I sat through the full 2 hours of this podcast Bhupender did with Ramesh Menon (@RAMESHMEN0N) on the Delhi Master Plan 2047, and it's the first time the plan actually made sense to me. 40 lakh homes, 138 land pooling sectors and 70 low density villages, all explained in simple Hindi by someone who has planned 5 to 6 of these sectors himself. If you own land in one of the villages around Delhi, watch it, because he tells you why 1 acre on its own can't be used for anything (every use needs a full hectare), and why some villages will see road work within 18 to 24 months while some will not see development for 10 years. If you are an investor with ₹2 to 10 cr looking at Delhi land, watch the UER-II part, where land up to 250 m deep on both sides gets FAR 400, and his 3 checks before you buy anything: how much money, for how long, and what return you want. If you live in an old DDA or group housing society from the 70s, he explains how your 1,000 sq ft walk-up can come back as 1,300 sq ft with a lift and parking. And if you are buying in Gurugram, don't skip the last part, where he answers whether all this hurts NCR. His view is that Gurugram holds because the jobs are here, and places like Pataudi and Rewari, where people buy only for housing and there's no job base, are the ones that can feel it. Watch it at 1.25x like Bhupender said; it's worth the time. So if you were buying in Pataudi or Rewari today, would this make you wait?