By Rohan Khanna · India Property Correspondent
Kasauli — a cantonment town at 1,900 metres altitude in Himachal Pradesh, 60 km southwest of Shimla — is one of the most architecturally intact Victorian hill stations in India. Its narrow roads (cars restricted to certain zones), century-old bungalows with wrap-around verandahs, the Kasauli Brewery (India's oldest, established 1828), and deodar cedar forests create an atmosphere of colonial-era India that sharply contrasts with the increasingly commercialised Shimla. The Highlands targets Delhi NCR buyers seeking a quieter, more authentic hill station experience than Mussoorie or Shimla offer.
Developer: Tata Value Homes (TVHL) and The Highlands Project
The Highlands is developed by a consortium that includes Tata Value Homes as the lead developer, with project management by an experienced Himachal Pradesh real estate company that has navigated the state's complex land acquisition and environmental clearance processes. Himachal Pradesh's land regulations — including restrictions on non-Himachal residents acquiring agricultural land — have historically limited supply and required significant regulatory expertise. The Highlands received necessary approvals under HP's Industrial Area Development Board framework for tourism-related real estate.
Unit Types, Bank Approvals, and Pricing
- 2 BHK Cottages (900–1,200 sq ft) — From ₹85 lakh (~$103,000). HDFC Bank and Punjab National Bank approved.
- 3 BHK Chalets (1,500–2,000 sq ft) — ₹1.4–2.1 crore (~$170,000–$254,000). Cedar wood detailing, fireplaces, mountain-facing terraces.
- 4 BHK Mountain Villas (2,500–3,500 sq ft) — ₹2.8–4.2 crore (~$340,000–$508,000). Fully private plots with mountain panoramas.
Himachal Pradesh land law: Non-Himachal residents cannot directly purchase agricultural land in HP. The Highlands project is structured on industrial land (tourism zone designation), allowing direct purchase by buyers from any Indian state and by NRIs. The project's legal structure has been reviewed by senior counsel and all units are cleared for sale to non-HP residents under the HP Tenancy and Land Reforms Act exemptions applicable to tourism projects.
Amenities and Destination Appeal
The Highlands' common facilities include a heated indoor pool, a spa, a restaurant serving Himachali and continental cuisine, a bonfire deck with mountain views, a children's activity zone, and wifi connectivity (fibre to the project). Kasauli's attractions — the Gilbert Trail morning walk, the Monkey Point viewpoint (the area's highest accessible peak), and the Brewery Museum — are within 15 minutes. The Kalka–Shimla Heritage Railway (UNESCO World Heritage narrow-gauge line) is accessible from Kalka station, 30 km away.
Chandigarh Airport (IXC) — 55 km away — provides direct flights from Delhi, Mumbai, and several tier-2 cities. The Chandigarh-Shimla National Highway reaches Kasauli in approximately 75 minutes from Chandigarh. From Delhi, the Yamuna Expressway to Chandigarh makes a 4-hour drive feasible. The hill station's altitude provides genuine summer relief — average highs of 25°C in May–June versus Delhi's 40°C+ — driving high domestic demand from the NCR market during the April–July peak.
Verdict: Kasauli's cantonment character and strict planning controls (the Cantonment Board limits commercial activity within the core area) create a structural supply constraint that supports long-term values. The Highlands' resort amenity package fills a gap in Kasauli's historically under-amenitised inventory. A solid choice for NCR-based buyers seeking a heritage hill station over the overtouristed alternatives.