Most people searching for luxury houses in Sector 28, Faridabad, end up choosing between two formats: a newly built independent floor and an older HSVP house. Sector 28 is a planned residential sector in the northern part of the city, and its own metro station on the Violet Line has made it a sought-after address for buyers who travel to Delhi.
The housing stock is typical of an older HSVP sector. Original houses sit on individual plots, and a growing share have been rebuilt by small builders into separate floors with lifts and stilt parking. A few owners still live in full houses spread across all levels. The sector suits families who want a plotted home with the convenience of the metro, investors who want steady local rental demand and parents buying near their children’s Delhi workplaces. It suits buyers who want resort-style amenities less. This page focuses on houses and floors, with the checks that make or break a purchase here.
The housing mix in Sector 28
You will mostly come across three kinds of home in this sector:
- independent floors in buildings rebuilt on older plots, often with a lift and stilt parking;
- original houses, some well kept and others needing significant repairs;
- houses with additions over the years, such as extra rooms on the roof or covered courtyards.
The third category needs the most care. Unapproved additions can create trouble with loans, resale and future changes. Always compare what stands with the sanctioned building plan.
Floors versus full houses
| Point | Independent floor | Full house |
|---|---|---|
| Space | One level, sometimes with terrace or basement | All levels and the full plot |
| Maintenance | Shared costs for lift, roof and stairs | You handle everything |
| Privacy | Neighbours above or below | Full control of the building |
| Flexibility | Limited changes to structure | Can renovate or rebuild |
| Paperwork | Floor-wise deed, shared land rights | Single title, full plot |
Floors make sense for smaller households and buyers who want a new, low-maintenance home. Full houses suit joint families or buyers who see value in the land and may rebuild later.
Judging a builder floor properly
The quality of independent floors in Faridabad varies widely, because they are built by many small builders rather than a few large developers. A clean finish on the day of the visit does not tell you much about how the building will age. Follow a steady process:
- Find out who built the building and ask for addresses of their earlier projects.
- Visit one of those buildings and speak to owners about leaks, cracks and lift breakdowns.
- Inspect your floor for damp, uneven tiling, poor slope in wet areas and loose fittings.
- Ask for the structural drawings and the name of the structural engineer.
- Confirm the occupation certificate, and how the lift, water tanks and roof will be maintained.
- Get any warranty or defect-repair promise written into the agreement.
A good builder will be comfortable with these questions. Hesitation is a signal to slow down. If you are unsure about the structure, pay an independent engineer to inspect the floor before you sign; the fee is small compared with the cost of fixing hidden defects later.
Ownership papers for HSVP plots
Sector 28 plots trace back to HSVP, formerly HUDA, allotments. Clean ownership is what protects you. Your lawyer should check the original allotment, every later transfer or re-allotment, the conveyance deed and any HSVP no-dues confirmation. For floors, the sale deed must name the floor, the land share, the parking space and common area rights.
Also check the property ID with the Municipal Corporation of Faridabad, recent tax receipts and whether there are any bank charges on the property. If the seller has inherited the house, all legal heirs should be part of the sale or should have formally released their share. Haryana’s rules on the number of floors permitted on residential plots have been revised in recent years, so confirm the approval under which your building was built.
Value near the metro and the highway
Location inside the sector matters a lot. Homes within an easy walk of the Sector 28 station appeal to commuters and tenants. Homes right on Mathura Road get noise, dust and traffic. The sweet spot is usually a quiet internal street within a comfortable walk of the station.
Other value drivers include plot size, park-facing position, quality of construction, lift and parking. Value drops with weak papers, unapproved additions, poor drainage and narrow lanes where parking is a daily fight. On top of the price, keep aside money for stamp duty, registration, brokerage, interiors and any repairs before moving in.
Daily life on the street
A house is lived in every day, so look past the building to the street around it. Stand outside in the morning when school buses and office traffic move, and again after dark. Notice whether cars are double parked, whether the street lights work and whether the nearest park is used and cared for. These small details tell you how a neighbourhood actually functions.
Ask neighbours three practical questions: how reliable the water supply is in summer, how long power cuts last, and whether the lane floods during heavy monsoon rain. In older plotted sectors, the answers can change from one block to the next. Also check the route to daily essentials. Sector markets in an established HSVP sector usually cover groceries, chemists and small clinics, while larger shopping and hospitals are a drive away along Mathura Road or across the Delhi border. A home that makes these trips easy will feel far more comfortable than one that looks better on paper.
Rental demand and investment logic
Metro access supports a steady pool of tenants: people working in Delhi along the Violet Line, staff of businesses on Mathura Road and families who want a plotted home without buying. Floors with lifts, two parking spaces and good power backup usually rent faster.
If you are buying mainly to rent, think about tenant turnover, upkeep and the time it takes to find a new tenant. Rent is supportive income here rather than a guaranteed return. Keep the deed, rental agreement and police verification of tenants in order.
Rebuilding an old house in Sector 28
For buyers with patience, an older house can be bought and rebuilt as a modern home. Ask an architect to study the plot against current rules before you commit, and budget time for approvals and construction. Some buyers rebuild as a single-family home; others do a collaboration deal with a builder to create floors. Decide which you want before you start.
Nearby comparisons
If you do not find the right home in Sector 28, nearby metro-side sectors and the older plotted sectors to the west are worth checking. Our page on luxury houses in Sector 21 covers a quieter, Gurugram-facing alternative, and the wider Faridabad luxury houses page looks at the city as a whole.
How we help house buyers in Sector 28
We take your brief, including budget, family size, commute and must-haves, and shortlist floors and houses in Sector 28 and nearby that fit. Before suggesting a visit, we check basic ownership and plan details. Visits are arranged so you can see several homes in one trip, and at times that show the street as it really is.
When you are ready to buy, we help with negotiation, document collection and coordination with your lawyer, and we make sure promises from the seller are in writing.
Share your Sector 28 house brief
Use the form beside this page to send us your enquiry. Tell us your budget range, whether you prefer a floor or a full house, the number of bedrooms and parking spaces you need, and when you want to move. Mention how close you want to be to the metro, and any must-haves such as a lift, a park view or a ground floor for parents. An advisor will call you back with suitable homes and arrange visits.
Frequently asked questions
Are builder floors the main housing option in Sector 28?
They are a large part of the premium supply. Many older HSVP houses in Sector 28 have been rebuilt into independent floors, each sold separately. Full houses still exist and come up for sale from time to time. Which format suits you depends on your family size, budget and how much maintenance you want to handle.
How do I check the quality of a builder floor in Sector 28?
Visit at least one older building by the same builder and talk to the owners there. Inside your floor, check for damp patches, cracks, slope in bathrooms and balconies, lift condition and the quality of electrical work. Ask for the structural drawings, the occupation certificate and the warranty terms in writing.
What does a floor-wise sale deed need to say?
It should name the exact floor you are buying, your undivided share in the land, your parking space and your rights to common areas such as the stairs, lift and roof. If a terrace or basement is included, that should be stated clearly. Have a lawyer read the deed before registration, not after.
Is a house near the Sector 28 metro station worth paying more for?
For many buyers, yes. A short walk to the Violet Line saves time daily and supports rental demand and resale. The value of nearness drops if the home faces heavy traffic or highway noise, so the ideal is a quiet internal street within comfortable walking distance of the station.
Can I buy an old house in Sector 28 and rebuild it?
Yes, subject to HSVP building rules and current Haryana policy on floors. Get an architect to tell you what can be built on that plot before you agree a price. Remember to plan for approvals, demolition, construction time and alternative housing while the work is under way.