Builder Floor in Sector 104 Gurgaon: Price, Projects and Yield
Builder floors along the Dwarka Expressway quote ₹9,000–13,900 per sqft, averaging about ₹11,900. Sector 104 quotes ₹13,700–15,000. The sector's cheapest listing sits at roughly the corridor's most expensive.
That is the whole story of this sector in one comparison, and the question it forces is simple: what does Sector 104 have that the twenty sectors around it do not?
Key Takeaways
- Floors quote ₹13,700–15,000/sqft against a corridor band of ₹9,000–13,900 — the premium is 15–25%.
- About 30 floors listed for sale, so supply is moderate rather than deep.
- Real listings: a 1,500 sqft 3 BHK at ₹1.97 crore, another 3 BHK at ₹2.4 crore, and a 3,150 sqft 4 BHK at ₹4.5 crore.
- M2K Olive Greens brings 2, 3 and 4 BHK floors on 14.56 acres, 3 BHK from ₹1.95 crore, RERA-registered with possession set for December 2029.
- That project is a DDJAY colony — and DDJAY has just been discontinued for fresh licensing in Gurugram, which changes what comes after it.
Builder Floor Prices in Sector 104
| Configuration | Example size | Rate (₹/sqft) | Price |
|---|---|---|---|
| 3 BHK floor | 1,500 sqft | ₹13,133 | ₹1.97 Cr |
| 3 BHK floor, higher | — | — | ₹2.4 Cr |
| 4 BHK floor | 3,150 sqft | ≈ ₹14,286 | ₹4.5 Cr |
| Sector band | — | ₹13,700 – 15,000 | — |
| M2K Olive Greens, 3 BHK | — | — | From ₹1.95 Cr |
| Dwarka Expressway corridor | — | ₹9,000 – 13,900 (avg ₹11,900) | — |
The band here is narrow — about 9% from bottom to top — which is unusual on a corridor where neighbouring sectors swing 50% or more. Narrow bands come from uniform stock, and Sector 104's floor supply is largely recent, built to a consistent specification on licensed plotted layouts rather than accumulated over decades.
Note the 4 BHK. At 3,150 sqft it is a genuinely large home, and at ₹14,286/sqft it sits inside the sector band rather than above it — so unlike Sector 41 or Sector 86, size does not buy you a rate discount here. Consistent pricing across configurations is another sign of a young, uniform market.
Why Sector 104 Costs More Than the Corridor
Three things justify the premium, and one does not.
Position on the expressway. Sector 104 sits on the developed stretch of the Dwarka Expressway, in the 101–113 cluster that forms one of New Gurgaon's two main nodes. The run to the Delhi border and to IGI airport is short, and it is the reason this cluster prices above the sectors further from the road.
Newer stock. The floors here are recent. You are not buying a rebuilt HUDA plot with a retrofitted lift; you are buying purpose-built low-rise with contemporary layouts, which commands a premium and deserves one.
Branded low-rise. Developer-built floor projects — M2K Olive Greens among them, and One Indiabulls on the apartment side — give the sector an identity that a plotted colony does not have, and that shows up in the rate.
What does not justify it: everyday amenity density. Retail, schooling and healthcare in Sector 104 are no better than in cheaper sectors along the same road. If a seller prices the sector's premium as a lifestyle premium, ask them to name the specific facility they mean.
The Last of the DDJAY Low-Rise
M2K Olive Greens is worth understanding beyond its price, because of what it represents.
The project is a 14.56-acre low-rise development under Deen Dayal Jan Awas Yojana — the 2016 affordable plotted-housing policy that permitted independent floors on licensed plots with stilt parking, each floor separately registrable. It is RERA-registered with possession set for December 2029, and 3 BHK units start near ₹1.95 crore.
In April, the Town and Country Planning department discontinued DDJAY in the Final Development Plan 2031 for the Gurugram-Manesar Urban Complex and Faridabad. The stated reason was that independent floors under the scheme were selling above ₹1.5 crore, against a policy written to deliver affordable housing — and a ₹1.95 crore 3 BHK is a fair illustration of the point.
What this means for a buyer here is specific. Colonies already licensed, including this one, continue and their floors remain saleable and registrable exactly as before. What stops is new DDJAY licensing in Gurugram, so the pipeline of fresh low-rise supply in sectors like 104 narrows from here. Combined with the freeze on fresh stilt-plus-four approvals since 21 July 2026, the supply of new licensed floors across the district is tightening. Our DDJAY floors guide covers the title and financing detail.
Rent and Yield
Sector 104's own rental sample is thin, so the honest approach is to read it off the corridor. Three-bedroom floors on this stretch of the Dwarka Expressway let for roughly ₹30,000–50,000 a month, with four-bedroom units reaching ₹80,000 in the deeper sectors.
Take the ₹1.97 crore 3 BHK letting at ₹40,000: ₹4.8 lakh a year, a gross yield near 2.4%. That is weak against DLF Phase 3's 3.5–4.5%, and it is weaker still on the ₹4.5 crore 4 BHK, where the rent does not scale with the price any more than it does in Sector 102.
