Luxury houses in Sector 57 Gurugram are mostly found in its HSVP plotted blocks, where kothis and independent floors line quiet, tree-shaded lanes a short drive from Golf Course Road. This is the sector’s strongest suit. Unlike most of the premium belt around it, which is dominated by towers, Sector 57 still lets you buy a home with its own entrance and no shared lobby. The supply is a mix of rebuilt builder floors, older single-family houses and plots ripe for a fresh build. It suits families who want space and privacy, buyers comfortable with resale paperwork, and anyone thinking of building a home to their own design. It suits you less if you want a fully serviced gated community with a clubhouse and on-site management. Below we look at the plotted streets, the house types, how floors are bought and sold, what rebuilding involves, and the checks that protect you.
The plotted streets of Sector 57
The plotted part of the sector was laid out by HUDA, now HSVP, with a grid of residential plots of different sizes, parks between some blocks and internal roads that carry little through traffic. Over the years many original owners rebuilt, so a single lane can hold a decades-old bungalow next to a fresh four-storey building with a lift.
Plot size shapes almost everything. Larger plots allow bigger floors, wider frontage and more parking. Smaller plots produce compact floors that can still feel generous if planned well. Ask for the plot area in writing early, because it anchors any comparison you make.
Location within the sector matters too. Homes near the main roads gain convenience but pick up more noise and passing traffic. Homes deep inside a block are calmer, though delivery vans and guests may take longer to find them. Parks help a great deal, both for the view and for children and older family members who walk each evening.
Types of houses you will meet
Most homes on the market fall into these groups:
- Independent builder floors, usually one home per level with three or four bedrooms.
- Whole kothis still used by one family, sometimes with a front lawn and car porch.
- Older houses sold mainly for their land, where the buyer plans to rebuild.
- Floors with extra rights attached, such as a basement for the ground floor or a terrace for the top.
Stilt parking and lifts
Newer buildings often use stilt parking at ground level with homes above. This gives covered parking but means the first home starts one level up. A lift is close to essential for upper floors, so check its make, maintenance contract and backup power.
How floor-wise ownership works
When a plot is rebuilt into several floors, each floor is usually sold with an undivided share in the land. The deed should state that share, the parking allotted, and any exclusive rights to the roof or basement. Buyers sometimes overlook this and discover disputes later.
There is usually no formal resident association in a small building. Owners agree among themselves on cleaning, lift upkeep, water tanks and the generator. Ask existing owners how this works in practice before you buy, and whether anyone has fallen behind on contributions.
A short written understanding between owners helps. It can cover who pays for what, how repairs are approved, and how parking spots are used. Few buildings have one, but buyers who insist on it at the time of purchase tend to avoid the quarrels that sour life in a small building.
Rebuilding an older house
Buying an old kothi to rebuild is a well-trodden path in this sector. It gives you a modern home on land in a settled area. The work runs through several stages:
- Complete the purchase with a clean, verified title.
- Hire an architect familiar with HSVP norms for setbacks, height and coverage.
- Submit plans and wait for approval before demolishing anything.
- Choose a contractor through references and a written contract with milestones.
- Supervise construction closely, ideally through an independent engineer.
- Apply for the occupation certificate and update utility connections in your name.
Some owners partner with a builder who rebuilds the plot in exchange for one or more floors. These collaboration deals can work, but the agreement must be drafted carefully by a lawyer, covering timelines, specifications, penalties and what happens if the builder walks away.
Comparing houses in Sector 57
| House type | Privacy | Upkeep | Paperwork focus | Best for |
|---|---|---|---|---|
| New builder floor | Good, one home per level | Shared informally | Sanctioned plan, OC, land share | Families moving from flats |
| Whole kothi | Highest | All on you | Title chain, heirs, additions | Large or joint families |
| Plot for rebuild | Your design | All on you | Title, fresh approvals | Long-horizon buyers |
| Terrace top floor | Good, with open sky | Shared, plus roof care | Written terrace rights | Garden and terrace lovers |
Legal and approval checks
Because houses here are almost always resale, the checks rest with you and your lawyer. Start with the HSVP allotment and conveyance, then follow every transfer to the present seller. If any step involved a will or family settlement, make sure it is properly documented and, where needed, probated or registered.
