Tata La Vida, Sector 113 Gurgaon

Tata La Vida is a finished housing society of about 12 acres on Bajghera Road in Sector 113, Gurugram, beside the Dwarka Expressway. It was built by Tata Housing through Sector 113 Gatevida Developers, a joint venture with CSN Estates, launched in April 2016 and handed over from December 2022. The page this one replaces called it a new launch, named no developer and printed a launch-era price of about Rs 1.15 crore. Tata no longer sells flats here. What a buyer meets today is the resale market, at about Rs 14,000 to Rs 16,000 per sq ft.

That puts a 2 BHK near Rs 2.1 crore and a large 3 BHK near Rs 3.1 crore: close to double the old headline. The rent has not moved as far, so the gross yield sits at about 2.1 to 2.7 per cent. This is a home with a delivered Tata name on it, bought mainly for living in.

What sellers ask, divided by the area

• A 1,330 sq ft 2 BHK at Rs 2.10 crore: Rs 2,10,00,000 over 1,330 is Rs 15,790 per sq ft. A second 1,330 sq ft listing asks Rs 2.13 crore, which is Rs 16,015.
• A 1,579 sq ft 3 BHK with a servant room at Rs 2.36 crore: Rs 14,946 per sq ft. The listing itself prints about Rs 13,990, which its own two numbers do not produce.
• The 2,217 sq ft 3 BHK with a servant room, sold as 3.5 BHK, on four listings at Rs 2.98, Rs 2.99, Rs 3.11 and Rs 3.20 crore: Rs 13,440 to Rs 14,430 per sq ft.
• One 1,330 sq ft plan labelled "2 BHK (L)" asks Rs 2.82 crore, which is Rs 21,200 per sq ft. It is the outlier of the set and should be read as an opening bid, not as the market.

The portal averages agree with the arithmetic: about Rs 15,000 per sq ft on one, a median near Rs 15,000 on another. So the building's rate is about Rs 14,000 to Rs 16,000, with the smaller flats at the top of the band. That is the usual shape: a 2 BHK buyer pays more per foot because there are more of them bidding.

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

This site carried four separate resale pages for flats in Tata La Vida, each printing a band worked out from a formula rather than from any listing. They now fold into this page. Here is what each printed and what the market supports.

The formula bands were wide enough to contain the real price every time, which is the only thing they had going for them. A band of Rs 1.73 to Rs 2.46 crore tells a 2 BHK buyer nothing a sensible opening offer would not. The 2,691 sq ft plan is the one to be careful with: no owner was asking for one when this page was checked, so the Rs 3.90 crore figure is the building's rate applied to the area, not a price anyone has accepted.

The rent, and the yield it produces

A 2 BHK lets for about Rs 38,000 to Rs 48,000 a month, with Rs 42,000 a common figure. A semi-furnished 1,579 sq ft 3 BHK on the eighth floor asks Rs 43,000. The 2,217 sq ft plan asks Rs 55,000 to Rs 70,000. Across the society, rents run from about Rs 42,000 to Rs 69,000.

Divide. A 2 BHK at Rs 42,000 earns Rs 5.04 lakh a year, which is 2.4 per cent on Rs 2.10 crore. The 1,579 sq ft 3 BHK at Rs 43,000 earns Rs 5.16 lakh, 2.2 per cent on Rs 2.36 crore. The 2,217 sq ft flat at Rs 60,000 earns Rs 7.2 lakh, 2.3 per cent on Rs 3.11 crore. So the whole society yields about 2.1 to 2.7 per cent gross, before maintenance and the months a flat stands empty between tenants. A buyer who needs the rent to cover a loan will not find it here; a buyer who wants to live in a finished Tata building on the expressway can.

Six years from launch to keys

The project launched in April 2016. The payment plan carried a tentative possession date of June 2020, and the first handover came in December 2022, two and a half years late, with six of the eight towers finished and occupied. The last two towers were still waiting for their occupation certificate on the portal record, and a second Haryana registration, 114 of 2022, sits beside the original 148 of 2017. One listing speaks of partial possession running to August 2027; that could not be tied to a document, so treat it as a question for the seller rather than a fact.

For a resale buyer this matters in one way: the tower. A flat in a certified tower can be registered and moved into. A flat in a tower still without its certificate is a transfer of an allotment, and the buyer inherits whatever wait is left. Ask for the occupation certificate that covers the specific tower, not the project.

How many towers, how many homes

Tata Housing's own page gives 12 acres, eight towers of 25 storeys and 688 homes. Other listings print 674 or 650 homes, and one describes 14 towers, two of 25 floors, six of 13 and six of 11. The only number every source agrees on is the 12 acres. The mixed-height description may be counting blocks within towers, or may simply be wrong; the site plan in the sale papers settles it. None of it changes the price per sq ft, but a seller who quotes "688 flats, eight towers" is quoting the developer, and that is the version to check against the papers.

