Vol.4, Issue 3, 2025

Infrastructure Quarterly

Our Vision & Mission

Punj Lloyd Institute of Infrastructure Management is established within the Indian School of Business as a specialist Institute to support its Infrastructure agenda. The Punj Lloyd Institute of Infrastructure Management seeks to help create top quality management capacity for the Infrastructure and Real Estate Sectors.

Vision

To create high-quality leadership and management capacity for the infrastructure and real estate sectors and create an understanding of the sustainability dimensions impacting the sectors, by delivering quality education, contextual research, and continuous outreach.

Mission
  • Create top-quality educational and training programmes
  • Facilitate learning through online programmes
  • Undertake research that is contextual to the Indian and developing country context
  • Develop tools and decision support systems to support the infrastructure practice
  • Undertake continuous outreach to support the sector
  • Serve as a "Go to" place for the infrastructure sector in India and abroad.

The Punj Lloyd Institute undertakes various initiatives to guide the infrastructure sector toward efficient and sustainable development through research initiatives, knowledge-sharing events, and training public officials and industry professionals. To meet its vision, the institute works closely with corporates in three verticals, Education, Outreach, and Research.

Education

Advanced Management Programme for Infrastructure: Co2026

The ninth cohort of the Advanced Management Programme for Infrastructure (AMPI) commenced its third residency from October 24 to November 2,2025 at the ISB Mohali campus. During the residency, participants engaged in core courses related to the infrastructure sector and presented their Action Learning Projects.

Co2026

Action Learning Projects

Multi-Modal Logistics in India – A Path to $27 Trillion Economy by 2047

A Pre-Feasibility Study on Multi-Modal Logistics Park (MMLP) at Mandideep, Bhopal

Team 1

Team Members:
  • Husain Millwala
  • Mangesh Dere
  • Bharat Anand
  • Mohammed Yousuf Aman Arif
  • Rambabu Boorugu
Synopsis:

This project presents a pre-feasibility study for establishing a Multi-Modal Logistics Park (MMLP) at Mandideep, near Bhopal, Madhya Pradesh. India’s logistics cost remains high at 14–18% of GDP, compared to 9–11% in developed economies, indicating systemic inefficiencies. Freight movement in Central India is predominantly road-based, even for long distances, leading to congestion, delays, and higher costs.

The lack of multimodal integration between road, rail, and air transport further exacerbates inefficiencies. Road-dominated freight transport also results in significantly higher CO₂ emissions per tonne-kilometre than rail-based movement.

Mandideep is identified as a strategic logistics node due to its central location and proximity to major industrial clusters. The region hosts a high concentration of pharmaceutical, steel, cement, and manufacturing industries with growing logistics demand.

The proposed MMLP follows a hub-and-spoke model to enable efficient aggregation and distribution of freight. The study aims to assess technical, financial, institutional, and environmental feasibility of the proposed MMLP.

Methodology includes site profiling, demand forecasting, infrastructure planning, financial modelling, risk allocation, and ESG assessment. Primary data collection is planned through structured questionnaires administered to logistics stakeholders. Secondary data sources include government publications, industry reports, GIS and demographic datasets, and national MMLP case studies.

Analytical tools such as SWOT analysis, GIS mapping, and institutional flow diagrams are used to evaluate strategic alignment. Financial feasibility is assessed using DBFOT and HAM PPP models, supported by payback period and IRR analysis. Sensitivity analysis is conducted to test project robustness against demand and cost variations. The proposed solution involves developing a 200-acre MMLP at Mandideep. The site offers strong multimodal connectivity through NH-46, an adjacent railway station, and proximity to Bhopal airport. Planned facilities include an inland container depot, warehousing, cold chain infrastructure, truck terminals, and smart logistics systems. A PPP model with a private concessionaire is recommended for efficient implementation and risk sharing.

Key findings indicate potential reduction in logistics cost, improved freight efficiency, and lower carbon emissions. The project demonstrates strong alignment with national logistics and sustainability objectives. An implementation roadmap outlines phased development and institutional coordination. The study concludes that the Mandideep MMLP is pre-feasible and strategically justified. Future work includes detailed DPR preparation, stakeholder consultations, and environmental clearances.

