New projects & property in Kochi
Compare new launches, under-construction and ready-to-move projects across Kochi — prices, floor plans, RERA numbers and possession dates.
Top localities in Kochi
Locality guides with projects, connectivity and what's nearby
Builders active in Kochi
About Kochi
Kochi is governed in pieces. The Kochi Municipal Corporation, formed in 1967, covers the mainland city of Ernakulam along with Fort Kochi, Mattancherry and some of the islands. Many of the areas where new flats are built lie outside it, in municipalities such as Thrikkakara (which includes Kakkanad), Kalamassery, Tripunithura, Maradu, Eloor and Aluva, each with its own building permits and property tax. The Greater Cochin Development Authority (GCDA), set up in 1976, plans the wider urban area, and Kochi Metro Rail Limited (KMRL) runs both the metro and the Water Metro. The practical upshot for buyers is to check which local body issued a project's building permit.
The market is spread along a few axes. The central city, including MG Road, Marine Drive, Panampilly Nagar and Kadavanthra, is the most expensive and has limited land for new towers. Edappally, Palarivattom and Kaloor, along the metro and the national highway, form a busy middle band with shopping and hospitals. Kakkanad, to the east, grew around Infopark and is the largest centre of new apartments. Vyttila, Maradu and Tripunithura in the south-east have good road links through the Vyttila junction. To the north, Kalamassery and Aluva along the metro and the Aluva highway are cheaper, and the islands such as Vypin and Bolgatty are now linked by Water Metro boats. Much of Kochi lies along backwaters, so coastal regulation zone rules apply to many plots. In January 2020, four apartment complexes in Maradu were demolished after a Supreme Court order of May 2019 found they broke those rules, and buyers should check a project's CRZ clearance as well as its RERA registration.
Infopark at Kakkanad is the main IT employer, and SmartCity Kochi sits beside it. The other large employers are Cochin Shipyard, the port and its Vallarpadam container terminal, the Kochi refinery of BPCL at Ambalamugal, and the industrial belt at Eloor and Kalamassery. Cochin International Airport at Nedumbassery, north of Aluva, adds jobs of its own. A share of demand also comes from Keralites working in the Gulf who buy homes to return to.
Kochi Metro's first line runs 28 km from Aluva to Thrippunithura, completed on 6 March 2024. Its second phase, an 11.2 km line from JLN Stadium through Kakkanad to Infopark, has been under construction since July 2024, and completion is expected around 2027. A third phase towards Angamaly and the airport is at the proposal stage. The Water Metro, run with electric boats, has carried passengers since 26 April 2023 and served 10 terminals on six routes in 2026.
Check every project on the Kerala RERA (K-RERA) website before booking. In Kerala, stamp duty is 8 per cent and the registration fee 2 per cent of the sale value or the fair value set by the government, whichever is higher.
- Kochi Municipal Corporation (1967) runs the core city; Kakkanad falls under Thrikkakara municipality
- GCDA, set up in 1976, plans the wider urban area
- Kochi Metro runs from Aluva to Thrippunithura; the final station opened on 6 March 2024
- The metro's second phase, from JLN Stadium to Infopark via Kakkanad, is under construction
- Kochi Water Metro has operated since 26 April 2023
- Stamp duty in Kerala is 8 per cent plus a 2 per cent registration fee
Infrastructure & connectivity
- Kochi Metro Phase 1 (Aluva to Thrippunithura)OperationalA 28.1 km line with 25 stations. It opened from Aluva to Palarivattom on 17 June 2017 and was extended in stages until the Thrippunithura terminal opened on 6 March 2024.
- Kochi Metro Phase 2 (JLN Stadium to Infopark via Kakkanad)Under constructionAn 11.2 km line with 11 planned stations, including Palarivattom Junction and Kakkanad Junction. Construction began in July 2024; by March 2026 about 1,600 of 2,028 piles and 221 of 470 piers were done. Completion is expected around 2027.
- Kochi Metro Phase 3 (Aluva to Angamaly and the airport)ProposedAn extension north from Aluva to Angamaly with a link to Cochin International Airport. It is still at the project report stage and has no approval or start date.
- Kochi Water MetroOperationalElectric boat services began on 26 April 2023. In 2026 the network served 10 terminals on six routes, linking the mainland with islands such as Vypin, with 38 terminals planned in all.
- Cochin International Airport, NedumbasseryOperationalKerala's busiest airport, run by Cochin International Airport Ltd, about 30 km north of the city centre.
- International Container Transshipment Terminal, VallarpadamOperationalThe container terminal at Vallarpadam island, operated by DP World, opened in 2011 and is a major employer in the port area.
Kochi property FAQs
How much stamp duty will I pay on a flat in Kochi?
Kerala charges 8 per cent stamp duty and a 2 per cent registration fee, about 10 per cent in total, on the sale value or the government fair value, whichever is higher. Budget for this separately from the developer's price.
How do I check a project with Kerala RERA?
Search the project on rera.kerala.gov.in, the website of the Kerala Real Estate Regulatory Authority (K-RERA). The registration page shows the promoter, approvals, the completion date promised to the regulator and progress updates.
Which areas suit people working at Infopark?
Kakkanad itself is the obvious choice, along with Chittethukara, Thrikkakara, Vazhakkala and Palarivattom. Once the metro's second phase to Infopark opens, around 2027, Edappally, Kaloor and the rest of the existing metro line will also get a direct rail link.
What is CRZ clearance and why does it matter in Kochi?
Coastal regulation zone (CRZ) rules restrict building close to the sea, backwaters and tidal water bodies. Many Kochi plots are near backwaters. In January 2020, four apartment complexes in Maradu were demolished after a Supreme Court order of May 2019 found they broke these rules, so ask for the project's CRZ clearance or a document showing it lies outside the zone.
Does Kochi Metro reach the airport?
Not yet. The metro ends at Aluva, and the extension to Angamaly and Cochin International Airport is only at the proposal stage. For now, the airport is reached by road along the national highway.