Inside Sirmaur’s quiet real estate boom in Himachal Pradesh

Sirmaur, one of Himachal Pradesh’s southern districts, can feel like a secret: a calm expanse of cedar trees, undulating hills and old mountain silence. It’s not quite built for attention, but it is this very tranquillity that is putting it on the radar of India’s affluent homebuyers. Familiar to only trekkers and pilgrims till now, this small district with a population of just over 5,00,000 is undergoing a quiet transformation.

As urban India buckles under increasing air pollution, traffic, and long commutes, people are looking for a change — wanting to wake up to bird song and not ringing phones. Young professionals and established executives are investing in the concept of a second home away from bustling city life.

A view of the Terra Grande property. A luxury villa development project in Sirmaur from real estate developer Eldeco Group.

“Younger Indians, especially those who’ve grown up in high-velocity cities, are seeking slow time, clean air, and a sense of belonging that urban life rarely allows,” says Amar Kapoor, CEO of Terra Grande, a luxury villa development project in Sirmaur from real estate developer Eldeco Group. “What’s driving this pivot is a deeper cultural movement: the desire for stillness, intentionality, and a more sustainable way of living.”

At Terra Grande, the villas range from ₹7 crore to ₹10 crore in Phase I. The money alotted to the project by Eldeco Group is ₹300 crore. The property comes with a private infinity pool, sports courts, clubhouse, wellness space and lounges. Other facilities include housekeeping, pool maintenance and property management.

A view of the Terra Grande property. A luxury villa development project in Sirmaur from real estate developer Eldeco Group.

Desire for stillness

Known for their moderate climate and lush valleys, places such as Ooty, Kodaikanal, and Coorg are already second-home favourites. The same goes for northern towns such as Dharamshala, Manali, Mussoorie, and Shimla — attracting tourists and permanent residents alike. What makes Sirmaur different is a lower entry price point.

Sandeep Mangla, managing director of Forteasia Realty Pvt. Ltd, a Faridabad-based real estate development company, believes that the growing pressure of fast-paced metropolitan life is prompting more people to seek a calmer, more nature-connected environment.

A view of the Terra Grande property. A luxury villa development project in Sirmaur from real estate developer Eldeco Group.

This shift is appealing largely to HNIs with annual incomes of ₹1 crore and above. Gunjan Goel, director of Pune-based real estate firm Goel Ganga Developments, shares that the target customer falls within the age group of 28 to 55, while Mangla notes that people between 45 and 60 prefer long-term and peaceful retirement living.

Current trends

Sirmaur’s location is a selling point, too. It is close to Kasauli market, Gilbert Trail trek, a scenic 1.5 km route that offers panoramic views of the hills, and the picturesque Renuka Lake.

A view of the Terra Grande property. A luxury villa development project in Sirmaur from real estate developer Eldeco Group.

Homes here are designed to open into cedar forests and natural slopes, with sustainability features such as energy-efficient systems, rainwater harvesting, and climate-responsive architecture gaining importance. Developers are planning communities with controlled density, no-disturbance zones, and wildlife protection to avoid overbuilding. “This will enable harmonious cohabitation of existing residents and newcomers,” says Goel.

Investment opportunity

The aim is to create a complete lifestyle — extending beyond the home, offering nature trails, bird watching, meditation spaces, and local cultural experiences that match the district’s unhurried rhythm.

“Mountain assets are engineered to accommodate lifestyle, comfort, and investment opportunities,” adds Aman Gupta, director of RPS Group, another Faridabad-based real estate development company.

Actively avoiding cultural disruption, developers are shifting their approach, building homes inspired by Himalayan vernacular architecture. This style usually includes sloped roofs, local stone, and wood, mirroring the region’s identity. The primary intent is to incorporate native flora and safeguard wildlife rather than replace it.

“Initiatives also include responsible design and collaboration that considers and incorporates traditional architectural styles, and local biota,” says Gupta.

A view of the Terra Grande property. A luxury villa development project in Sirmaur from real estate developer Eldeco Group.

Along with this, using local workers, partnering with local craftsmen, and featuring the integration of local cultural and environmental traditions are key. “With the installation of energy-efficient building systems, rainwater recycling, and climate-responsive architecture, operating costs and value escalation are reduced,” says Gupta. Mangla adds that today’s design of mountain homes is created to achieve a holistic, multi-sensory, and nature-centred experience.

The mountains are no longer just places to escape to; they are increasingly becoming places where people seek a sense of belonging. As Kapoor puts it, “Luxury isn’t excess; it’s quality of life.”

The writer was in Sirmaur at the invitation of Terra Grande, Eldeco Group.

Published – February 06, 2026 05:33 pm IST