As the Union Budget 2026 approaches, India’s real estate sector is looking to the government for policy continuity, sharper incentives, and a clearer roadmap to support evolving housing needs. From senior living and luxury housing to NCR-focused infrastructure and the rise of Tier-2 cities, industry leaders believe the coming budget could play a decisive role in shaping demand, confidence, and long-term growth.
Senior living seeks formal recognition
One of the strongest calls this year is for formal recognition of senior living as a core real estate segment. With India’s elderly population expected to grow sharply over the coming years, developers see an urgent need for policy support that goes beyond conventional housing.
“We believe the 2026 Union Budget will provide a perfect opportunity to acknowledge senior living and retirement homes as a crucial part of India's real estate. With the elderly population of the country poised to grow 300 percent by 2030, there is an increasing need for well-designed, secure, and supportive communities for seniors. Incentives for developers, GST rationalisation, and clear policy guidelines can help formalise and expand this category. We also hope to see benefits for senior home buyers to ease investment decisions. Senior living is not only about housing, but it’s also about dignity, autonomy, and quality of life in later years,” says Anil Godara, Founder and Managing Director, J Estates.
NCR looks to the Budget for infrastructure push
At the regional level, the National Capital Region continues to dominate expectations, given its outsized role in North India’s real estate economy. Developers believe targeted interventions could unlock stalled potential and revive buyer sentiment.
“The NCR area remains the backbone of North India's real estate sector, majorly contributing to residential and commercial development. From the 2026 budget, we are expecting policy interventions to fix infrastructure bottlenecks, streamline approval processes, and expedite environmental clearances. Measures such as stamp duty reductions, easier access to home loans, and incentives for first-time buyers can reassure end-users and increase demand. Focus on infrastructure, connectivity and livability, and further allocations will further aid buyer confidence and support long-term growth. We anticipate the government will recognise NCR's potential and provide support for sustainable growth,” says Aman Sharma, Founder and Managing Director, Aarize Group.
Policy stability key for NCR’s luxury housing segment
Within NCR, the luxury housing segment is also seeking stability and efficiency rather than aggressive stimulus. Developers say demand drivers are already in place, but smoother execution could make a meaningful difference.
“We look forward to a continued policy stability and growth-focused incentives for the NCR luxury housing market in pre-budget expectations for 2026. Increasing incomes, wider global exposure, and a desire for safe, amenity-rich communities are the demand-driving factors for premium homes in the NCR. Buyer sentiment will be further enhanced by supportive tax policies, streamlined stamp duties, and infrastructure development across important areas. Additionally, quicker environmental and development clearances will enable developers to deliver projects more efficiently. The NCR remains one of the most influential real estate markets in the country, and a progressive budget can play a significant role in sustaining this momentum,” says Ashish Agarwal, Director, AU Real Estate.
Tier-2 cities emerge as the next growth frontier
Beyond the metros, Tier-2 cities are emerging as a key focus area for the next phase of housing growth. Developers note a clear shift in buyer aspirations, with premium living no longer limited to large urban centres.
“In 2026 budget, we hope to see continued policy support for the premium housing segment across India. This becomes especially important for Tier 2 cities, where a lifestyle transformation is underway. Active home buyers are demanding larger living spaces, upscale amenities, and gated community environments that match metro standards. If the government provides incentive-linked funding and greater investment in urban infrastructure, it will further strengthen these emerging markets and enhance buyer confidence. In Tier 2 cities, luxury housing is not only about premium living; it also helps create jobs, attract talent, and build future-ready urban ecosystems,” says Parvinder Singh, CEO, Trident Realty.
A common call for confidence and clarity
The industry’s pre-budget expectations for 2026 underline a common theme: the need for thoughtful policy support that aligns with changing demographics, regional growth patterns, and evolving consumer aspirations. Whether it is enabling dignified senior living, easing project execution in NCR, or supporting premium housing in Tier-2 cities, stakeholders believe a progressive and growth-oriented budget can reinforce confidence and lay the foundation for sustainable real estate development in the years ahead.
