The House of Abhinandan Lodha (HoABL) is a Mumbai-headquartered plotted land developer founded in 2020 by Abhinandan Lodha, initially focused on land developments in the Konkan region of Maharashtra. In the five years since, it has assembled one of India's most geographically diverse land portfolios. As of 2024, the company reported operations across 16 locations in India, including Goa, Himachal Pradesh, Maharashtra, Punjab, and Uttar Pradesh. According to company reports, HoABL has a portfolio of over 1,000 acres of plotted developments, with 13 million square feet of land sold and an additional 34 million square feet in the development pipeline.
Shimla marks the company's first footing in Himachal Pradesh. HoABL, a Mumbai-based real estate firm that rose to prominence after launching the first luxury plotted development project in Ayodhya shortly after the Ram temple consecration ceremony, announced a ₹3,000 crore investment to expand its footprint across six new cities, including Shimla. The firm has also formed a joint venture with HDFC Capital Advisors, investing ₹1,500 crore in plotted and low-rise developments across India. The Shimla project is part of that broader capital deployment, and represents HoABL's first mountain-terrain development outside of its coastal Maharashtra base.
HoABL's Shimla project is situated in the premium pocket of Mashobra at Summer Hill, right on the Hindustan Tibet Road. That road address matters: the Hindustan Tibet Road (NH-5) is the primary artery connecting Shimla city to the Kinnaur valley and beyond, making Mashobra directly accessible year-round without the detour-heavy approach common to many hill properties.
Shimla's geography makes the land genuinely finite. The city has no room for horizontal urban expansion, and existing regulations strictly limit new construction. This 150-acre estate of luxury villa plots in Mashobra represents one of the last large-format premium developments available in this micro-market. Builders have long been constructing and selling cottages in Mashobra and Naldehra, situated around 35 km from Shimla on the Hindustan Tibet Road. What distinguishes the HoABL entry is scale and institutional branding — no comparable large-format organised plotted development has been executed here before.
Areas like Mashobra tend to show up consistently in Shimla's premium real estate searches, but pricing and availability vary considerably within short distances, particularly in a place where land is limited and development happens in pockets rather than evenly across the city. HoABL's 150-acre contiguous holding eliminates fragmentation — buyers are acquiring within a single master-planned estate rather than a patchwork of individually sold hill parcels.
The project spans 150 sprawling acres of pristine apple orchards and deodar forests. The plots are carved into the natural topography to ensure every residency enjoys an unobstructed central green view. Ranging from boutique plot sizes to expansive estate parcels, the technical design emphasises sustainable construction using local materials and modern engineering suited to the Himalayan climate.
The project's most structurally distinctive feature is its hospitality partnership. Residents benefit from the hospitality of the Leela Group, which has designed a Himalayan Greens viewing deck and a clubhouse within the estate. The entire estate, including private villas and apartments, will be maintained by the Leela Group. This HoABL–Leela Group partnership directly elevates the property's valuation and ensures a consistent stream of luxury travelers, while owners can opt into Leela Hospitality's rental programme to generate passive income during non-occupancy.
HoABL's track record with hospitality tie-ups is not new. The company had previously partnered with The Leela Palaces Hotels and Resorts to develop a hotel in Ayodhya as part of its flagship Sarayu project. Extending the same partnership to Shimla gives the Mashobra estate a tested operating model. For a buyer, the Leela association converts a raw plot into a managed asset: housekeeping, concierge, and a built-in rental pool are available from day one of possession, rather than requiring the owner to separately source property management in a remote hill location.
India's second-home market is undergoing a significant boom, projected to grow at a 22–23% CAGR, with its current valuation at USD 3.2 billion. The North India cluster — which includes Kasauli, Shimla, and Rishikesh — accounts for 29% of this market by share. The structural driver is straightforward: there are over 850,000 high-net-worth individuals in India, defined as those with investable assets of USD 1 million and above, and that number is expected to rise to 1.65 million by 2027.
Three out of four ultra-HNIs now own a secondary vacation home, and these properties serve as both lifestyle retreats and premium short-stay rental assets. For that buyer profile, Shimla offers something that coastal alternatives like Alibaug or Goa cannot: altitude, a regulated building environment, and a recognised colonial-era identity that has sustained demand across generations. HoABL's existing customer base itself includes buyers from 150 Indian cities alongside NRIs from 20 countries, primarily the USA, UAE, and Singapore — a demographic well matched to the Shimla second-home profile.
Himachal Pradesh's land ownership regulations restrict non-residents from purchasing agricultural land in the state, which structurally limits supply of developable plots to a narrow band of RERA-compliant, legally organised offerings. Legal constraints in hill stations such as Himachal Pradesh require careful due diligence. HoABL's approach — acquiring land outright, obtaining approvals, and selling titled residential plots with verified documentation — addresses exactly this friction point. HoABL positions itself as a national pioneer in branded land, ensuring clear titles and high-end maintenance that typical mountain properties often lack.
In January 2023, HoABL announced a capital expenditure plan of ₹11,000 crore to be deployed over a four-year period. The Shimla allocation sits within that broader commitment, and the ₹3,000 crore six-city expansion announced in November 2024 is expected to generate approximately $1 billion in revenue from the six new cities alone. For a channel partner or investor tracking HoABL's execution risk, the company's Maharashtra deliveries provide the most relevant reference: by December 2024, HoABL planned to deliver 180 acres — nearly 5 million sq ft — to 2,000 customers in Maharashtra's Anjarle and Neral.
The firm's business model uses a digital-only model, where all transactions are conducted through virtual platforms. That is a material consideration for NRI buyers and those based in Delhi, Mumbai, or other metros who want to invest in a Shimla property without multiple site visits. The estate's drone footage and virtual walkthroughs allow buyers to review site progress and plot boundaries remotely before committing. HoABL has also announced a target to reach annual sales of ₹10,000 crore by FY30, an ambition that places continued reputational emphasis on each project delivery, including Shimla.