Buying luxury property in Sector 106 means choosing among large apartments in gated high-rise societies on the Dwarka Expressway, the corridor that links Gurugram with Dwarka and the Delhi border. Most of the premium stock is three and four bedroom homes, with some duplexes and a thin supply of penthouses, and very little in the way of plotted houses.
The sector is a good fit for a particular kind of household. Think of a family where one person drives towards Delhi or the airport and the other works in Gurugram, or a couple moving out of a rented flat in an older sector who want a newer, bigger home with a clubhouse. It also draws buyers who are happy to live in a neighbourhood that is still growing its shops and services. It suits you less if you want a mature high street on foot, a garden of your own, or a quiet plotted lane. This page walks through what Sector 106 offers, what to verify, and how to compare homes without guesswork.
Where Sector 106 sits in New Gurugram
Sector 106 is one of the newer sectors planned along the Northern Peripheral Road, now better known as the Dwarka Expressway. Like its neighbours, it was laid out mainly for group housing licensed by Haryana’s town planning department, with commercial plots, schools and green belts marked for later development.
On the ground, that means your daily environment is the society compound. Children cycle inside the gates, residents walk in landscaped podiums, and the street outside is still a road rather than a promenade. Older village settlements in the wider area add some local shops and services, but they keep their own character and are not part of the planned sector grid.
Edge towers and inner towers
Two homes of the same size can feel very different. A tower close to the expressway gives faster access and open views, but brings road noise and dust during any nearby works. A tower deeper inside the sector is calmer and often greener, at the cost of a slightly longer drive out. When you shortlist, ask which way the bedrooms face, not just which way the living room does.
The kinds of luxury homes on offer
In Sector 106 the word luxury is almost entirely about apartments. The main formats you will meet are these:
- large three and four bedroom flats with a staff room and utility area;
- duplex apartments, usually on upper floors, with an internal staircase;
- a small number of penthouses, often with terraces, which change hands quietly;
- lower-density towers with two or three homes per floor and private lift lobbies;
- service-heavy societies with big clubhouses, pools and sports courts.
What separates a genuinely premium home from an ordinary one here is usually layout efficiency, floor-to-ceiling height, cross ventilation, parking allotment and the quality of society management. Brochure language rarely tells you any of that. Measure the carpet area, check whether wardrobes and kitchen fittings are included, and walk the common areas at night as well as in daylight.
If you are mainly interested in a penthouse or a duplex, say so early. These units are few, and the advisor will need to watch resale across several sectors to find one.
Daily routines from Sector 106
Before you fall for a floor plan, test the life around it. The expressway runs north towards Dwarka, the Delhi border and IGI Airport, and south towards NH-48 near Kherki Daula. Sector roads lead east towards older Gurugram and Palam Vihar.
School, office and airport runs
Map the three trips your household makes most often and drive each at peak time. Schools are opening across New Gurugram, but seats, transport routes and timings vary, so speak to the schools you actually want. Hospitals and larger shopping still often mean a drive into older Gurugram or across to Dwarka. Public transport is limited, so plan on a car for most errands, and treat proposed metro links as a possible future benefit rather than a reason to buy today.
Paperwork for a Sector 106 purchase
Most problems in new sectors come from paperwork that nobody read. Use this sequence before you pay a token:
- Open the Haryana RERA (HRERA) website, find the project and read its registration, declared completion date, quarterly updates and any extensions.
- Ask for the developer’s licence and the approved building plan, and confirm the unit you are buying exists in that plan.
- For a ready tower, see the occupation certificate for that specific tower, not just for an earlier phase.
- Have a lawyer read the title chain, the builder-buyer agreement or sale deed, and check for any mortgage or charge.
- Get written statements of dues covering maintenance, club fees, utility deposits and any pending developer demand.
- Ask how water, sewage and power backup are supplied today, and whether GMDA connections are complete or still interim.
Possession-stage purchases need extra care. Inspect the flat against the agreed specification, write down every snag, and do not sign a possession letter that says you accept the unit as is unless you truly do.
