Luxury Houses in Sector 106, Gurugram

People ask about luxury houses in Sector 106 for good reasons: they want a home with its own entrance, a terrace, and no lift queue in the morning. The honest answer is that Sector 106, on the Dwarka Expressway in Gurugram, has very few independent houses. It is a sector of gated towers, and plotted kothis or builder floors are not part of its plan.

What it does have is a useful location for a house search. From here, older plotted parts of Gurugram, private colonies such as Palam Vihar and newer low-rise floor colonies are all within driving range. So a family that likes the expressway’s reach towards Delhi and the airport can still find a house, as long as it accepts that the house will sit a little away from the sector itself. This page explains where that supply is, what types of houses you will see, how to compare a house with a large flat in Sector 106, and which documents protect you.

The house market around Sector 106, mapped honestly

The useful way to think about this search is in rings. Inside the sector, you are choosing among apartments. One step out, there are village settlements with older houses and uncertain paperwork. Further out, there are planned plotted areas where independent homes and builder floors are the norm.

Most families who start in Sector 106 end up comparing the third and fourth rows, and sometimes a top-floor apartment in the sector itself.

Types of houses you will be shown

Within the plotted areas reachable from the expressway, four formats come up again and again.

Independent kothis

A full house on its own plot, sometimes still occupied by the original owner. These suit large joint families and anyone who wants complete control. Many are decades old, so wiring, plumbing and waterproofing deserve a proper inspection.

Builder floors

A plot redeveloped into separate floors, each sold as an independent unit, usually with stilt parking and a lift. These are the most common upmarket house format in Gurugram’s plotted sectors today. Quality varies a great deal from builder to builder.

Old houses bought for rebuild

Some buyers pick up an older house purely for the plot, planning to demolish and build fresh. This gives you a home designed around you, but adds approval time, construction risk and a year or more of living elsewhere.

Low-rise floors in licensed colonies

Newer colonies licensed for plotted or low-rise development offer floors in a gated setting. They sit between a society flat and a classic builder floor in feel.

A house versus a big flat in Sector 106

This is the real decision most families face, so set it out clearly.

• A house gives you land value, freedom to modify and no shared walls on most sides; a Sector 106 flat gives you security, clubhouse facilities and someone else handling maintenance.
• A house in an older sector puts you near established markets, schools and hospitals; Sector 106 puts you closer to the expressway’s faster run towards Delhi and the airport.
• A house needs you to manage water, power backup and repairs; a society handles these for a monthly charge.
• A house often needs renovation spending soon after purchase; a newer flat mostly needs interiors.

Neither is better in general. Families with elderly parents and frequent travel often prefer the flat. Families who entertain, keep pets or want room to grow lean towards the house.

Paperwork for plotted homes reached from Sector 106

Houses are less regulated by RERA than new towers, so more of the checking falls on you. Work through these steps with a property lawyer.

1. Trace the title chain back through every sale, and confirm the current seller’s ownership and the transfer records with HSVP or the colony developer.
2. Compare the actual building with the sanctioned plan, including coverage, number of floors and any basement.
3. Ask for the occupation or completion certificate, and for builder floors, confirm that each floor has been separately recorded.
4. Check for unpaid dues: property tax, HSVP charges, electricity and water bills, and any society or RWA fees.
5. For floors in newer licensed colonies, look up the colony on the Haryana RERA (HRERA) website where registration applies.
6. Get the structure inspected, and read exactly which rights over the roof, stilt parking and common staircase come with your unit.

Village houses need even deeper checks on revenue records and access, and many lawyers will advise you to walk away if anything is unclear.

Judging the price of a house fairly

Houses are harder to compare than flats because no two are identical. Look at plot size and shape, road width, which way the house faces, how much construction is usable versus wasted, and the condition of the structure. Corner plots, park-facing plots and wider roads tend to command more. Older structures on good plots are often priced mainly for the land, so value them as a rebuild opportunity, not a ready home.

Remember the extra costs: stamp duty, registration, legal fees, any repairs, interiors and, for a rebuild, approval and construction costs.

Living in a house while working along the expressway

Choosing a house usually means living a short drive from Sector 106 rather than inside it, so test daily life before you sign.

Commute and errands

From the older plotted sectors and Palam Vihar, the expressway is reached through sector roads that can slow down at school and office hours. Drive your actual routes in the morning and evening rush. Many families find the trade-off worthwhile because markets, clinics and schools in older Gurugram are already established and often walkable, while the newer expressway sectors are still building theirs.

Utilities and upkeep

Older plotted areas tend to have settled water and sewer connections, but supply can still vary street by street. Ask neighbours about water pressure in summer, power cuts and drainage during heavy rain. Plan for an inverter or generator, a water storage system and, for older houses, a phased repair budget. Builder floors share some of this through a small association, so ask how common costs are split and who holds the funds.

Safety and neighbours

A gated tower gives you guards and cameras by default. In a plotted colony, security depends on the RWA, the street layout and what you add yourself. Walk the lane after dark, look at gates and lighting, and talk to a couple of residents. Good neighbours and an active RWA are worth a lot in a house, often more than an extra room.

How Urban Infra Care runs a house search from here

We begin with your daily routes and family needs, because they decide which plotted areas make sense. The advisor then shortlists kothis and builder floors in those areas, notes the documents already seen and flags anything that needs a lawyer. Visits are grouped so you can see several homes in one outing, and we support you through negotiation and the paperwork checklist.

If you want to understand the wider market first, our Gurugram luxury houses guide covers the main plotted sectors, and the page on luxury independent floors explains how to judge a builder floor. You can also read about houses along the Dwarka Expressway for the corridor view.

Start your house brief

Fill in the enquiry form beside this page with your budget range, the size of house or floor you want and how many people will live there. Tell us whether you want a ready home, are open to renovation, or would consider a rebuild. Mention your daily routes and schools so we can suggest the right plotted areas. Add your must-haves, such as a ground floor for parents, a terrace, parking for several cars or a park-facing plot. An advisor will call you back and share a first set of options.