Rs 1 - 2 Cr

Rs 1 to 2 crore is the first band in Gurugram where a family can buy a new three-bedroom flat in a gated project with a lift, a club and a security gate. Below it the market is affordable housing and plots; above it the flats get larger rather than different in kind. Ninety-three of the priced residential listings on this site sit in this band, and they cluster in three places: New Gurgaon, the Sohna corridor, and the builder-floor market in the older sectors. This page sets out what each one gives you, and the loan arithmetic that decides how much of this band you can actually reach.

Where Rs 1-2 crore buys what

Listings on this site in this band

• Signature Global Daxin Vistas - about Rs 1.68 crore
• ATS Triumph, Sector 104 - about Rs 1.60 crore, on Dwarka Expressway
• Experion, Sector 88A - about Rs 1.60 crore
• Ashiana Amarah Phase 2, Sector 93 - about Rs 1.57 crore
• ROF Advik, Sector 36 Sohna - about Rs 1.55 crore
• Indiabulls, Sector 88 - about Rs 1.50 crore
• Breez Polo Reserve Flora Avenue - about Rs 1.50 crore
• Arttech Residency, Sector 89A - about Rs 1.40 crore
• The Ridge Residency, Sector 25 Sohna - about Rs 1.20 crore
• DLF Garden City Floors, Sectors 91-92 - about Rs 1.20 crore
• Gurgaon International City, Manesar - about Rs 1.50 crore

The loan arithmetic, because this is the band where it binds

Most purchases here are made with a home loan, and the loan - not the brochure - sets the ceiling. Three numbers decide it.

• The down payment. Lenders fund up to 75-80 per cent of the agreement value on a flat of this size, so a Rs 1.6 crore purchase needs roughly Rs 32-40 lakh of your own money before charges. Stamp duty, registration, EDC and IDC are not funded at all.
• The EMI against income. As a working rule a bank will lend where the EMI stays inside about 45-50 per cent of net monthly income after existing obligations. On a Rs 1.2 crore loan over twenty years that EMI is a large monthly figure - work it out on the lender's own calculator before shortlisting, not after.
• The carry while it is being built. If the flat completes in three years and you are renting meanwhile, pre-EMI interest and rent run together for those three years. A ready flat at Rs 1.8 crore is frequently cheaper in cash terms than a new launch at Rs 1.6 crore.

Builder floor or tower flat

In this band the choice is real, and it splits on what the household values.

A builder floor gives you an entire floor - usually three bedrooms with no shared walls, a private entry in the better ones, and no lift queue. It costs less per square foot of usable space because there is no clubhouse to pay for. What you give up is the pool, the gym, the security gate and the maintenance organisation: on a builder floor the lift, the pump and the facade are the four owners' problem, and they must agree to spend before anything gets fixed.

A tower flat gives you the amenities, a managed maintenance contract, visitor control and a resale market that a bank understands. What you pay for it is roughly 10-15 per cent more per square foot of carpet, plus a monthly maintenance charge for as long as you own it.

What to check before booking in this band

1. Is the scheme registered, and for the phase you are buying? Township projects release phases over years, and a phase that has not been registered cannot legally be sold. The certificate names the phase.
2. What is the total, not the quoted price? Development charges, club, parking, power backup and registry regularly add 10-14 per cent to the headline figure at this end of the market.
3. How many flats complete around you in the same two years? New Gurgaon has several thousand units landing in the same window, which is good for choice and poor for early resale.
4. Where is the water coming from? In Sohna and parts of Manesar the answer is tankers until the municipal line arrives. Ask, and ask what the society currently pays for it.
5. What does the exit look like? A 1,500 sq ft three-bedroom in a completed society sells; a 1,900 sq ft unit in a half-finished township takes longer and sells at a discount.

Sohna, New Gurgaon or Manesar

These three are the real choice in this band, and they are not interchangeable. Sohna is cheapest per square foot and furthest from the office corridors; the Sohna elevated road has cut the drive materially, but the destination is still Golf Course Extension Road rather than Cyber City. New Gurgaon sits closer to the Dwarka Expressway and the industrial belt, with better retail arriving; Sector 89 shows what the money buys there. Manesar is the value end, priced for an industrial catchment rather than an office one, and it rents to a different tenant.

For a first purchase intended to be lived in for five years or more, the order that usually works is: pick the commute first, the completion date second, and the project third. The commute is the only one of the three that cannot be fixed later.

If the budget can stretch past Rs 2 crore the choice widens considerably - the same corridors, but with larger flats and better-specified towers. If it cannot, the affordable and plot market below Rs 1 crore is set out on its own page, with the draw-of-lots rules that govern it.

Ready to move against under construction, at this budget

This is the band where the difference bites hardest, because the buyer is usually paying rent while waiting. A ready flat at Rs 1.8 crore and a launch at Rs 1.55 crore look Rs 25 lakh apart. Add three years of rent at Rs 35,000 a month and three years of pre-EMI interest on the drawn portion of the loan, and the gap closes, sometimes entirely. The launch still wins when the corridor itself is repricing - Dwarka Expressway between 2021 and 2024 is the recent example - but that is a bet on the corridor, not a discount.

There is also a quieter risk in a long build at this price point: the specification. A flat sold at Rs 9,500 per square foot four years before handover is delivered in a market where costs have moved, and what gets trimmed is fittings, lift brands and landscaping rather than the price. Read the specification annexure, and ask what recourse exists if an item is substituted.

Rental yield, if the flat is an investment

Gross yields in this band run about 2.5 to 3 per cent in New Gurgaon and a little higher in Sohna and Manesar, where prices are lower and tenants are industrial rather than corporate. That is before maintenance, before the month or two a flat sits empty between tenants, and before the society's charges. The honest way to read it: a Rs 1.5 crore flat let at Rs 32,000-38,000 a month covers its maintenance and a part of the interest, not the EMI. Rental income is a support at this budget, not a plan.