Explore Bharat in Sea Planes

Team 2

Team Members:
  • Arpit Kohli
  • Gaddam Nagaraju
  • Maniteja Kolan
  • Mogga Manohar
  • Padam Raj
  • Syed Amanullah
Synopsis:

This project evaluates the feasibility of establishing a seaplane-based regional connectivity network across India under a Public–Private Partnership (PPP) model. Despite India’s vast coastline, inland waterways, rivers, dams, and island territories, several high-potential tourist and remote regions remain inadequately connected by conventional road, rail, and air transport. The proposed initiative seeks to address these gaps through the deployment of amphibious seaplanes operating from natural and man-made water bodies.

The core business problem addressed is the absence of fast, flexible, and last-mile air connectivity to coastal, island, and riverine destinations. Existing transport modes are time-intensive, infrastructure-heavy, and often economically unviable for low-volume premium travel. The project proposes a Special Purpose Vehicle (SPV) framework involving government agencies and private operators to overcome regulatory, capital, and operational barriers.

The initiative is strategically aligned with national programs such as Sagarmala, UDAN (Ude Desh ka Aam Nagrik), and coastal community upliftment schemes. By enabling point-to-point connectivity, the project aims to significantly reduce travel time, improve accessibility, and enhance India’s tourism competitiveness, particularly for international and premium domestic travellers.

A hub-and-spoke route identification methodology has been adopted. Proposed routes include Kochi–Lakshadweep, Port Blair–Havelock Island, Sabarmati River–Statue of Unity, Vijayawada–Srisailam, Chilika Lake, Sundarbans, Goa coastal and dam tourism circuits, Dwarka, Ram Setu, and select Kerala domestic destinations. Select international connectivity, such as India–Sri Lanka (Mannar Island), has also been explored subject to regulatory approvals.

Technical feasibility assessment is based on the Twin Otter Classic 300 seaplane, with capacity for 16–19 passengers, short take-off and landing capability, and suitability for Indian water bodies. Operational requirements, safety norms, licensing under DGCA, NSOP compliance, and weather constraints have been evaluated.

Financial analysis includes capital and operating cost estimation covering aircraft acquisition or leasing, maintenance, aerodrome infrastructure, training, and regulatory clearances. Revenue modelling is based on route-wise ticket pricing, passenger load factors, operational days, and supplementary income from medical evacuation, sensitive cargo, and premium charter services. Estimated annual revenue per aircraft is approximately ₹16.6 crore under conservative assumptions. Management tools such as SWOT analysis, route feasibility matrices, risk assessment frameworks, and Gantt-based implementation planning have been applied. Literature review draws from Sagarmala documents, DGCA regulations, international seaplane case studies, and tourism demand analysis. Primary stakeholder consultations with aviation operators and government officials are incorporated.

The study concludes that seaplane operations in India are technically viable, economically promising, and strategically relevant, provided enabling policies, targeted subsidies, and institutional coordination are ensured. The project offers strong micro- and macro-economic benefits including tourism growth, employment generation, regional development, and enhanced global perception of India’s experiential tourism. Future scope includes integration with heliports, water taxis, eco-tourism circuits, and advanced amphibious logistics services.

Construction Growth: How Productivity Gains Unlock India’s Development Ambitions

Team 3

Team Members:
  • Aastha Bansal
  • Manan Vyas
  • Shweta Thakur
  • Vishnuvardhan Mothkuri
  • K Balaji Viswanath
  • Saurabh Pawar
Synopsis:

This ALP titled “Construction Growth: How Productivity Gains Unlock India’s Development Ambitions” examines the critical role of construction productivity in India’s long-term economic growth. Construction is a key enabler of infrastructure, housing, and industrial development, yet productivity levels remain significantly low.

India’s GDP per working hour was estimated at approximately USD 4 in 2023, ranking around 133rd globally. Construction productivity has grown at a modest CAGR of about 1.1% between 1995 and 2015.