Treat these as corridor estimates, not Sector 104 facts, and ask any agent for two let comparables in the sector in writing before you build a rental case. The tenant pool along this corridor is still forming, and that is the real constraint on yield, not the purchase price.
Honest Cons
- You pay a 15–25% premium over the corridor for position and newer stock, not for amenities.
- Moderate supply. About 30 floors listed, so a shortlist within one configuration will be short.
- Weak yield. Roughly 2.4% gross on the entry 3 BHK, and worse above ₹4 crore.
- Long possession on new stock. M2K Olive Greens is set for December 2029 — a three-year wait from today.
- Thin local rental evidence. You will be pricing rent off neighbouring sectors.
- No rate break for size. The 3,150 sqft 4 BHK still prices inside the sector band.
Registry Cost
Haryana charges stamp duty at 7% for a male buyer in urban limits, 5% for a female buyer and 6% for joint ownership, plus a registration fee capped at ₹50,000, on the higher of your deal value and the circle rate.
On a ₹2 crore floor that is ₹10 lakh in a woman's name against ₹14 lakh in a man's. On the ₹4.5 crore 4 BHK the same choice is worth ₹9 lakh. Circle rates were revised from 1 April 2026 — check the Sector 104 entry in the collector rate list and the method in our registration charges guide.
On any top-floor unit, ask for the approved building plan and the occupation certificate. The Punjab and Haryana High Court stayed Haryana's stilt-plus-four policy in April 2026 and DTCP froze fresh approvals on 21 July 2026, leaving more than 300 applications stalled across Gurugram and Faridabad — the detail is in our S+4 explainer.
Sector 104 Against the Alternatives
| Option | Floor rate (₹/sqft) | Why you'd pick it |
|---|---|---|
| Sector 104 | ₹13,700 – 15,000 | Newest stock, tightest band, branded low-rise |
| Sector 102 | ₹11,450 – 16,950 | Four times the supply; township resale discounts |
| Sector 99A | ₹11,450 – 13,889 | Cheapest entry on the corridor; thin sale supply |
| Dwarka Expressway | ₹9,000 – 13,900 | Every sector on the road compared |
| New Gurgaon belt | ₹11,000 – 12,000 | Cheaper again, one cluster inland |
Read across and the trade is predictability against choice. Sector 104 gives you a narrow, honest band and newer buildings; Sector 102 gives you four times as many floors to compare and a genuine resale discount if you are willing to do the work.
Who Should Buy in Sector 104
Buyers who want new construction on the Dwarka Expressway and are willing to pay above the corridor for it. Households who prefer a narrow, checkable price band to a large but confusing shortlist. And buyers who specifically want a licensed low-rise colony floor and understand that the DDJAY route behind this product has closed to new applications.
It suits you less if you are buying for yield, if you need a deep shortlist, or if you want possession this year rather than in 2029. Compare the whole city in our Gurgaon builder floor price list, and the developer-built options in our branded floor projects guide.
FAQ
What is the builder floor price in Sector 104, Gurgaon?
Floors quote ₹13,700–15,000 per sq ft. Real listings include a 1,500 sqft 3 BHK at ₹1.97 crore, another 3 BHK at ₹2.4 crore, and a 3,150 sqft 4 BHK at ₹4.5 crore. M2K Olive Greens starts near ₹1.95 crore for a 3 BHK.
Why is Sector 104 dearer than the rest of the Dwarka Expressway?
The corridor band is ₹9,000–13,900 per sq ft, averaging ₹11,900, so Sector 104 carries a 15–25% premium. It buys position in the developed 101–113 cluster, newer purpose-built low-rise stock and branded projects — not better local retail, schooling or healthcare.
Is M2K Olive Greens a DDJAY project?
Yes. It is a 14.56-acre low-rise development under Deen Dayal Jan Awas Yojana, RERA-registered with possession set for December 2029. DDJAY was discontinued for fresh licensing in Gurugram in the Final Development Plan 2031, but already-licensed colonies like this one continue and their floors remain saleable and registrable.
What rental yield do Sector 104 builder floors give?
The sector's own rental sample is thin. Reading off the corridor, 3 BHK floors let for roughly ₹30,000–50,000 a month, so a ₹1.97 crore purchase at ₹40,000 returns about 2.4% gross. Ask for two let comparables in the sector in writing before relying on that.
How many builder floors are for sale in Sector 104 Gurgaon?
About 30 at a time — moderate supply. You will get a shortlist, but not the depth that Sector 102 offers with roughly 120 listings.
Do larger floors in Sector 104 sell at a lower rate?
No. The 3,150 sqft 4 BHK prices at about ₹14,286 per sq ft, inside the sector band, unlike sectors such as 41 and 86 where big plots are discounted. Consistent pricing across configurations reflects a young, uniform market.
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