Puri Diplomatic Residences, Sector 111 Gurgaon

Puri Diplomatic Residences is a high-rise housing project by Puri Constructions on about 5.4 acres in Sector 111, on the Dwarka Expressway, Gurugram: six towers of ground plus 32 floors and 692 flats in 3 and 4 BHK plans with studies and servant rooms. It launched in February 2024 under HRERA registration GGM/787/519/2024/14 and is being built. The row this page replaces called it a new launch and printed a band of about Rs 4.5 to Rs 6.4 crore marked as an estimate. Listings now start at about Rs 3.95 crore for the 2,282 sq ft 3 BHK and run to about Rs 8.7 crore, and transfers trade at about Rs 18,600 to Rs 19,100 per sq ft.

It is a flat that will not exist until 2028 at the earliest, and the registration allows until 2031. Buyers pay today's price for that wait.

What the market asks, divided by the area

• From Rs 3.95 to Rs 3.99 crore for the 2,282 sq ft 3 BHK with a study: Rs 3,95,00,000 over 2,282 is Rs 17,309 per sq ft, and Rs 3.99 crore is Rs 17,485. That is the floor.
• A range of Rs 4.68 to Rs 8.7 crore on one portal: Rs 20,508 per sq ft at the bottom on the smallest plan and about Rs 25,036 at the top on the 3,475 sq ft plan.
• A transfer of a 2,282 sq ft 3 BHK at Rs 5.13 crore: Rs 22,480 per sq ft.
• A transfer of a 3,475 sq ft 4 BHK on the 20th floor at Rs 6.51 crore, listed in November 2025: Rs 18,734 per sq ft.

Portal medians are Rs 18,600 and Rs 19,100 per sq ft, and brokers quote Rs 18,500 to Rs 19,450. About 59 transfers were listed at Rs 3.5 to Rs 6.7 crore. So the working band is about Rs 17,300 at the developer's floor to Rs 19,100 for a typical transfer, with individual asks well above it. A transfer at Rs 22,480 is asking a large premium over the developer's own Rs 17,300 floor; compare the two before paying it.

The two one-unit pages that now fold into this one

This site carried two separate resale pages for 3 BHK flats here, each with a band worked out from a formula. Both bands topped out below the market. They now fold into this page.

The bands ran from about Rs 13,000 to Rs 18,500 per sq ft. The bottom was under anything the developer has charged, and even the top sat below the median. For a 2,282 sq ft 3 BHK, expect about Rs 3.95 to Rs 4.4 crore, and more for a high floor or a premium tower.

Which date: 2028 or 2031

Portals and brokers give possession as December 2028. The registration is cited with a completion date of 1 December 2031, and one source gives tower-by-tower dates from December 2028 to March 2032. The developer publishes construction updates on its own site. The difference between 2028 and 2031 is three years of instalments, rent paid elsewhere and risk. Ask which tower the flat is in, and put that tower's date, not the brochure's, in the agreement.

Sizes: super area and carpet area

On super area, the plans are a 3 BHK with a study of about 2,282 to 2,440 sq ft, a 3.5 BHK of about 2,600 to 2,800 sq ft, a 3.5 BHK with a study and servant room of about 2,800 to 3,100 sq ft, and a 4.5 BHK of about 3,380 to 3,475 sq ft. Several broker pages print 1,324 to 1,981 sq ft. Those are carpet areas. A price divided by a carpet area looks a third higher per sq ft than the same price on super area, which is how two honest quotes can seem to disagree.

What it would earn

Nothing until it is finished. One portal's automatic estimate puts rent at Rs 2.94 lakh a month on the Rs 5.13 crore flat, which would be about 7 per cent. No finished tower on the Dwarka Expressway earns that: Tata La Vida in Sector 113 yields about 2.1 to 2.7 per cent on its asks. Buy this to live in, or as a bet on the corridor's prices; the rent will not carry a loan.

Where it sits on the Dwarka Expressway

Sector 111 is at the Delhi end of the expressway. Its nearest comparisons are M3M Crown in Sector 111, where transfers trade near Rs 16,400 per sq ft, M3M Capital in Sector 113, finished, near Rs 15,700, and Smartworld One DXP in Sector 113 near Rs 15,600. Puri Diplomatic Residences at Rs 17,300 to Rs 19,100 is the dearest of the set, and a buyer is paying for larger plans and the Puri name, three to five years ahead of the keys. The corridor is on the Dwarka Expressway page.

Who this suits, and who should look elsewhere

It suits a buyer who wants a large new 3 or 4 BHK at the Delhi end of the Dwarka Expressway, can wait until 2028 or later, and holds the developer to the tower's registered date. It does not suit a buyer who needs a home soon, an investor after rent, or a buyer who pays a transfer premium without checking the developer's current price.

Before you pay anything

1. The tower, and its registered completion date: 2028, 2031 or later.
2. Super or carpet area on every quote.
3. The developer's current price, against any transfer asking more.
4. The all-in cost: GST, location premium, parking and deposits.
5. For a transfer: the allotment letter, payments made and Puri's transfer consent.

Frequently asked questions

What is the price of Puri Diplomatic Residences?

Listings start at about Rs 3.95 to Rs 3.99 crore for the 2,282 sq ft 3 BHK with a study, about Rs 17,300 to Rs 17,500 per sq ft, and run to about Rs 8.7 crore for the largest plans. Transfers ask more: Rs 5.13 crore for a 2,282 sq ft 3 BHK and Rs 6.51 crore for a 3,475 sq ft 4 BHK, with portal medians of Rs 18,600 to Rs 19,100 per sq ft.

What is the possession date of Puri Diplomatic Residences?

Two dates circulate. Portals and brokers give December 2028. The registration is cited with a completion date of 1 December 2031, and one source gives tower-by-tower dates from December 2028 to March 2032. Put the tower's date in writing in the agreement, and treat 2028 as the developer's target, not a promise.

What is the RERA number of Puri Diplomatic Residences?

RC/REP/HARERA/GGM/787/519/2024/14, dated 19 February 2024. Puri Constructions publishes the certificate on its own site. Check the registered completion date on it against the date your broker quotes.

What sizes are the flats in Puri Diplomatic Residences?

On super area: 3 BHK with a study of about 2,282 to 2,440 sq ft, 3.5 BHK of about 2,600 to 2,800 sq ft, 3.5 BHK with a study and servant room of about 2,800 to 3,100 sq ft, and 4.5 BHK of about 3,380 to 3,475 sq ft. Some broker pages print 1,324 to 1,981 sq ft, which are carpet areas; do not compare the two.

Can I buy a resale flat in Puri Diplomatic Residences?

Yes, as a transfer of an allotment: about 59 such listings asked Rs 3.5 to Rs 6.7 crore. A 2,282 sq ft 3 BHK asks Rs 5.13 crore, about Rs 22,480 per sq ft, well above the developer's floor, and a 3,475 sq ft 4 BHK Rs 6.51 crore, about Rs 18,730. Compare every transfer with the developer's current price before paying a premium.

How big is Puri Diplomatic Residences?

Six towers of ground plus 32 floors on about 5.4 acres, on Puri Constructions' figure, with 692 flats on two portals. Other sources print 5, 6 and even 9 acres, and 600 flats. The developer's 5.4 acres and the registration are the figures to rely on.

What rent will a flat in Puri Diplomatic Residences earn?

None until it is finished. One portal's automatic estimate of Rs 2.94 lakh a month on a Rs 5.13 crore flat would imply about 7 per cent, which no finished Dwarka Expressway tower comes near; finished towers nearby yield about 2 to 3 per cent. Buy it to live in or for capital growth, not for rent.