The sector employs nearly 7 crore workers today and is expected to employ over 10 crore workers by 2030. Despite this demographic advantage, poor labour productivity limits value creation and economic returns. Low productivity results in significant value loss for India during the period 2015–2047. Improving construction productivity is therefore essential to achieving India’s development ambitions.

The study compares construction productivity growth with value generated per hour across sectors. Sector-wise productivity benchmarking is undertaken to identify structural gaps.The project draws guidance from industry leaders and public policy experts associated with infrastructure development.

A structured questionnaire is designed to capture productivity drivers and constraints.Key factors include management and planning, workforce skills, materials and equipment, and site conditions. Organizational culture, data availability, and performance measurement systems are also assessed. Primary data is analysed using both qualitative and quantitative methods. Statistical techniques, including hypothesis testing using t-tests, are applied to validate findings. A phased fortnightly research plan ensures systematic progress and data rigor.

The study identifies critical productivity levers across the project lifecycle. These include contractual frameworks, design and engineering practices, and procurement systems. Project management methodologies and digital construction technologies are evaluated.The role of upskilling and reskilling the workforce is emphasized.

The project proposes a comprehensive policy framework for measuring and improving construction labour productivity. Recommended interventions focus on standardization, transparency, and data-driven decision-making. The findings highlight the need for institutional reforms and technology adoption. Enhanced productivity can unlock higher value generation without proportional labour expansion. The study concludes that improving construction productivity is vital for achieving Viksit Bharat 2047 and positioning India as a global infrastructure partner.

15-Minute City Planning: Sustainable Mobility, Thriving Public Spaces, and Climate Action for Devanahalli Town

Team 4

Team Members:
  • Darur Vishal
  • Gaurav Patankar
  • Rohan Gigi George
  • Shubham Vatsa
  • Swapna Bharatha
  • Vaibhav Kulkarni
Synopsis:

This project titled “15-Minute City Planning: Sustainable Mobility, Thriving Public Spaces, and Climate Action for Devanahalli Town” explores an alternative urban development model for a rapidly growing suburb of Bengaluru. Bengaluru’s unplanned expansion has resulted in congestion, fragmented land use, and declining liveability. As Devanahalli urbanizes due to airport-led growth, it risks replicating these challenges without integrated planning.

The study applies the 15-minute city framework to ensure equitable access to daily services within walking or cycling distance. The objective is to reduce car dependence while enhancing quality of life and environmental sustainability. The research assesses existing land use, infrastructure, and accessibility patterns in Devanahalli town. It evaluates the applicability of the 15-minute city concept in the context of an Indian suburban setting.

Spatial and policy gaps limiting compact, mixed-use, and walkable development are identified. The study proposes urban design and zoning interventions to enable neighbourhood-scale self-sufficiency. Emphasis is placed on last-mile connectivity, local employment nodes, and active public spaces. The geographical scope covers Devanahalli town and its immediate influence area within a five-kilometre radius. The conceptual scope focuses on land-use mix, density, accessibility, and sustainable mobility infrastructure.

The framework is envisioned for short- to medium-term implementation. Rapid suburban growth has strained infrastructure and intensified congestion. High car dependency and poor walkability have reduced liveability and social interaction. Fragmented development patterns have weakened neighbourhood connectivity and public realm quality.

The study also examines emerging gentrification driven by airport-related real estate development. Rising land values and gated communities threaten inclusivity and displacement of local communities. The project highlights the need for inclusionary zoning and community-sensitive planning.

Methodologically, the study combines accessibility indexing with transport modelling tools.A linear programming–based transportation model is proposed to assess mobility scenarios.Primary data is collected through site visits, mapping, surveys, and focus group discussions.User perceptions are quantified using Likert-scale questionnaires. Stakeholder mapping and resident participation form a core component of the approach. Alternative planning scenarios are developed by addressing identified constraints. The study concludes that Devanahalli presents a timely opportunity to implement the 15-minute town model. Adopting this framework can support inclusive, climate-resilient, and liveable urban growth.

