Industrial Project Update
Greenbase Palur Oragadam: Hiranandani's Chennai Industrial Park Listed as Upcoming
Greenbase Palur Oragadam is an industrial and logistics park being developed by Greenbase Industrial and Logistics, a Hiranandani Group subsidiary, in Palur and Oragadam near Chennai. As of 5 November 2026 it is listed as Upcoming, with the company saying land has been acquired and construction has begun on its Tamil Nadu programme.
| Developer | Greenbase Industrial and Logistics Pvt Ltd, a Hiranandani Group subsidiary and joint venture with Blackstone (80:20 Blackstone and Hiranandani) |
|---|---|
| Status (as of 5 Nov 2026) | Upcoming. Company says land is acquired and construction has begun on the Tamil Nadu portion (17 Sep 2026 statement) |
| Location | Palur and Oragadam, near Chennai, Tamil Nadu; the Arani parcel is in north Chennai |
| Land | 160 acres in Palur and Oragadam plus 55 acres in Arani, 215 acres in total (company statement, 17 Sep 2026) |
| Product type | Grade-A industrial and warehousing space, offered as built-to-suit (BTS/RTM lease) and as industrial plots |
| Built-up space at Palur | Approximately 2.50 million sq ft across four phases |
| RERA | No TNRERA registration reported as of 5 November 2026 |
| Tamil Nadu programme | 5 million sq ft planned for Rs 2,000 crore, with a further 4 million sq ft in the acquisition pipeline |
Current status
Greenbase Palur Oragadam is listed as Upcoming. The company announced on 17 September 2026 that it had acquired land for its Tamil Nadu programme and that construction had begun. No RERA registration, sales launch, expression-of-interest window or booking phase has been reported for the project as of 5 November 2026, so it is classed as Upcoming rather than as an open sales project.
The Palur park is one of several sites the company has linked to the Tamil Nadu programme. Its 2020 memorandum of understanding with the state government referred to an industrial park at Vadakkuppattu, Oragadam, with Rs 750 crore of investment and about 2.8 million sq ft of built-up area. The company's current statements do not say whether that site is the same land as the Palur park.
Land, scale and phasing
The company's September 2026 statement cites 160 acres in Palur and Oragadam and 55 acres in Arani, north Chennai, for 215 acres in total. The Palur park page gives a 156-acre figure for the park itself. The Palur park is planned in four phases and has about 2.50 million sq ft of built-up space.
Across the Tamil Nadu programme, the company plans 5 million sq ft of built space for Rs 2,000 crore, with a further 4 million sq ft in its acquisition pipeline. Its stated target is 9 million sq ft over five years, a plan reported in September 2026.
Configurations and space types
The Palur park is split into two formats:
- Built-to-suit warehouse and industrial space (BTS/RTM, lease model): 100 acres, approximately 2.50 million sq ft built-up.
- Industrial plots: 60 acres, offered on a plot-sale basis with infrastructure, or under Built-Lease-Transfer and Built-Transfer models for buyers who want to build.
The project is commercial and industrial only. It does not include residential units. The developer has not published unit-wise sizes for warehouse bays, and no built-to-suit specification sheet is available.
The developer names renewable energy, automotive, electronics manufacturing services, infrastructure technology, heavy engineering and third-party logistics as target occupiers. The park is designed around truck movement, with wide internal roads, truck aprons and turning radii for heavy vehicles, four-side access, and scalable building footprints.
Pricing and charges
No lease rate, plot price, price per sq ft or payment plan has been published for this project. The developer has not announced a booking amount.
Companies setting up manufacturing units in the park may be eligible for state incentives under the Tamil Nadu Industrial Policy 2014, including a capital subsidy, stamp duty refund, training subsidy and electricity tax exemption, subject to eligibility. In Tamil Nadu, stamp duty is 7% of market value or guideline value, whichever is higher, and the registration fee is 2%, reduced from 4% on 1 April 2023.
Amenities and specifications
The developer describes the following park-level features as indicative and subject to change:
- Truck parking zones, driver rest areas, bus pick-up points and EV charging stations
- An amenity building with refreshment shops, co-office space, a training centre and a multi-purpose hall
- Dorms for blue- and white-collar workers, a canteen and food court, and a first-aid room
- 24/7 security, access control, RFID-enabled boom barriers and park-level CCTV
- Green buffers, a retention pond, rainwater harvesting provision and rooftops suitable for solar panels
Infrastructure specified includes a dedicated 11/33 kV receiving substation, a water supply network with common sewage and water treatment plants, common firefighting arrangements with pumps and tanks, stormwater drainage, and telecom-ready infrastructure. The developer proposes IGBC Platinum certification for the park, which has not been awarded.
