Indiabulls Enigma Sector 110 Gurgaon

Indiabulls Enigma is a finished society of large flats, not a new launch: towers of 4 and 5 BHK homes from about 3,350 sq ft up to about 7,500 sq ft, in Sector 110 on the Dwarka Expressway side of Gurugram, handed over from 2018. Six one-unit pages for it used to sit on this site, each labelled New Launch and each printing a band such as "Rs 4.36 Cr to Rs 6.2 Cr (est.)" for a 3,350 sq ft flat. Those bands were the area times Rs 13,000, with about 42 per cent added for the top. The page that replaced them listed five sizes and no price at all.

Read on 4 October 2026, a 4 BHK in Indiabulls Enigma asks about Rs 4.57 crore to Rs 5.46 crore on resale, and the common 3,400 sq ft plan Rs 4.75 crore to Rs 4.8 crore, about Rs 14,000 per sq ft. Most listings sit between Rs 13,970 and Rs 14,700 per sq ft. Flats in Sector 110 average about Rs 14,250, so Enigma trades at the sector's own rate. That is unusual for the landmark society in a sector, and it is the main thing a buyer should know: the flats are large, but the rate per sq ft is ordinary.

What the old pages printed, size by size

The six one-unit pages, two of which described the same 3,400 sq ft plan, fold into this one. Here are the sizes they named, what each printed, and what each size implies at the rates the building trades at now.

For once the formula's floor was close: Rs 13,000 per sq ft is about 7 per cent under where the flats trade. The ceiling was the problem. At 1.42 times the floor, every old band topped out 26 to 32 per cent above the market, so a seller reading it for a 3,400 sq ft flat could have expected Rs 6.29 crore for a flat that asks about Rs 4.8 crore. The two 3,400 sq ft pages were one plan listed twice, which is why the page that replaced them counted five units from six listings.

Indiabulls Enigma resale price, worked from the asks

• A 3,400 sq ft 4 BHK at Rs 4.75 crore: Rs 13,970 per sq ft.
• The same plan at Rs 4.8 crore: Rs 14,120. Listings for it describe four bedrooms, five bathrooms and three balconies, on floors such as the 7th of 15.
• The 4 BHK band on one portal, Rs 4.57 crore to Rs 5.46 crore, against per-sq-ft asks of Rs 13,620 to Rs 15,010.
• The society's whole band, Rs 4.5 crore to Rs 7.8 crore, where the top belongs to the largest units of about 7,350 to 7,500 sq ft.

So the working rate is Rs 14,000 to Rs 14,700 per sq ft. Every Indiabulls Enigma flat for sale today is a resale, and Rs 4.75 crore to Rs 5 crore buys the standard 4 BHK. More than 105 flats were listed for resale on one portal, a long queue for a society of a few hundred homes, and the building moved only about 1.1 per cent over the year against 2.2 per cent for the sector. A figure of Rs 1.90 crore to Rs 4.12 crore still circulates for Enigma; Rs 1.90 crore on 3,350 sq ft would be Rs 5,670 per sq ft, under half the market, and nobody is selling at it. Buyers at this budget can compare finished flats elsewhere on the Rs 4 to 5 crore page.

Indiabulls Enigma rent, and the yield it gives

The letting market is thin: about 13 flats were listed to let on one portal, eight 4 BHK and five 5 BHK. A 4 BHK averages about Rs 72,900 a month and a 5 BHK about Rs 76,000. Individual listings run from Rs 60,000 to Rs 1.35 lakh, among them a 4 BHK with five bathrooms at Rs 80,000 and a semi-furnished 5 BHK at Rs 85,000.

Divide the rent by the price. A 3,400 sq ft 4 BHK at Rs 4.75 crore let at Rs 72,900 earns Rs 8.75 lakh a year: 1.8 per cent gross. At Rs 80,000 it earns Rs 9.6 lakh, 2 per cent. A 3,880 sq ft 5 BHK at about Rs 5.43 crore let at Rs 76,000 to Rs 85,000 earns 1.7 to 1.9 per cent. Maintenance on a flat this size takes a real share of that. Enigma is bought to live in. The corridor's wider letting market is on the Dwarka Expressway rent page.

Towers, land and the Indiabulls Enigma floor plan

The sources do not agree on the size of the society, and this page prints the range rather than pick one. One portal gives 19.85 acres, seven towers of 15 floors and 472 homes. The developer's own launch copy, as a broker reproduces it, gives 15.6 acres, 410 homes and seven towers of 20 floors, designed by the architects ARCOP. The Haryana authority's order in a 2018 complaint describes the project as towers A to J. So: 410 to 472 homes, on 15.6 to 19.85 acres, in towers whose count depends on whether you read a brochure or the regulator. What every source agrees on is the flats: 4 and 5 BHK only, from about 3,350 sq ft.

The floor plan list starts with 4 BHK flats of 3,350, 3,400 and 3,450 sq ft and 5 BHK flats of 3,800 and 3,880 sq ft, and runs to about 7,350 to 7,500 sq ft for the largest units. There is no 3 BHK and no 2 BHK. That is the society's strength and its limit: very few Gurugram buildings at this rate offer 3,400 sq ft, and very few tenants want to pay for it.