Where it sits in Sector 113

Sector 113 is the Gurugram end of the Dwarka Expressway, close to the Delhi border. The expressway's opening in 2024 is what lifted resale prices here after handover. The fairest comparisons are its neighbours: M3M Capital, also in Sector 113, trades near Rs 15,700 per sq ft, and Smartworld One DXP next door is still being built, with its first phase reselling near Rs 15,600. Hero Homes in Sector 104 sits near Rs 14,500 and ATS Triumph in Sector 104 near Rs 12,600. Tata's other Gurgaon society, Tata Primanti in Sector 72, trades higher again. The wider corridor is on the Dwarka Expressway page.

Against that set, La Vida at Rs 14,000 to Rs 16,000 is priced where a finished building should be: at or a touch under the Sector 113 towers still under construction, because a buyer pays for the certainty of keys but not for a brand-new finish.

Who this suits, and who should look elsewhere

La Vida suits a family that wants a delivered 2 or 3 BHK from a large developer on the expressway at about Rs 2.1 to Rs 3.2 crore, and a buyer working near the Delhi border or the airport. It suits a buyer who wants a certified tower now rather than a launch with a date on it. It does not suit an investor who needs the rent to pay a loan: 2.1 to 2.7 per cent gross will not. It does not suit anyone who will take a listing's own per sq ft at face value, because two of them here do not match their own figures.

Before you pay anything

1. The tower, and the occupation certificate that names it.
2. Super or carpet area, and which plan: 1,330, 1,579, 2,217 or 2,691 sq ft.
3. The arithmetic: the ask over the super area, against Rs 14,000 to Rs 16,000.
4. The title chain: the conveyance deed, or for an uncertified tower the allotment letter and Tata's transfer consent.
5. Dues: maintenance, club and utility deposits, and a no-dues letter from the society.

Frequently asked questions

What is the resale price of a flat in Tata La Vida, Sector 113?

Owners ask about Rs 14,000 to Rs 16,000 per sq ft on super area. A 1,330 sq ft 2 BHK is on offer at Rs 2.10 to Rs 2.13 crore, a 1,579 sq ft 3 BHK at Rs 2.36 crore, and the 2,217 sq ft 3 BHK with a servant room at Rs 2.98 to Rs 3.20 crore. Tata Housing no longer sells new flats here, so every purchase is a resale.

Is Tata La Vida ready to move?

Mostly. The first handover was in December 2022, against a June 2020 date on the original payment plan, and six of the eight towers are finished and lived in. Two towers were still waiting for their occupation certificate on the portal record, and a second registration from 2022 covers them. Ask which tower a flat is in before you pay a token.

What is the RERA number of Tata La Vida?

Two Haryana registrations are printed on Tata Housing's own page: 148 of 2017 for the first phase and 114 of 2022 for the second. The promoter on the registration is Sector 113 Gatevida Developers, a joint venture of Tata Housing Development Company and CSN Estates, so that is the name to expect on the allotment papers.

What rent does a flat in Tata La Vida earn?

A 2 BHK lets for about Rs 38,000 to Rs 48,000 a month, a 1,579 sq ft 3 BHK for about Rs 43,000, and the 2,217 sq ft plan for Rs 55,000 to Rs 70,000. Against the asking prices that is a gross yield of about 2.1 to 2.7 per cent before maintenance, which is typical for a finished Dwarka Expressway society.

How big are the flats in Tata La Vida?

Super areas run from about 1,276 sq ft for the smallest 2 BHK to 1,579 sq ft for the compact 3 BHK, then 2,217 sq ft for the 3 BHK with a servant room, sold on some listings as 3.5 BHK, and 2,691 sq ft for the 3 BHK with a study and utility. Ask whether a quoted size is super or carpet area before you divide.

How many towers and flats does Tata La Vida have?

Tata Housing's page gives 12 acres, eight towers of 25 storeys and 688 homes. Other listings print 674 or 650 homes, and one describes 14 towers of mixed heights. The 12 acres is the only figure every source agrees on, so take the tower and unit count from the approved site plan in the sale papers, not from a listing.

Where is Tata La Vida and what is near it?

On Bajghera Road in Sector 113, just off the Dwarka Expressway on the Gurugram side of the Delhi border. Sector 113 also holds M3M Capital and Smartworld One DXP, so resale prices there are the fairest comparison. The Dwarka Expressway, opened in 2024, is what moved rents and resale prices here after handover.