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Under‑Construction Projects on Dwarka Expressway Gurgaon
Top 5 Under‑Construction Projects on Dwarka Expressway, Gurgaon
Dwarka Expressway in Gurgaon has become one of the most sought‑after corridors for real estate investment in NCR. With its improving connectivity, infrastructure uptick, and upcoming developments, under‑construction projects here are offering excellent upside in terms of capital appreciation. For first‑time buyers, end users, and investors, choosing the right project with a reliable developer can make a big difference.
In this article, we explore the Top 5 under‑construction residential projects on Dwarka Expressway, analysing their features, pricing, amenities, timelines, and what makes them stand out in terms of returns.
What Makes Dwarka Expressway Attractive for Under‑Construction Projects
Before diving into specific projects, it helps to understand the factors that are driving demand and ROI on this corridor:
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Connectivity improvements: The expressway links IGI Airport, Delhi border, NH‑48, and major corridors of Gurgaon. As more segments are completed, commuting time is reducing.
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Infrastructure investments: Metro extensions, utility‑upgrades (water, sewage, storm drainage), green belts, civic amenities are being planned/enhanced.
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Scarcity of good land: Large clean land parcels are limited, so newer projects get a scarcity premium.
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Early‑bird pricing advantage: Projects launched early in under‑construction phase tend to offer lower price per sq ft, flexible payment plans, pre‑launch discounts.
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Growing demand for luxury & gated gated communities: High net worth individuals, NRIs, and families prefer villas/apartments with premium amenities, open space, low density, green surroundings.
With that in mind, let’s see which projects are worth considering now.
Project #1: Godrej Meridien, Sector 106
Developer: Godrej Properties
Location: Sector 106, Dwarka Expressway, Gurgaon
Configuration: Luxury Apartments — 3 & 4 BHK units
Key Features & Amenities
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Large open & green spaces: ~86% of the layout is landscaped and open area, offering a low density environment.
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Floor plan design: 3‑side open homes, excellent ventilation & daylight.
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Clubhouse & recreation: Massive clubhouse (~66,000 sq ft), Olympic‑length swimming pool, multiple sports courts, spa, jogging tracks etc.
Investment & ROI Potential
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Being a project by a well‑known developer, with quality construction, investors tend to trust it more.
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Sector 106 is one of the sectors getting infrastructure focus, which means further appreciation is likely.
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Early buyers in such luxury apartments often get lower rates per sq ft, so there’s scope for good gains when the project nears completion.
Pros & Caveats
Pros:
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High brand value (Godrej).
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Strong amenities & lifestyle quotient.
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Good visibility & location along Dwarka Expressway.
Caveats:
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Prices are premium, so initial outlay is high.
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Under‑construction means risk of delays (common in real estate).
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Maintenance charges and other ongoing costs are usually higher in such high‑end projects.
Project #2: Sobha Altus, Sector 106
Developer: Sobha Developers
Location: Sector 106, Dwarka Expressway, Gurgaon
Configuration: Luxury apartments — 3 & 4 BHK layouts, high‑rise towers (G + 30 approx)
Price & Status
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The unit sizes: e.g. 3 BHK ~3045‑3231 sq ft, 4 BHK ~3914 sq ft;
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Studio & smaller units also available for a more accessible entry, though still premium.
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Construction is under‑development. RERA approvals in place.
Amenities & Unique Selling Points
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High amount of green & open space, premium finishes.
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Large balconies, landscaped gardens, luxury wellness & recreation zones.
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Trust of the Sobha brand in terms of build quality and finishing.
Investment Outlook
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Sector 106 is rapidly turning into a luxury hub. Projects here tend to appreciate well.
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Larger units tend to have fewer comparative competitors; luxury buyers who want spacious homes will particularly value this project.
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Rental demand likely strong among corporate population and expatriates.
Things to Consider
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Very high total cost due to large sqft & premium pricing.
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Cost of maintenance, parking, utility bills might be proportionally higher.
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Resale & liquidity for ultra‑luxury homes is often slower than for mid‑luxury units.
Project #3: Krisumi Waterfall Residences, Sector 36A
Developer: Krisumi Corporation (with some international/j‑v aspects)
Location: Sector 36A, near Dwarka Expressway / NCR area – accessible via expressway links.
Configuration: 2, 2+ study, 3, 3+ study type luxury apartments; large community layout.
Features & Amenities
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Large club house (~35,000 sq ft +), multiple recreational amenities: gym, café, spa, restaurant/lounge, theatre etc.
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Green & well landscaped surroundings.
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Designed by reputed designers (e.g. Nikken Sekkei) – good appeal for buyers concerned about architecture & design quality.
Price & Status
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Under‑construction. Some phases may have possession nearer, others later.
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Price range tends to be mid‑to‑upper luxury depending on configuration and floor.
Investment Potential
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Because project is well‑known, design quality high, appreciation expected due to both location and amenities.
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For families or residents who want well‑designed homes with premium finishing, this is attractive.
Pros & Caveats
Pros:
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Solid reputation, good architecture.
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Amenity rich.
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Diversity of unit types (2‑3 BHK etc) gives more options.
Caveats:
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Being large scale and luxury, delays or cost escalations possible.
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End user cost may be high; resale premium depends on how well developer finishes.
Project #4: Tata La Vida, Sector 113
Developer: Tata Housing (or Tata group)
Location: Sector 113, Dwarka Expressway, Gurgaon
Configuration: 2, 3 BHK apartments etc; layouts designed for families; luxury community expectations.
