How to unlock the true value of prime property legacy homes to create wealth

For many affluent Indian families, owning a legacy property is more than just a physical asset. American philosopher William James said, “The great use of life is to spend it for something that will outlast it.” Legacy homes embody exactly this sentiment for ultra-high-net-worth individuals (UHNIs) and high-net-worth individuals (HNIs). They aren’t just residences but living memoirs of family history.

This emotional resonance is increasingly reflected in market trends as well. The 2025 Mid-Year Luxury Outlook Report by Sotheby’s International Realty highlights that one of the defining shifts in 2025 is the rising appetite for trophy and bespoke luxury assets. Properties with heritage value and distinctive architecture are commanding greater attention, underscoring how legacy real estate is becoming both an emotional and financial cornerstone for affluent families.

Yet, in a rapidly evolving real estate market, sentiment alone cannot guarantee financial growth. Without modern amenities, maintenance, and financial planning, inherited homes risk becoming underutilised or even a liability. In today’s landscape, the key to enhancing the value of a generational home asset lies in balancing heritage with innovation, ensuring that nostalgia does not overshadow practical wealth-building potential.

Clear titles, higher value

One of the most overlooked ways to enhance the value of a legacy property lies in its legal clarity. Generations of ownership often result in fragmented titles, missing succession documents or unresolved disputes, all of which can bring down a property’s marketability.

For HNI and UHNI families, the simplest safeguard is commissioning a comprehensive legal title report from a reputed law firm. This not only provides clarity of ownership but also highlights potential encumbrances before they snowball into bigger issues. Equally, compliance with regulatory bodies is non-negotiable. One cannot stress on the importance of timely payment of statutory dues. Authorities such as the Land & Development Office (L&DO) in Delhi or the Coastal Regulatory Authority in Mumbai are known to enforce arrears strictly. Overdue payments can lead to heavy penalties, restrictions on transfer, or even protracted litigation.

A legacy home with a clean title, clear succession, and no pending liabilities signals trust and credibility. In fact, properties with dispute-free paperwork often command a premium value, as they allow affluent buyers to focus on the property’s heritage and design rather than potential legal entanglements.

First impressions matter

A restored façade, manicured gardens, or the careful revival of heritage details can change how a home is perceived, without taking away its old-world charm. When these physical upgrades are paired with modern conveniences, older homes find that sweet spot between nostalgia and functionality, making them relevant to today’s buyers.

But not just physical upgrades, maintenance matters just as much. Legacy properties often come with dated wiring, plumbing, or piping that can pose risks if ignored. Regular refurbishments of these essentials not only prevent hazards but also signal reliability to potential buyers.

Matching modern expectations

This has become even more crucial as India’s luxury landscape evolves. By July 2024, India had 334 billionaires, 75 more than the previous year (Hurun India). With this surge in wealth, the buyer profile is shifting. For UHNIs and younger inheritors, homes are not just assets but personal statements. Globally exposed and design-conscious, they’re moving away from flamboyance toward thoughtfully designed, sustainable, and branded spaces.

That’s where smart upgrades come in. Home automation, energy-efficient appliances, and integrated security systems can align a legacy home with modern expectations.

These large sprawling homes have enough space for bringing in a layer of sustainability features. Retrofitting roof top solar, rainwater harvesting, bio-composting are easily possible in legacy bungalows and villas. The Indian Green Building Council notes that green-certified homes command premium value, while cutting energy use by up to 20-30% and water consumption by 30–50%.

Legacy meets location

Legacy homes in culturally significant, well-connected, and land-scarce neighbourhoods consistently outperform the broader market. Their premium is fuelled by proximity to business hubs, world-class infrastructure, and lifestyle amenities that few other addresses can replicate.

Industry data underscores this trend. Luxury property prices in India’s key metros, Delhi, Mumbai, and Bengaluru, have seen outlier demand and appreciation since 2020. Within the capital, ultra-prime enclaves like Lutyens’ Bungalow Zone, Jor Bagh, Prithviraj Road, Amrita Sher-Gil Marg, and Kautilya Marg remain some of the most coveted addresses. As recently as in August 2025, Anand Automotive purchased a lavish bungalow on Kautilya Marg for around Rs.195 crore.

Similarly, Carmichael Road, Malabar Hill, Worli in Mumbai, Kormangala and Vitthal Malya road in Bengaluru, and Anna Salai and Club House Road in Chennai, continue to command sustained attention from discerning buyers.

The appeal is not just heritage but connectivity as well. They sit at the heart of India’s cultural, political, and economic power corridors, with connectivity enhancing their worth. Infrastructure upgrades such as the Metro Phase-IV expansion and the Urban Extension Road-II in Delhi, and Mumbai Coastal Road in the capital of Maharashtra, are redefining accessibility, directly strengthening capital values.

Neighbourhood marketplaces also play a role where Jor Bagh Market, Meharchand Market, and Sunder Nagar Market, for instance, serve as cultural anchors for Lutyens’ Delhi, keeping these enclaves vibrant and relevant.

Legacy homes are more than financial assets; they are emotional anchors. But when managed with foresight, they can also be powerful wealth creators.

The author is CEO, India Sotheby's International Realty