$113 bn campus: Higher education is India's newest high-yield asset class

India could retain an estimated $113 billion in foreign currency by 2040, significantly reducing the remittance outflows currently lost to overseas education.

For decades, the "Indian Education Story" was told through the lens of outward migration. It was a story of brain drain, of billions of dollars in tuition fees flowing to the Ivy Leagues and Oxbridge, and of a middle class depleting its generational savings to buy a one-way ticket to a foreign ZIP code.

 

But as of February 2026, the narrative has flipped. According to a report by Deloitte India and Knight Frank India, titled ‘Global Universities Eye India Opportunity: The Next Big Leap in Higher Education’, India is no longer just an exporter of students; it is becoming the world’s most lucrative destination for educational infrastructure. We are witnessing the birth of a $ 113 billion opportunity, where academia, policy, and real estate converge to create a new frontier for institutional wealth.

 

 

The Demand-Supply Chasm: A Math Problem for Investors

To understand the wealth potential, one must first look at the mismatch between Indian aspirations and institutional capacity.

 

In 2025, the JEE (Joint Entrance Examination) for engineering painted a sobering picture: approximately 54,000 students cleared all levels of the grueling exam, yet the prestigious Indian Institutes of Technology (IITs) could only offer 18,000 seats. This means nearly 66% of India’s top-tier engineering talent is "homeless" in terms of elite domestic infrastructure.

 

This isn't just an education crisis; it’s an investment signal. Currently, 53 million students are enrolled in tertiary education in India. To hit the government’s target of a 50% Gross Enrolment Ratio (GER) by 2035, that number must climb to 72 million. To bridge this gap, India needs to build at least 2,500 new universities over the next decade. 

 

The "Stay-in-India" Dividend: Reclaiming the $100 Billion Leak

The economic drain of Indian students studying abroad is reaching a breaking point. While spending was estimated at $60 billion recently, the report suggests that by 2025, the total expenditure by Indian students overseas could touch $100 billion. By establishing Foreign Higher Education Institutions (FHEIs) on Indian soil, the National Education Policy (NEP) 2020 is effectively "onshoring" this capital.

 

For a global university, setting up a campus in India—whether in the GIFT City (Gujarat International Finance Tec-City) or through the UGC’s new regulatory framework—offers a dual revenue stream:

 

Tuition Arbitrage: Offering a global degree at a fraction of the cost of the home campus while maintaining high margins due to lower Indian operating costs.

 

Asset Appreciation: Investing in educational "townships" that anchor surrounding residential and commercial real estate.

 

Education as the New "Alternative" Asset Class

In the wealth management world, investors are moving away from volatile equities and low-yield debt toward "Alternative Assets." Educational infrastructure is emerging as the "Goldilocks" of this segment—offering the stability of long-term leases with the yield of high-growth tech.

 

Why Institutional Capital is Flowing In:

 

Long-Term Tenants: Unlike corporate offices, which face "Work from Home" risks, a university is a multi-decade tenant.

 

Resilience: Education is "recession-proof." During economic downturns, people tend to upskill, keeping enrollment rates steady.

 

GIFT City Incentives: The regulatory "sandbox" in GIFT City allows foreign universities to repatriate profits easily, a move that has already seen pioneers like Deakin and Wollongong universities set up shop.

 

The Real Estate Multiplier: The 1:4 Ratio

The Knight Frank component of the study highlights a critical metric for real estate investors: for every 1 square foot of core academic "classroom space," the ecosystem requires an additional 4 square feet of support infrastructure.

 

Purpose-Built Student Accommodation (PBSA): With 72 million students expected by 2035, the demand for organized housing is astronomical. Currently, the supply of organized PBSA in India meets less than 5% of the demand, creating a massive "first-mover" advantage for institutional developers.

 

Lab-to-Market Facilities: As India aims for "Knowledge Superpower" status, universities are no longer just teaching hubs; they are R&D centers. This creates a high-yield opportunity for developers to build specialized laboratory spaces and incubation centers.

 

The 2026 Roadmap: How to Play the Trend

For family offices and institutional investors looking to capitalize on this $113 billion window, the roadmap is clear:

 

Direct Infrastructure Investment: Funding the "Hard Assets"—building the campuses that FHEIs will lease under long-term agreements.

 

The Student Economy: The spending isn't just on fees. The "Student Economy" includes specialized fintech (education loans), managed retail, and healthcare services within campus perimeters.

 

Tier-2 Expansion: While metros are the entry point, the real volume lies in Tier-2 "Knowledge Cities," where land costs are lower and the demand for quality education is underserved.

 

The report identifies Delhi NCR, Bengaluru, and Mumbai as high- readiness hubs due to their corporate depth. Emerging Tier-2 cities like Chandigarh, Kochi, and Jaipur are also highlighted for their strong governance and infrastructure.

 

The Risks: Quality is the Ultimate Filter

While the $113 billion figure is glittering, the report cautions that "quality" is the only sustainable moat. The "once-in-a-generation" window is only open for institutions that can offer global accreditation and high employability. Investors must be wary of "degree mills" and focus on institutions that align with India’s industrial needs—AI, Semiconductors, Green Energy, and Healthcare.

 

"With 18 international universities already receiving approvals or commencing operations, the momentum is visible. Our data-driven Cities Playbook serves as a compass for these institutions to identify locations that combine academic vibrancy with real estate excellence," said Shishir Baijal, International Partner, Chairman and Managing Director, Knight Frank India.