EWS Flats in Gurgaon: Price, Lock-in, Allotment and Resale Rules
EWS flats in Gurgaon are small homes that private builders must set aside for families in the economically weaker section. The rule comes with every residential colony the Town and Country Planning Department licenses in Haryana: 15 per cent of the flats in a group housing colony and 20 per cent of the plots in a plotted colony are reserved for EWS buyers. The flats are 200 to 400 sq ft. The state fixes their price, and its Housing for All Department allots them by computerised draw.
A correction. An earlier version of this page said a draw on 17 March 2026 allotted 2,709 EWS flats in Gurgaon societies, with a down payment of about ₹27,500. We found no official notice or newspaper report of that draw, so it has been taken out, along with the figures that came with it.
EWS flats at a glance
| Who must build them | Every builder of a licensed group housing or plotted colony in Haryana |
|---|---|
| How many | 15% of the flats in a group housing colony; 20% of the plots in a plotted colony |
| Size | Flats of 200 to 400 sq ft; plots of 50 to 125 sq m |
| Price | ₹1.5 lakh a flat, or ₹750 per sq ft, as reported; plots at ₹600 per sq m |
| Who allots them | The Housing for All Department, Haryana, by computerised draw |
| Eligibility check | Aadhaar and the Family ID (Parivar Pehchan Patra) |
| Lock-in | Five years from possession; a sale, a power of attorney or a will all count |
| Breaking the lock-in | The allotment is cancelled and the penalty is 100% of the sale price |
| Unsold flats | Can become rental housing or be sold by e-auction to Haryana residents |
Who allots EWS flats now
The job has moved more than once. Housing Board Haryana used to allot the BPL and EWS homes in licensed colonies. That power went to the Housing for All Department after a Vigilance inquiry into the alleged wrong allotment of at least 408 EWS flats in six Gurugram sectors; a 2021 draw for those flats was challenged in the Punjab and Haryana High Court. Under a 2021 arrangement builders also ran allotments of their own EWS flats, and the state found that this led to irregularities.
Under the current policy, as The Tribune reported it, builders hand their EWS flats and plots to the Housing for All Department. The department takes the applications online, checks who is eligible and runs the draws by computer. It was planned in the state budget of 2020-21 to bring Haryana's BPL and EWS housing under one department, and its website traces it to a notification of December 2020.
What an EWS flat costs
The Tribune reports the price of a flat in the 15 per cent quota as "Rs 1.5 lakh per flat or Rs 750 per sq ft", fixed by a notification of the Additional Chief Secretary, Town and Country Planning. The reports do not make clear whether ₹1.5 lakh is a cap or whether the rate per sq ft applies to every size. At ₹750 per sq ft, ₹1.5 lakh pays for 200 sq ft, and a 400 sq ft flat would come to ₹3 lakh. The allotment letter for a given flat states what you pay.
EWS plots in plotted colonies are priced at ₹600 per sq m.
No one can sell you a new EWS allotment. New flats come only from the department's draw, so anyone asking lakhs for a "fresh EWS flat" is selling something else: a resale, a flat from another scheme, or nothing at all.
Who can apply
The department checks each applicant against Aadhaar and the Family ID records (Parivar Pehchan Patra), and cross-checks with the Urban Local Bodies department so that one family does not get two allotments. Make sure your Family ID record is right before a draw opens; it is kept on meraparivar.haryana.gov.in.
The income limit and the other conditions are set in each scheme's notice, so read the notice of the draw you apply for. Do not go by the EWS income limit used for government jobs and college admissions. That is a separate rule, and it does not decide who gets an EWS flat.
The five-year lock-in, and "EWS flat for sale" ads
An EWS flat cannot be sold or transferred for five years from possession. A transfer by general power of attorney (GPA) or by will counts as a transfer. If the rule is broken, the allotment is cancelled and the penalty is 100 per cent of the sale price.
That is why most "EWS flat for sale" ads for a recently allotted flat offer something the seller cannot legally sell. A deal on a GPA or an agreement does not get round the rule: it is one of the things the policy names. If you buy an EWS flat on resale, read the date of possession on the seller's allotment and possession letters, and buy only once five years have passed, by a registered sale deed.
What happens to unsold EWS flats
EWS flats that find no eligible buyer can be turned into rental housing or sold by e-auction to Haryana residents. An earlier rule let unsold EWS and BPL houses go to general-category buyers once they had been offered to the families they were built for.
How EWS flats differ from other schemes
| Scheme | Who builds the homes | How they are allotted |
|---|---|---|
| EWS quota flats | Private builders, inside their licensed colonies | Draw by the Housing for All Department |
| Affordable Housing Policy 2013 flats | Private builders, as whole projects | Draw on the TCP e-draw portal, at the state's rate per sq ft of carpet area |
| Housing Board Haryana EWS flats | The Housing Board itself | The Board's own schemes and draws, with results on hbh.gov.in |
| Mukhyamantri Shehri Awas Yojana | The state | Its own registration, under the scheme the cabinet approved in July 2024 |
If your family is above the EWS bracket, the Affordable Housing Policy is the usual route: flats at a rate the state fixes, allotted by draw. Our guide to TCP Haryana affordable housing explains who can apply, the rates and the draw.
EWS flats on the record
- A reply in the Haryana assembly, uploaded in November 2022, put the EWS flats built in licensed colonies across the state at 9,607, in the colonies of 11 developers, with power connections still pending.
- Outlook Money reported that more than 1,000 EWS flats in Gurugram, empty for about 15 years, are to be renovated and allotted.
- Housing Board Haryana publishes the draws for its own EWS flats on hbh.gov.in. The examples there are in Faridabad (1,496 flats in Sector 81) and Karnal.
Where to look for a draw
Draws for builder-quota EWS flats are run by the Housing for All Department, at hfa.haryana.gov.in. Housing Board draws for its own flats are on hbh.gov.in. The TCP e-draw portal is for flats under the Affordable Housing Policy, a different scheme. A computerised draw cannot be bought into, so anyone who offers you a place in one for money is running a scam.
FAQs
What is the price of an EWS flat in Gurgaon?
The Tribune reports it as ₹1.5 lakh a flat, or ₹750 per sq ft, for flats of 200 to 400 sq ft in the 15 per cent builder quota. The allotment letter for a given flat states what you pay.
Who allots EWS flats in Gurgaon?
The Housing for All Department of Haryana, by computerised draw. It took over from Housing Board Haryana, and the builders hand their EWS flats to it.
Can I buy an EWS flat for sale in Gurgaon?
Only once five years have passed since the seller took possession, and only by a registered sale deed. Before that, a sale, a GPA or a will all break the lock-in, and the allotment can be cancelled.
What happens if an EWS flat is sold within five years?
The allotment is cancelled and the penalty is 100 per cent of the sale price. A transfer by power of attorney or by will counts as a sale.
What is the income limit for an EWS flat in Haryana?
Each scheme's notice sets it, so read the notice of the draw you apply for. The EWS income limit for government jobs and admissions is a separate rule.
Was there an EWS draw of 2,709 flats in Gurgaon in March 2026?
We found no official notice or newspaper report of one. An earlier version of this page reported it, and it has been taken out.
Is an EWS flat the same as an affordable housing flat?
No. EWS flats are the builders' 15 per cent quota inside licensed colonies, allotted by the Housing for All Department. Affordable Housing Policy flats are whole projects at a state-fixed rate, allotted by draw on the TCP e-draw portal.
What happens to EWS flats nobody takes?
They can be turned into rental housing or sold by e-auction to Haryana residents.