Buyers looking for luxury houses in Sector 113 usually want what towers cannot quite give: their own entrance, a bit of land, and freedom to shape a home over the years. In this sector, though, the plan is almost entirely group housing, so luxury houses in Sector 113 itself are practically unavailable. The real choice is between a large tower home here and an independent house or builder floor nearby.
Sector 113’s position at the Delhi border widens that choice in an unusual way. On the Gurugram side you have Palam Vihar’s plotted streets and newer plotted colonies across New Gurugram. On the Delhi side, west Delhi has a long tradition of kothis and builder floors on DDA and private plots. Each comes with different rules, regulators and costs. This page helps families who want a house near the airport and the border understand those options, compare them with a penthouse or duplex in Sector 113, and run the right checks. It suits joint families, business households and anyone who has decided towers are not for them.
Why the sector has towers and not houses
When this part of New Gurugram was planned, the land in Sector 113 went largely to group housing. Developers built high-rises with clubhouses and shared services, and that pattern now fills the sector. There are no plotted lanes where families build and rebuild their own homes.
So if you see a listing for a house in Sector 113, read it carefully. It is usually a large apartment, a duplex or a penthouse, described in house-like language.
The nearest real alternatives
Palam Vihar
Palam Vihar is the most obvious answer for house hunters near this sector. It is an older privately developed colony on the Gurugram side, with plotted houses, independent floors and a settled community. Houses range from well-kept modern rebuilds to tired older structures. Our page on luxury houses in Palam Vihar looks at it more closely.
Plotted colonies in New Gurugram
Licensed plotted layouts have come up in parts of New Gurugram, and builders are putting up low-rise buildings with floors sold separately. These are newer, but neighbourhoods may still be filling in, and quality depends on the individual builder.
West Delhi across the border
Areas of west Delhi have deep stock of kothis and builder floors. Dwarka itself is mainly DDA and cooperative society flats, so for houses most buyers look further into west Delhi’s older plotted colonies. See luxury houses in Dwarka for how the Delhi side works.
Large homes inside Sector 113
If ground access and land are less important than size, a big duplex or penthouse in a Sector 113 tower may meet your needs with far less upkeep.
How the formats compare
| Format | Where | Rules and regulator | What you gain | What you give up |
|---|---|---|---|---|
| Duplex or penthouse | Sector 113 towers | HRERA, OC, society rules | New build, low upkeep, security | No land, limited alterations |
| Kothi or independent floor | Palam Vihar | Haryana building rules | Land share, own entrance | Older services, variable quality |
| New builder floor | New Gurugram plotted colonies | HRERA for newer colonies, Haryana rules | Modern layout, lift | Neighbourhood still forming |
| Kothi or builder floor | West Delhi plotted colonies | RERA Delhi for projects, DDA and municipal rules | Mature area, metro, markets | Longer airport drive in places, older plots |
Who wants a house in this part of the city
House hunters near Sector 113 tend to fall into a few groups:
- west Delhi families who want more space but do not want to move far from relatives;
- joint families who need a ground floor for elders and separate floors for each generation;
- business owners who need parking for several cars and a home office;
- airline and aviation families who want a short airport run without living in a tower.
Each group values different things. A joint family might accept an older kothi with good bones and plan a phased renovation. A younger couple might prefer a new builder floor with a lift.
Checks that protect you on both sides of the border
The legal side changes depending on where the house is. A sound order:
- Identify the regulator: Haryana RERA for registered projects in Gurugram, RERA Delhi for registered projects in Delhi. Older resale houses may not be registered projects at all.
- Trace the title through previous owners and search for loans, disputes or pending cases.
- In Delhi, check whether the plot is freehold or leasehold, and if it was a DDA allotment, the status of any conversion.
- Match the sanctioned building plan against what exists, floor by floor, and look for unauthorised additions.
- Ask for the completion or occupation certificate.
- For a builder floor, read how the deed describes your floor, land share, parking and roof rights.
- Collect property tax, water, power and maintenance no-dues confirmations.