Enhancing Transparency & Efficiency in Real Estate Transactions Strategies For Improved Real Estate Governance

Team 5

Team Members:
  • Aliyavar Gafur Inamdar
  • Anshika Sharma
  • Mayank Singh
  • Naresh Gattupalli
  • Prasanth Saraswatula
  • Raghvendra Khemka
  • Zuwaina Najam
Synopsis:

This project titled “ENHANCING TRANSPARENCY & EFFICIENCY IN REAL ESTATE TRANSACTIONS STRATEGIES FOR IMPROVED REAL ESTATE GOVERNANCE by Team SAATHI” addresses critical inefficiencies in loan processing and regulatory compliance within India’s real estate and infrastructure sectors.Developers and homebuyers face prolonged delays due to extensive documentation requirements and fragmented verification processes. Banks and financial institutions undertake time-consuming due diligence, leading to higher transaction costs and project delays.

Strict RERA demands timely, accurate, and transparent documentation from developers. However, regulatory fragmentation and data silos hinder seamless information flow across stakeholders. Homebuyers lack direct visibility into project approvals, certifications, and compliance status.

Infrastructure projects face even greater complexity due to multi-agency approvals and long-term PPP documentation requirements. PSU banks and NBFCs require secure, verifiable, and auditable document repositories before loan disbursement. The absence of a trusted digital document ecosystem significantly delays funding and execution. This ALP adopts a three-phase methodology comprising research, problem structuring, and solution design. Over 150 government, RegTech, and policy documents are analysed to identify systemic gaps. Primary data is collected through interviews with government officials, developers, fintech experts, and faculty.

Analytical tools such as SWOT, PESTEL, and process flow mapping are used to assess governance challenges. Ecosystem mapping integrates GovTech, RegTech, and FinTech layers within the proposed solution. Use-case canvases and stakeholder journey maps inform platform design.

The proposed solution, PropVault, is a cloud-based digital locker tailored for real estate and infrastructure projects. It enables secure storage, management, and controlled sharing of critical project documents. The platform functions as a TrustTech layer connecting builders, banks, authorities, and buyers.

A functional prototype dashboard demonstrates key features and user flows. Findings indicate that regulatory fragmentation is the root cause of workflow inefficiencies. A scalable digital trust layer can eliminate 30–40% friction in approval and financing processes.

PropVault has the potential to unlock over ₹2 lakh crore currently stuck in delayed workflows. The solution offers significant benefits to the infrastructure sector beyond real estate. Future scope includes piloting in urban local bodies and scaling across Tier-5 cities by 2028. The study concludes that PropVault can materially improve transparency, compliance, and capital efficiency in India’s built environment.

Outreach

Speaker Session by Rishabh Soni, Lead Consultant, Knight Frank India

Topic: Indian Real Estate Current Trends and Future Outlook
Date: 1 November, 2025

The session offered valuable insights into the evolution of India’s real estate ecosystem as it continues to mature. Residential real estate remains the dominant force, contributing over 50% of the total industry value in 2025. The office sector continues to demonstrate global competitiveness, on track to achieve the next bn sq ft milestone within the next 15–20 years. Meanwhile, retail is undergoing a transformation into an experience-led marketplace, with significant opportunity still residing in the 90% unorganized retail segment, and REITs are expanding institutional capital access and transparency in the market.

Together, these themes highlight the diverse and expanding nature of India’s real estate landscape, reinforcing the sector’s long-term growth momentum.  

Key highlights from the session:
  • The real estate market size is estimated at USD 648 billion in 2025, with Residential contributing 52% and Office 27%.
  • Stakeholder sentiment has improved moderately in Q2 2025, indicating cautious optimism.
  • The premiumisation trend continues to define the residential market, with 49% of sales from homes priced above INR 10 million.
  • The office market has surpassed 1 bn sq ft, ranking as the fourth largest globally.
  • Retail consumption across organized shopping centres, high streets and airports is estimated to be at INR 8.8 tn in FY 2025, with shopping centres contributing over 55% of overall revenue
Punj Lloyd Institute of Infrastructure Management

Indian School of Business, Knowledge City,
Sector 81, Mohali 140306.