Hindi. The common street dialect spoken in Bhopal, especially in older regions of the city is termed as "Bhopali".

The Govindpura industrial area has 1044 small- and medium-scale industries involved in various kinds of production activities.Bharat Heavy Electricals Limited, the largest engineering and manufacturing enterprise in India, has a unit in Bhopal. It occupies a large area in the Eastern Part of the city and maintains a suburb named after it. A majority of the residents of the BHEL Suburb are employed by the unit.The major industries in the old city are electrical goods, medicinal, cotton, chemicals and jewellery. Other industries include cotton and flour milling, cloth weaving and painting, as well as making matches, sealing wax, and sporting equipment. The residents of Bhopal also engage in large retail businesses. Handicrafts, like zardozi and batua (a small string purse, usually used with Indian traditional dresses) are some of the products of the Old City. In addition, there are also a large number of garages in the Old City which specialise in automobile conversion. These garages produce custom-modified and tuned cars, SUVs and motorbikes.

Topography and Climate

Bhopal has an average elevation of 500m metres (1401 ft). Bhopal is located in the central part of India, and is just north of the upper limit of the Vindhyamountain ranges. Located on the Malwa plateau, it is higher than the north Indian plains and the land rises towards the Vindhya Range to the south. The city has uneven elevation and has small hills within its boundaries. The prominent hills in Bhopal are Idgah hills and Shyamala hills in the northern region, Katara hills in southern region. City's geography has in it two lakes namely upper lake and lower lake.

Bhopal has a humid subtropical climate, with cool, dry winters, a hot summer and a humid monsoon season. Summers start in late March and go on till mid-June, the average temperature being around 30 °C (86 °F), with the peak of summer in May, when the highs regularly exceed 40 °C (104 °F). The monsoon starts in late June and ends in late September. These months see about 40 inches (1020 mm) of precipitation, frequent thunderstorms and flooding. The average temperature is around 25 °C (77 °F) and the humidity is quite high. Temperatures rise again up to late October when winter starts, which lasts up to early March. Winters in Bhopal are cool, sunny and comfortable, with average daily temperatures around 16 °C (61 °F) and little or no rain. The winter peaks in January when temperatures may drop close to freezing on some nights. Lowest temperature ever recorded was 0.3C. Total annual rainfall is about 1146 mm (46 inches)soon. The average annual rainfall is approximately 28.1 inches (714 mm).

General Understanding

Understanding Bhopal

Bhopal is called the city of lakes, which define the layout and infrastructure of the city. The city surrounds the Upper and Lower lakes and the roads are also structured from the west to the east. Bhopal has a bypass road which stars in the west from the Indore road and encircles the city from west - north – east to south east and further extends to NH12 towards Jabalpur. The city is bisected north – south by mainly four roads which run from west to east the VIP – Rasien Roads, Main Road 1, 2 and 3. The city gets bisected west – east with two perpendicular roads running north – south, namely the Kolar road and Hoshangabad road. The Kolar road originates from Main road 3 and runs south towards kolar, whereas Hoshangabad Road originates from the Bypass road in the north.

Kolar Road

Like mentioned above Kolar Road originates from the MR -3 and rouns south west towards kolar dam. A number of new developments are coming up on this axis on either side of the road. The road is four laned and metaled. A number of educational institutions are located on this road. A number of arterial roads (few of which are under development) connect it to the Hoshangabad Road.

Bawadia Kalan

Bawadia Kalan is located between Kolar and Hoshangabad Roads towards MR3 in the north. A number of projects are coming up in this area. The roads are under development and would take 2 to 3 years to come up. Akriti Eco City lies towards west and south of these developments.


Saliya lies between Kolar and Hoshngabad roads, south of AkritiEcocity. A number of projects are coming up in the area, with connectivity towards either of the main roads. The roads are narrow and under development In the area.

Hoshangabad Road and Jatkhedi.

This is the main road going towards Hoshangabad and meets NH 12. There are a number of existing and new projects coming up. The Road is well developed with a number of educational institutes and shopping malls. Jatkhedi lies to the east of Hoshangabad road with narrow roads and restricted accessibility, though a number of projects are coming up.

Katara Hills

The Katara road connects Bhopal bypass with the Hoshangabad road. It has the advantage of having direct access to outskirts as well as connectivity within the city. A number of projects are coming upon this road.

Market Analysis

Sr. No. Locality/Sector Status Market Rates Advantages Disadvantages
1. Kolar Road A No. of Projects are coming 2800/- 3200/- #Good connectivity.
#Prices will go up in near future.
#Generally away from the main city.
2. Bhawadia Kalan A No. of projects coming up, road infrastructure coming up 2900/- 3600/- #In proximity to the new city.
#Well connected to both the axis i.e. Kolar and Hoshangabad.
#Narrow roads.
3. Saliaya Infrastructure in terms of roads under development 2600/- 3000/- #Well connected to both the axis i.e. Kolar and Hoshangabad. #Narrow roads.
4. Hoshangabad Road Well developed 3400/- 4000/- #Excellent location. Well connected.
#Shopping Malls and educational infrastructure
#High Costs.
5. Jatkhedi A No. of projects coming up. 3200/- 3400/- #Connectivity to Hoshangabad road. #Narrow roads.
#Narrow roads.
6. Katara Hills Posh locality. Will take 2 to 3 years to develop 3000/- 4000/- #Well connected
#Good Infrastructure under development