Comparing homes in Sector 106 on value
Rather than chase a headline price, put two or three shortlisted homes in the same grid and see which one really gives more.
| Factor | What raises value | What lowers it |
|---|---|---|
| Construction stage | OC issued, society occupied | Long pending possession or extensions |
| Floor plan | Usable carpet area, good light | Long corridors, odd-shaped rooms |
| Density | Few homes per floor, more lifts | Crowded lobbies, slow lifts |
| Management | Active residents’ body, clear accounts | Disputes, rising arrears |
| Inclusions | Parking, fittings, club access included | Many separately charged extras |
Add the costs that sit outside the agreement value: stamp duty, registration, interiors, furniture and the maintenance deposit. In a brand-new flat, interiors alone can take a meaningful part of the budget.
Ready towers versus under-construction units
A ready, lived-in tower answers questions that no brochure can. You see the actual view, hear the actual noise, and meet the neighbours. An under-construction unit gives you a payment schedule and a fresh building, but adds delivery risk, so study the developer’s track record on HRERA and in completed projects. Many buyers in Sector 106 settle on a recently completed tower, where the OC is in hand but the society is not yet fully settled.
If you plan to let the flat
Tenants here tend to be professionals working along the expressway, NH-48 and the airport side, plus families trying the area before they buy. Furnished flats in well-run, occupied societies let faster than bare ones in half-empty towers. Account for maintenance charges and possible vacancy before you count on any rental return.
How we run a Sector 106 search
Urban Infra Care starts with a short conversation about budget band, size, ready or under construction, and the routes you drive. From that, the advisor prepares a shortlist in Sector 106 and, where it makes sense, in neighbouring expressway sectors, along with notes on documents seen and questions still open.
Visits are grouped into one route so you can compare towers back to back. After that, we help chase missing papers, compare offers and support negotiation. If you want a newer home with no construction risk, our page on ready-to-move luxury properties explains what to look for, and the Dwarka Expressway luxury property guide covers the wider corridor. Buyers set on a villa-like home can read our honest note on villas in Sector 106.
Tell us what you need in Sector 106
Use the enquiry form beside this page to share your brief. Include your budget range, the size and format you want, and whether you need possession now or can wait. Tell us where your household travels each day, such as an office, a school or the airport, so the advisor can test routes before you visit. Add any must-haves, for example a high floor, a particular facing, a staff room, two covered parking slots or a pet-friendly society. An advisor will call you back to confirm the details and suggest visit slots.
Frequently asked questions
Is Sector 106 Gurugram mainly apartments or are there houses too?
The sector is dominated by group housing towers, so most premium options are large apartments, a few duplex units and occasional penthouses. Independent houses inside the sector are not a realistic search. Buyers who want land or a floor of their own usually widen the hunt to plotted parts of Gurugram such as Palam Vihar.
What does buying at possession stage in Sector 106 involve?
You inspect the finished flat against the agreement, raise a snag list, pay the final demand and charges, and take over utilities. Check that the occupation certificate is issued for your tower before paying the last instalment. Keep every demand letter and receipt, because you will need them for the conveyance deed and any later resale.
How should I check a Sector 106 project's registration?
Search the project on the Haryana RERA (HRERA) website and read its registration details, quarterly updates, declared completion date and any extension orders. Then ask the developer or seller for the licence, approved plans and occupation certificate. A property lawyer should review the title and the agreement before you commit any serious money.
Is Sector 106 a reasonable choice for a Delhi and Gurugram split household?
Often yes. One partner can head north along the expressway towards Dwarka and the airport side, while the other uses sector roads and NH-48 into Gurugram. The catch is that both trips depend on peak traffic, so drive them at office hours before deciding rather than trusting map estimates.
Can Urban Infra Care show me Sector 106 alongside nearby sectors?
Yes. Most buyers in this part of the expressway compare three or four neighbouring sectors before choosing. The advisor builds one shortlist across them, notes the open questions on each home, and plans a single visit route so you can judge towers side by side on the same day.