For builder floors, ask for the sanctioned building plan and the occupation certificate. Compare the plan with what was built, paying attention to height, coverage and any extra rooms. Collect no-dues certificates for property tax, water, electricity and sewerage. Where a developer is marketing newly built floors in a project that requires registration, check its details on the Haryana RERA website before paying.
Common snags
Watch for unapproved rooftop structures, covered front setbacks, and basements used beyond what the plan allows. These can block a loan, delay a sale or invite a penalty. It is far cheaper to spot them before you sign. Ask your lawyer to put any regularisation the seller must complete into the agreement as a condition before final payment.
Judging value in a plotted sector
The land under a house drives its long-term value, so compare plots of similar size, facing and road width. A park-facing plot or a corner plot usually costs more. For floors, the quality of construction, natural light, ceiling height and parking count heavily.
Ask for recent sale deeds on comparable homes if you can, since portal prices often lag or lead the real market. Add stamp duty, registration, legal fees, brokerage and any renovation to your budget. For older houses, an engineer’s estimate of repair costs is money well spent.
Renting a house here
Independent floors in good condition attract professionals who want a home feel rather than a tower. Whole kothis can suit companies leasing for senior staff, though such tenants take longer to find. Furnishing, power backup and parking strongly influence rent and vacancy. A clear lease, a proper police verification of the tenant and a documented inventory of fittings save trouble at the end of the tenancy.
Our approach to finding houses in Sector 57
We start by understanding your family, budget band and whether you want a ready floor, a whole house or a rebuild plot. We then gather current options in Sector 57 and adjoining plotted areas, and filter out homes with obvious title or approval gaps. You receive a short list with notes, followed by visits planned so you see several houses in one trip.
If you want to compare with apartment options nearby, see our guide to luxury property in Sector 57. For the citywide picture, the Gurugram luxury houses guide is a useful next step.
Share your house brief for Sector 57
Send your details through the form alongside this page. Tell us your budget range, the plot size or floor area you have in mind, and whether you prefer a ready floor, a full kothi or a plot to rebuild. Mention must-haves such as a lift, terrace, basement, staff room or park-facing location, and your timeline for moving. An advisor will call to fill in the gaps and then share homes that genuinely match.
Frequently asked questions
What types of houses are there in Sector 57 Gurugram?
The plotted part of Sector 57 has independent houses built on HSVP plots. Many have been rebuilt into separate floors, each sold on its own, while some remain single-family kothis. You will see stilt parking, lifts in newer buildings, and terraces on top floors. Original houses from the early years are becoming fewer each year.
Are builder floors in Sector 57 a sound purchase?
They can be, if the builder followed the sanctioned plan and the floor has a registered sale deed. Quality varies widely between builders, so look closely at the structure, waterproofing, lift and fittings. Check how maintenance of shared areas is handled, since there is often no formal association in a three or four floor building.
What is an HSVP plot in Sector 57?
HSVP, earlier known as HUDA, is the Haryana authority that developed and allotted residential plots in many Gurugram sectors, including the plotted parts of Sector 57. Ownership of these plots traces back to an original HSVP allotment. Any buyer should see that allotment, the conveyance and every later transfer document.
How long does it take to rebuild a house in Sector 57?
Allow time for plan approval before demolition, then construction, finishing and the occupation certificate. In practice the whole cycle usually runs well over a year and can stretch longer if approvals or contractors slip. Plan where your family will live in the meantime and keep a contingency in your budget.
Can I get a home loan for a builder floor in Sector 57?
Banks do lend on builder floors in plotted sectors, but they look closely at approvals, the occupation certificate and how the floor is registered. If a floor was built beyond the sanctioned plan or lacks clear papers, a lender may refuse. Get a bank's legal opinion early, before paying a large advance.