Indiabulls Enigma possession date, registration and the 2018 complaint

One listing dates the launch to January 2010 and gives August 2018 for possession. The regulator's order is more precise about one tower. In complaint 858 of 2018, a buyer took the developer to the Haryana authority for not handing over by the due date: the order records that Tower D was due on 22 December 2016 and received its occupation certificate on 17 September 2018, about 21 months late. The same order cites the project's registration as 351 of 2017, dated 20 November 2017. Listings also print 346, 353 and 354 of 2017, and RERA-GRG-535, 537 and 538 of 2019, which fits towers registered one by one while they were still being finished. Ask which number covers the tower you are buying in, and check it on the authority's website.

For a flat handed over around 2018, the documents that matter now are the tower's occupation certificate, the seller's conveyance deed and a no-dues letter from the maintenance company. The Haryana RERA guide covers what the registration still protects on a resale.

Where it sits on the Dwarka Expressway

Enigma is in Sector 110. One listing gives the address as near Royal Oak International School, Sector 110, Gurgaon 122017, and the developer's launch copy put it at the junction of the 150 metre Dwarka-Manesar Expressway and a 60 metre sector road. Sector 110 averages about Rs 14,250 per sq ft and Sector 110A about Rs 14,050; the sector's mix of large societies and smaller schemes is on the Sector 110 page. The same developer's Indiabulls Centrum Park is the other name buyers search alongside Enigma, and the wider corridor is on the Dwarka Expressway page.

Indiabulls Enigma review: who it suits

This is a review of the numbers, not of resident opinion. It suits a family that wants 3,400 sq ft or more, finished, on the expressway, for about Rs 4.75 crore to Rs 5 crore, and is glad to pay the sector's ordinary rate for an unusually large flat. It suits a buyer who would rather negotiate from a queue of more than 100 listings than chase a scarce one. It does not suit an investor: 1.7 to 2 per cent gross, a building that rose about 1 per cent in a year, and a small pool of tenants for flats this size. And it does not suit anyone who needs the paperwork to be simple, because the registration numbers in circulation have to be matched to the tower.

Before you pay anything

1. Which tower, and which registration. 351 of 2017 is the number the regulator cites; confirm which number covers your tower.
2. The occupation certificate for that tower, the seller's conveyance deed and the maintenance no-dues letter.
3. The area on the deed. At Rs 14,000 per sq ft, 50 sq ft either way is Rs 7 lakh.
4. The transfer charge on a resale, in writing, and who pays it.
5. The stamp duty. In Haryana it is 7 per cent for a man, 5 per cent for a woman and 6 per cent jointly: on a Rs 4.8 crore flat, about Rs 33.6 lakh against Rs 24 lakh. The detail is on the registration charges page.

Frequently asked questions

What is the price of a flat in Indiabulls Enigma Sector 110 Gurgaon?

Read on 4 October 2026, a 4 BHK in Indiabulls Enigma asks about Rs 4.57 crore to Rs 5.46 crore on resale, and the 3,400 sq ft plan Rs 4.75 crore to Rs 4.8 crore, which is about Rs 13,970 to Rs 14,120 per sq ft. Across the listings the rate runs from about Rs 13,620 to Rs 15,010 per sq ft, with most flats between Rs 13,970 and Rs 14,700. The largest flats take the society's band to about Rs 7.8 crore.

What does a 4 BHK in Indiabulls Enigma cost, and what about a 5 BHK?

The 4 BHK flats of 3,350 to 3,450 sq ft ask about Rs 4.57 crore to Rs 5.46 crore, most of them near Rs 4.75 crore to Rs 4.8 crore for 3,400 sq ft. No 5 BHK ask could be tied to a size on the day; at Rs 14,000 to Rs 14,700 per sq ft, a 5 BHK of 3,800 to 3,880 sq ft works out to about Rs 5.32 crore to Rs 5.70 crore. Treat the 5 BHK figure as arithmetic, not an ask.

Is there a 3 BHK in Indiabulls Enigma?

No. Every plan on record is a 4 BHK or a 5 BHK, from about 3,350 sq ft up to about 7,350 to 7,500 sq ft for the largest units. A 3 BHK search on this project returns flats in neighbouring societies, not in Enigma.

What is the rent in Indiabulls Enigma?

A 4 BHK averages about Rs 72,900 a month and a 5 BHK about Rs 76,000. Individual listings run from Rs 60,000 to Rs 1.35 lakh: a 4 BHK with five bathrooms at Rs 80,000 and a semi-furnished 5 BHK at Rs 85,000. Only about 13 flats were listed to let on one portal, so a tenant has less choice here than in the larger societies nearby.

What rental yield does Indiabulls Enigma give?

About 1.7 to 2 per cent gross. A 3,400 sq ft 4 BHK bought at Rs 4.75 crore and let at Rs 72,900 earns Rs 8.75 lakh a year, 1.8 per cent; at Rs 80,000 it is 2 per cent. A 3,880 sq ft 5 BHK at about Rs 5.43 crore let at Rs 76,000 to Rs 85,000 earns 1.7 to 1.9 per cent. These are big flats bought to live in, not to let.

When was Indiabulls Enigma completed, and what is its RERA number?

One listing dates the launch to January 2010 and gives August 2018 for possession. The Haryana authority's order in complaint 858 of 2018 records that Tower D was due on 22 December 2016 and received its occupation certificate on 17 September 2018, and it cites registration 351 of 2017 dated 20 November 2017. Listings also print 346, 353 and 354 of 2017 and three 2019 numbers, so ask which one covers your tower.

Where is Indiabulls Enigma?

In Sector 110, Gurugram, on the Dwarka Expressway side of the city. One listing gives the address as near Royal Oak International School, Sector 110, Gurgaon 122017, and the developer described the site as the junction of the 150 metre Dwarka-Manesar Expressway and a 60 metre sector road.