As Kathmandu’s urban skyline transforms, apartment living is rapidly becoming a preferred choice for professionals, families, and NRN investors alike. Among the top developments driving this change is New Road Heights — a luxury residential project by RV Group, strategically located just 500 meters from Indrachowk and Kathmandu Durbar Square.
With prices starting at NPR 2.25 Crore for 2BHK units, the project offers a unique mix of location, quality, and assured returns. But one critical decision for every buyer remains: Should you invest in a 2BHK or a 3BHK apartment?
This article provides a detailed, data-driven analysis to help you make the right choice — whether you’re buying for rental income, capital appreciation, or residential comfort.
Kathmandu’s Real Estate Landscape: 2025 Overview
Kathmandu’s real estate market has experienced steady growth over the past five years. According to data from Nepal Rastra Bank (2025) and RealEstateNepal.com, urban apartment prices in central locations have appreciated 8–12% annually, with prime areas such as New Road, Durbarmarg, and Lazimpat leading the curve.
| Metric | 2020 | 2025 (Projected) | Growth |
|---|---|---|---|
| Average Apartment Price (Kathmandu core) | NPR 18,000/sq.ft. | NPR 23,000–25,000/sq.ft. | +30–40% |
| Average Rental Yield | 3.5–5% | 5–6.5% | Rising |
| Average Occupancy Rate | 78% | 90%+ | Increasing demand |
This makes property investments like New Road Heights, which promises both strong yield and high appreciation, particularly attractive.
Understanding the Project: New Road Heights
Located in Kankeshwori Marg, New Road Heights features boutique 14-storey residential towers with 2BHK and 3BHK configurations.
Key highlights include:
- Earthquake-resistant RCC framed structure
- Vastu-compliant layouts
- 60% open and green spaces
- Modern amenities: Gym, yoga zone, multipurpose hall
- Designed by Reza Kabul Architects
- Basement parking, private balconies, and smart zoning
The starting price is NPR 2.25 Crore for 2BHK units (950 sq. ft.), with 3BHK units priced around NPR 3.25 Crore (1,350–1,450 sq. ft.).
1. Space and Layout Comparison
| Apartment Type | Area (sq.ft.) | Typical Configuration | Ideal For | Layout Advantage |
|---|---|---|---|---|
| 2BHK | 900–1000 | 2 Bedrooms, 2 Bathrooms, Living + Kitchen | Young couples, professionals, small families | Efficient space utilization |
| 3BHK | 1300–1450 | 3 Bedrooms, 3 Bathrooms, Living + Kitchen + Balcony | Larger families, NRNs, joint ownership | Extra room for comfort or rental |
Analysis:
For small nuclear families or young professionals, the 2BHK is optimal due to manageable space and lower maintenance costs. However, the 3BHK provides greater flexibility — ideal for NRN buyers who want to use one room as a guest suite or rent it out short-term.
2. Investment Perspective: ROI and Rental Yield
Assured Rent Guarantee
As per the New Road Heights NRN Payment Scheme, buyers receive an assured rental guarantee of 5% annually for 2 years post-delivery.
For a 2BHK unit priced at NPR 2.25 Cr, that translates to:
| Investment Component | Value (NPR) |
|---|---|
| 70% of Price | 1,57,93,750 |
| 5% Annual Rent | 7,89,687.50 |
| Monthly Rent | 65,807 |
A 3BHK (approx. NPR 3.25 Cr) would yield roughly NPR 9.5–10 lakh annually, or NPR 80,000–85,000 per month under the same guarantee.
Rental Yield Comparison
| Apartment Type | Price (NPR) | Annual Rent (Estimated) | Rental Yield (%) |
|---|---|---|---|
| 2BHK | 2.25 Cr | 7.9 lakh | 3.5–4% |
| 3BHK | 3.25 Cr | 9.8 lakh | 3–3.2% |
Insight: While both units offer competitive yields for central Kathmandu, 2BHK units perform better in percentage terms due to lower purchase price and broader rental demand among working professionals and students.