Location and connectivity
Distances below are as stated by the developer and related project material:
- Chennai-Cheyyar Industrial Road: 500 m
- Palur-Oragadam Highway: 1.20 km
- Palur Railway Station: 4.5 km
- Hiranandani Parks Township, Oragadam: 6 km
- Chennai Peripheral Ring Road: 7 km, a six-lane expressway from Ennore Port to Mahabalipuram that intersects NH4 and NH45 near Oragadam
- SP Kovil Junction: 10 km; Walajabad: 15 km
- Chennai International Airport: 37 km
- Chennai Port and Cheyyar Industrial Zone: 60 km each
The Chennai-Bangalore Expressway passes through Oragadam. The developer has not given a metro station distance for the Palur park.
Market and corridor context
The park sits in the Oragadam industrial corridor, centred on the SIPCOT Oragadam industrial complex of about 4,500 acres. Operators reported in the corridor include Foxconn/Yuzhan, Samsung, Nokia and Flex. Foxconn's Yuzhan subsidiary leased 550,000 sq ft at ESR Oragadam in 2024.
A recent listing-based survey puts Oragadam warehouse rents at about Rs 23 to 28 per sq ft per month. A 2024 Colliers ranking placed Oragadam third among India's warehousing markets. Nearby Grade-A parks in the same corridor include IndoSpace, ESR, Lodha Industrial Park and OneAlpha Ventures. OneAlpha's first phase of 6 lakh sq ft was due by Q1 2026.
Infrastructure coming up
- Chennai Peripheral Ring Road: six-lane, reported as under construction near Oragadam.
- Oragadam to Cheyyar to Tiruvannamalai expressway: a 140 km greenfield six-lane, access-controlled highway. Phase 1 covers 68 km from Oragadam to Cheyyar SIPCOT and phase 2 covers the remaining 72 km. The plan has been unveiled and the road is not yet built.
- Oragadam industrial corridor extension: active extension projects are described as adding 68 to 74 km toward Cheyyar.
- Proposed MRTS between Chennai and Oragadam: a proposal by CMDA, not yet approved.
No completion years have been announced for these projects.
The developer
Greenbase Industrial and Logistics Pvt Ltd is Mumbai-based and is a subsidiary of the Hiranandani Group, which began operations in Powai in the mid-1980s. The Blackstone joint venture was formed in late 2019 as a 50:50 venture; the current split is 80:20 in Blackstone's favour. The company is unlisted. A REIT listing for its industrial portfolio has been considered but not carried out.
Greenbase reports about 5 million sq ft delivered across Oragadam and Talegaon in Pune, and 17.85 million sq ft planned or developed overall. The Hiranandani Group reports 27,686 homes delivered and 51.67 million sq ft of area developed. In Chennai, the group has delivered Hiranandani OMR, a 120-acre township, and Hiranandani Parks in Oragadam, which has delivered over 1 million sq ft of villa plots. These are company figures.
Timeline
- October 2020: Greenbase signed an MoU with the Tamil Nadu government for a Rs 750 crore industrial and logistics park at Vadakkuppattu, Oragadam.
- 20 January 2022: the Blackstone-Hiranandani JV announced plans for over Rs 3,000 crore of industrial, logistics and warehousing parks across India.
- 17 September 2026: Greenbase announced Rs 2,000 crore for 5 million sq ft across 215 acres in Tamil Nadu, with land acquired and construction begun.
- September 2026: a further 4 million sq ft pipeline, requiring Rs 1,500 crore, was reported, taking the target to 9 million sq ft.
Land use
Frequently asked questions
Is Greenbase Palur Oragadam open for bookings?
No. As of 5 November 2026 the project is listed as Upcoming. No sales launch, expression-of-interest window or booking phase has been reported.
Is the project registered with TNRERA?
No TNRERA registration has been reported for the Palur, Oragadam or Arani parcels as of 5 November 2026.
What is being built at Palur?
The Palur park includes about 100 acres of built-to-suit warehouse and industrial space, with roughly 2.50 million sq ft built-up, and about 60 acres of industrial plots. It is planned in four phases.
What are the prices?
No lease rate, plot price, price per sq ft or payment plan has been published for this project.
Where is the park located?
The park is in Palur and Oragadam, near Chennai. It is about 500 m from the Chennai-Cheyyar Industrial Road and 1.20 km from the Palur-Oragadam Highway. Palur Railway Station is 4.5 km away.