Affordable Housing Projects in Gurgaon: How to Evaluate Them

The earlier version of this page was a list of "top upcoming affordable housing projects" for 2024, with project descriptions taken largely from marketing material. That list has dated. Several projects have since launched, held their allotment draws or moved into construction. Several were never "affordable housing" in the policy sense at all; they were plotted floors or regular group housing with a budget price tag. The descriptions also carried claims we cannot check, such as launch dates, unit counts and distances.

So rather than refresh a list that will go stale again, this guide explains how to evaluate any affordable housing project in Gurgaon, whether you find it online, through a developer or through a friend.

Step 1: Work out which "affordable" you are looking at

In Gurgaon the word "affordable" is used for very different products:

• Affordable group housing under the Haryana Affordable Housing Policy, 2013. These are licensed projects where flat sizes, prices and allotment rules are set by the policy. Flats are allotted through a draw of lots, and the price is fixed per sq ft of carpet area plus a separate balcony rate. This is what most people mean by an "affordable housing project" in Gurgaon.
• Plotted colonies under the Deen Dayal Jan Awas Yojana (DDJAY). These offer small plots, and often independent floors built on them. They are not price-capped flats. New DDJAY licences were discontinued in Gurugram and Faridabad in 2023, but existing colonies remain. See our DDJAY policy guide.
• Budget-priced regular projects. Normal group housing or floors marketed as "affordable" because the ticket size is lower than nearby luxury launches. Prices and allotment are set by the developer, not by policy.
• Government schemes. Schemes such as PMAY-Urban 2.0 or Haryana's Mukhya Mantri Shehri Awas Yojana are aimed at specific income groups and are applied for through government portals, not bought from a developer.

Knowing which category you are in decides the rules on price, payment and resale.

Step 2: Check the current policy price

Under the 2013 policy, the state fixes the maximum allotment rate. These rates have been revised several times. In July 2023 the Gurugram rate was raised to Rs 5,000 per sq ft of carpet area, with balconies charged separately. In March 2026, national media reported a further revision taking the Gurugram rate to about Rs 5,575 per sq ft, applying to projects where allotment was not complete. Ask the developer which notified rate applies to your project and confirm it from the notification or the HRERA documents. Do not rely on a price from an old advertisement.

Our Haryana affordable housing policy guide explains the policy framework in more detail.

Step 3: Verify the project on HRERA

Every genuine affordable group housing project must be registered with the Haryana Real Estate Regulatory Authority before it is advertised. On the HRERA Gurugram website, check:

• the registration number and its validity, including any extension;
• the promoter's name and whether it matches the licence holder;
• approved building plans and the number of towers and units;
• quarterly progress reports, which show actual construction against the schedule;
• complaints and orders against the project.

Our step-by-step guide on reading a Gurgaon RERA project page shows where each of these sits.

Step 4: Understand the application and draw

Policy projects follow a set process. Applications open for a fixed window, you pay a booking amount with the form, and flats are allotted by a public draw. If you are not successful, the booking amount is refunded under the policy terms. Before applying, read the brochure and application form for:

• the eligibility conditions and documents needed;
• the refund timeline if you are not allotted a flat;
• the cancellation and forfeiture terms if you withdraw after allotment;
• the payment schedule, which in policy projects is usually spread in instalments over the construction period.

Be wary of anyone offering a "confirmed" flat for an extra payment before the draw. Allotment is meant to be by lottery.

Step 5: Look at the location honestly

Many affordable projects are in newer sectors where roads, sewerage, water supply and public transport are still being completed. Visit the site, check the approach road, ask where water will come from, and look at how far schools and hospitals really are. Distances quoted in brochures, such as "minutes from the airport", are often measured in ideal traffic. Our sector pages, such as Sector 95, can help you understand a location before you visit.

Step 6: Check the developer's delivery record

Affordable housing works on thin margins, and some projects in Haryana have been delayed. Look at the developer's earlier affordable projects. Were they delivered, and how late? Have occupation certificates been issued? Are there HRERA orders on delay? A lower price is only good value if the flat is delivered.

Step 7: Know the resale and use rules

Policy flats are smaller, with fixed carpet-area bands, and the policy has historically placed conditions on transfer before possession. Rules have changed over time, so read the current terms in your allotment letter. When you later sell, the buyer pool is mainly end-users and first-time buyers. Price expectations should reflect that.

A quick checklist

Frequently asked questions

Is every project advertised as affordable covered by the 2013 policy?

Not necessarily. Many projects marketed as affordable are plotted floors or regular group housing with prices set by the developer. Check the licence type and HRERA registration to see which policy, if any, applies.

What is the current affordable housing rate in Gurugram?

The state revises it from time to time. It was Rs 5,000 per sq ft of carpet area from July 2023, and a March 2026 revision reportedly raised it to about Rs 5,575. Confirm the rate that applies to your project from the notification.

Can I get an affordable flat without a draw?

In a policy project, the first allotment is by draw. Flats may later be sold in the resale market subject to the policy and agreement terms. Be cautious of anyone offering a guaranteed allotment for a premium.

Is there still DDJAY in Gurgaon?

New DDJAY licences in Gurugram and Faridabad were discontinued in April 2023. Plots and floors in colonies licensed earlier can still be bought and sold.

How NStay Homes can help

We help first-time buyers work out which affordable options fit their budget and eligibility, and we check HRERA records, licence details and progress reports before you apply. If a project does not meet the policy rules, we will tell you. Speak to NStay Homes advisor Naresh Shekhawat on 911 911 9605.