3. Capital Appreciation Potential
Kathmandu’s core areas have consistently appreciated in value. According to Nepal Land & Housing Developers Association (NLHDA), premium projects in the city center appreciate 12–15% annually post-construction.
Assuming a conservative 10% annual growth:
| Apartment Type | Initial Price (NPR) | Value after 5 Years | Appreciation (%) | Profit (NPR) |
|---|---|---|---|---|
| 2BHK | 2.25 Cr | 3.62 Cr | 60% | 1.37 Cr |
| 3BHK | 3.25 Cr | 5.22 Cr | 60% | 1.97 Cr |
Insight: Both options deliver substantial appreciation, but 3BHK units accumulate higher absolute returns due to larger base value. However, 2BHK units are often easier to liquidate in the Kathmandu market.
4. Payment Plan & Flexibility
The NRN Payment Scheme at New Road Heights provides a 3-year structured payment plan, designed for affordability and ease.
Advantage:
- Flexible installment timeline aligned with construction milestones
- No EMI or interest burden until possession
- Bank financing options available for NRN and local buyers
5. Residential Perspective: Lifestyle and Comfort
2BHK Advantages
- Easier maintenance and lower utility cost
- Ideal for nuclear families, bachelors, and newly married couples
- Better energy efficiency and compact design
- Easier to resell or rent out quickly
3BHK Advantages
- More spacious and comfortable for long-term living
- Suitable for larger families or work-from-home setups
- Greater resale value and prestige factor
- Flexibility to rent out one room for extra income
Market Behavior
In the Kathmandu apartment market, nearly 60% of buyers prefer 2BHK units, while 35% opt for 3BHK units, and the remaining choose studio or penthouse configurations. However, 3BHKs are gaining popularity among NRN investors seeking long-term family use and higher appreciation.
6. NRN Investment Benefits
The Non-Resident Nepali Act, 2064 (2007) and subsequent amendments allow NRNs to buy residential property in Nepal, provided:
- The property is for personal or investment purpose (not agricultural land).
- Purchase is made under NRN identity (with citizenship or NRN ID).
- Transactions comply with the Foreign Investment and Technology Transfer Act (FITTA, 2019) if structured commercially.
Projects like New Road Heights cater specifically to NRN investors by offering guaranteed allotments, rental income assurance, and direct developer booking.
7. Risk and Return Analysis
| Criteria | 2BHK | 3BHK |
|---|---|---|
| Entry Cost | ✅ Lower (2.25 Cr) | ❌ Higher (3.25 Cr) |
| Rental Demand | ✅ Very High | ✅ Moderate |
| Maintenance | ✅ Low | ❌ Higher |
| Resale Liquidity | ✅ Fast | ⚖️ Moderate |
| Long-term Appreciation | ✅ Steady | ✅ Higher Absolute |
| Ideal For | Professionals, First-time Buyers | NRNs, Families, Investors |
8. Future Market Outlook
By 2030, central Kathmandu is projected to face a shortage of premium residential inventory, driven by land scarcity and urbanization.
According to Urban Planning Commission Nepal (2025), demand for apartments in central wards (like Kankeshwori and New Road area) will grow 40% faster than in suburban zones like Kirtipur or Imadol.
This positions New Road Heights as one of the last few high-rise luxury options in the traditional city core — ensuring higher long-term appreciation.
Conclusion: Which One Should You Choose?
- Choose 2BHK if you want a lower entry cost, higher rental yield, and easier liquidity. Ideal for first-time buyers, professionals, and NRNs looking for quick occupancy or steady rent.
- Choose 3BHK if you prioritize spacious living, family comfort, and capital growth. Ideal for investors seeking higher appreciation and family-oriented use.
Both configurations offer excellent value due to New Road Heights’ location, design quality, and flexible NRN payment scheme.
Ready to own a premium apartment in the heart of Kathmandu?
Explore floor plans, pricing, and exclusive NRN offers at
👉 www.newroadheights.com
or call 9801967052 / 9767245012 to book your priority unit today and secure assured rental income for 2 years post-delivery.
New Road Heights- Urban Living. Elevated!
Read More: Owning Apartment in Dubai Vs Nepal: Why Newroad Heights Stands Out?