Kullu
Scenic Himalayan valley town renowned for tourism, adventure, and natural beauty
About the location
Overview
Kullu is nestled in the lush Kullu Valley along the Beas River in Himachal Pradesh, surrounded by snow-capped peaks and dense forests. The town has a modest population, with tourism and horticulture as key economic drivers. Its tranquil ambiance, cool climate, and proximity to Manali make it a sought-after destination for both leisure and investment.
The Lifestyle
Life in Kullu blends traditional Himachali culture with a vibrant tourism scene. Residents enjoy a relaxed pace, strong community ties, and frequent local festivals. The area is popular with adventure seekers, spiritual travelers, and those seeking a peaceful mountain lifestyle.
Attributes
Picturesque, serene, adventurous, cultural, accessible, investment-friendly, eco-rich
You're sure to adore
Kullu's unique charm lies in its blend of breathtaking landscapes, vibrant local markets, and spiritual sites. The annual Dussehra festival draws visitors from across the globe, offering a glimpse into rich local traditions.
The Market
Kullu's real estate market is buoyed by strong tourism demand and a growing interest in holiday homes. Property prices have shown steady appreciation, with both residential and hospitality assets in high demand from investors and second-home buyers[1][2].
Connectivity
Airport
10 km | Kullu-Manali Airport (Bhuntar)
Bus
1 km | Kullu Bus Stand
Train
120 km | Joginder Nagar Railway Station
Road
0 km | National Highway 3 (NH3) passes through Kullu
Social Infrastructure
Educational Institutions
DAV Public School, Government Degree College Kullu, Himalayan International School
Hospitals
Regional Hospital Kullu, Civil Hospital Bhuntar, Mission Hospital Kullu
Crime Rate
Kullu is considered a safe area with low crime rates, especially for tourists and residents.
Geography
Soil
Predominantly alluvial and loamy soils, ideal for horticulture and agriculture; supports apple orchards and other fruit cultivation
Topography
Mountainous terrain with deep valleys and river plains; elevation changes create diverse microclimates
Altitude
Kullu town sits at approximately 1,279 meters above sea level; surrounding peaks rise much higher, offering varied elevation
Flora & Fauna
Rich biodiversity with deodar, pine, and oak forests; home to Himalayan wildlife including leopards, musk deer, and pheasants
Climate
Season at a Glance
• Summer: Temperate 20°C-28°C, cedar forests keep it cool
• Monsoon: 1,800mm rainfall, misty, dense greenery
• Winter: Cold 2°C-12°C, snowfall draws skiers
Rainfall
Average annual rainfall is around 900 to 1,200 mm, with most precipitation during the monsoon months
Temperature
Summer temperatures range from 15 to 30 degrees Celsius; winter lows can reach 2 degrees Celsius, with highs around 15 degrees
Real Estate Trends
Rental Yield
4 to 6 percent annually, depending on property type and location[2][4]
Capital Appreciation
8 to 12 percent per annum over recent years, driven by tourism and infrastructure growth[1][2]
Average Price per sq.ft
Rs. 12,666 per sq.ft as of 2025[1]
Demand & Supply Dynamics
High demand for holiday homes and rental properties, with limited supply in prime locations[2][4]
Short Term Rental Trends
Types of Assets (No. of AirBNB Listings)
Over 300 active Airbnb listings, predominantly 1 and 2-bedroom units catering to couples and small families[4]
Revenue Potential
Strong revenue potential from short-term rentals, especially during peak tourist seasons[4]
Occupancy Rate
Average occupancy rates range from 60 to 75 percent annually, higher during festivals and holidays[4]
ADR
Average Daily Rate for vacation rentals is Rs. 3,000 to Rs. 6,000, varying by property size and amenities[4]
RevPar
Revenue per Available Room typically ranges from Rs. 1,800 to Rs. 4,500, depending on season and location[4]
Investment Guide
Focus on properties near tourist hotspots for maximum rental yield, consider hospitality assets like cottages or boutique hotels, and monitor upcoming infrastructure projects for capital appreciation opportunities
Places to Visit
20 km | UNESCO World Heritage Site, biodiversity hotspot, trekking and wildlife
33 km | Ancient hilltop temple with panoramic valley views
12.1 km | Historic castle and art museum, scenic setting
20 km | UNESCO World Heritage Site, biodiversity hotspot, trekking and wildlife