Use a lawyer for each purchase. If you plan to rebuild, add an architect who knows current local rules.
Judging value and hidden costs
House prices respond to plot size, road width, park or corner position, age of construction and neighbourhood quality. Two houses on the same street can differ widely because one was rebuilt recently and the other has decades-old wiring and plumbing.
Hidden costs are larger with houses than with tower flats. Stamp duty and registration rules differ between Delhi and Haryana, so compare total acquisition cost, not just the price. Older houses may need structural repairs, waterproofing and new services. Builder floors may need interiors and power backup. Factor all of this into your comparison before negotiating.
Rebuilding an old house
Buying an older kothi to rebuild can give you exactly the home you want in a settled neighbourhood. It also means months of design and approvals, then construction, during which you need somewhere else to live. Check current rules for that plot before you buy, not after.
Letting a floor
Some families buy a house, live on one floor and let another. Tenants near the border often include aviation staff and families working in Aerocity or Gurugram. Make sure the building plan permits separate units and that parking can be shared fairly.
What to look at when you visit a house
Houses reveal their problems slowly, so a visit needs more attention than a flat in a new tower. Start outside: look at the road, drainage in the lane and where water would collect after heavy rain. Inside, check walls and ceilings for damp patches, cracks above doors and windows, and signs of fresh paint covering old stains.
Ask about the water source and storage, the age of the wiring, and whether the meter load matches modern needs such as several air conditioners and an electric car charger. Go up to the roof and see the condition of the waterproofing and the tanks. For a builder floor, ask who manages common areas, the lift and the shared stairs, and how costs are split.
Finally, knock on a neighbour’s door if you can. Residents are often the best source on water supply, power cuts, security and how the colony is changing.
How Urban Infra Care approaches a house search here
We start by understanding your family, budget band and daily routes, especially to the airport and to relatives. The advisor then shortlists houses and floors on both sides of the border, alongside a large tower home in Sector 113 if it could work. Visits are grouped by route, and we gather documents early where sellers allow. After visits, we help you compare total costs, request missing paperwork and negotiate.
Begin your search
Send an enquiry from the form next to this page. Share your budget range, the number of bedrooms and floors you need, and whether you prefer Gurugram, Delhi or either. Tell us if you would consider rebuilding an older house, and list must-haves such as a lift, a basement, a garden, staff rooms or parking for several cars. Add how often you fly and where family lives. An advisor will call back to confirm the brief and propose visits.
Frequently asked questions
Can I find an independent house within Sector 113 Gurugram?
It is very unlikely. Sector 113 is a group housing sector, so nearly every home is in a tower. Buyers who want a house usually look at kothis and builder floors in Palam Vihar, plotted colonies elsewhere in New Gurugram, or plotted areas on the Delhi side such as parts of west Delhi.
What is different about buying a house in Delhi rather than Gurugram?
The regulator, stamp duty, registration process and land tenure differ. Delhi uses RERA Delhi for registered projects, and many older plots were allotted by DDA, so you must check whether a plot is freehold or leasehold. Gurugram uses Haryana RERA and Haryana's own building rules. A lawyer familiar with both helps.
Are builder floors in Palam Vihar a good alternative to a tower flat?
They can be, especially for families wanting their own entrance, a terrace or ground-floor access for elders. Quality varies with the builder and the age of the building. Inspect closely, confirm the building plan and completion status, and make sure the sale deed clearly states your land share and roof rights.
Can I rebuild an old house near Sector 113?
In older plotted colonies such as Palam Vihar, buying an old house to rebuild is possible. Before buying, have an architect confirm what the current Haryana rules allow on that plot, including the number of floors, setbacks and basement. Budget time for approvals and construction, and arrange somewhere to live meanwhile.
Which documents matter most for a resale house or floor?
The title chain, sanctioned building plan, completion or occupation certificate, conveyance or sale deed, property tax receipts and no-dues confirmations. For floors, the deed should describe your floor, land share, parking and roof rights clearly. Ask a lawyer to verify each document against official records before you pay.