Highlights & Amenities
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Amenities such as courts (tennis, basketball etc.), green zones, open spaces, jogging tracks etc.
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Focus on sustainability and design quality.
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Good local infrastructure being developed around.
Price / Timeline
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Under development; parts may be ready / partially possession available in some phases.
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Pricing somewhat aggressive compared to ultra‑luxury, making it an attractive pick for those wanting value + luxury.
Investment Case
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Location in Sector 113 offers good potential since this area is being developed rapidly.
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For first‑time buyers or end users with moderate to high budgets, this gives a mix of luxury without paying premium compared to ultra high‑end sectors.
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Likely higher volume of units, thus liquidity might be better.
Things to Check
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Payment plans: under‑construction often have staged payment; check the interest or escalation clauses.
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Developer reputation: Tata is good, but verify project specific performance, approval status etc.
Project #5: Navraj The Kingstown Heights (or Navraj The Antalyas etc.), Sector 37D
Developer: Navraj Group or similar reputed builder in the Dwarka Expressway region.
Location: Sector 37D, Dwarka Expressway, Gurgaon.
Configuration: Spacious luxury 3 & 4 BHK residences. High‑amenity community layout.
Amenities & Layout
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Clubhouse, swimming pool, indoor games, community hall, jogging/cycling track etc.
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Goodyard open spaces, landscaped gardens.
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Typically design is for high‑quality finishes, modern lifestyle.
Price & Status
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Under construction. Some units may be available now, others later. Again, pricing depends on size, view, floor etc.
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Likely more affordable in per‑sqft terms compared to ultra premium zones if buyer is flexible on certain “view/facing/amenities”.
Upside & Considerations
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Smaller developer risk: sometimes smaller builders might face delays or cost escalations more than large brands.
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But cost benefit possibly better, and returns can be strong if infrastructure and connectivity improve as projected.
Comparative Analysis: Which Project Suits Which Buyer?
To help you decide, here’s a comparison based on different buyer profiles.
| Buyer Type | What They Want | Best‑Fit Project(s) |
|---|---|---|
| First‑time buyer with mid‑luxury budget | Value for money, reasonable size, good amenities, lower pricing | Tata La Vida, Krisumi Waterfall Residences |
| High net worth / Luxury Home | Premium finishes, large super‑luxury apartments, large open & green space | Godrej Meridien, Sobha Altus |
| Investment Investor (for resale/growth) | Well‑known developer, strong connectivity, faster possession, high appreciation | Godrej Meridien, Tata La Vida, Sobha Altus |
| End User looking for lifestyle | Clubhouse, wellness, recreation, open space, aesthetic / design quality | Krisumi Waterfall, Navraj Kingstown Heights, Sobha Altus |
Key Risk Factors & Due Diligence Checklist
While the upside is promising, under‑construction projects always carry risk. Here are things to check:
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Developer Reputation & Past Deliveries: Check what timelines past projects by the builder followed; check reviews and quality.
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Legal & Regulatory Approvals: RERA registration, environmental clearance, land status etc. Make sure major approvals are in place.
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Connectivity & Infrastructure Implementation Schedules: How far are roads, water, sewage, metro & expressway fully functional near your plot? Is the stretch of road fully ready or in progress?
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Payment Plan Details and Escalation Clauses: Some builders increase price over time; check how much is fixed and what is variable.
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Possession Timeline & Delay History: Expect some delays but check realistic delivery timelines.
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Amenities / Quality of Construction / Finishes: Visits to model flats, see sample apartments etc.
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Exit Possibility & Resale Potential: If you plan to sell before possession, liquidity matters. Check comparable resale rates in same sector/projects.
Average Price Trends & Forecasts for Appreciation
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Projects along Dwarka Expressway have typically seen 20‑30% growth in last 1‑2 years; once connectivity (roads, metro etc) fully improves, that rate could increase.
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Luxury projects tend to grow faster per sq ft due to lower supply and higher demand among HNI / NRI / premium homebuyers.
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Appreciation is higher for units with better orientation (facing open space, corner units), amenities, low rise vs high rise, and good views.
Tips for Getting Best Value from an Under‑Construction Project
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Book early during pre‑launch or launch phases to get better rates and payment flexibility.
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Negotiate non‑price benefits: parking, club membership, maintenance waiver etc.
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Opt for units with good orientation / view, but not necessarily top floors (which may cost more but not proportionally add as much value).
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Monitor infrastructure progress around your project (road connectivity, water supply, metro etc.) — faster delivery of these often boosts value.
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Use reputed real estate partners / channel partners (like A2P Realtech etc.) who have insight into project market and negotiation ability.
Dwarka Expressway offers some of the most promising under‑construction projects in Gurgaon for those who want a blend of luxury, lifestyle, and appreciation potential. The five projects we’ve discussed — Godrej Meridien, Sobha Altus, Krisumi Waterfall Residences, Tata La Vida, and Navraj The Kingstown Heights — each have unique strengths and fit different buyer/investor profiles.
If you are planning to invest or buy as an end user, choosing the right project, at the right time, with the right developer, is key. When these elements align, the returns (both in quality of living and in financial appreciation) can be very attractive.
FAQs
Q1. Are under‑construction projects safer or riskier than ready‑to‑move?
Answer: They carry more risk (delays, cost overruns) but also higher reward (lower entry price, room for appreciation). If you're investing with a horizon of 2‑5 years or more and pick a good developer, the risk is manageable.
Q2. What sectors on Dwarka Expressway are expected to appreciate most?
Answer: Sectors like 104, 106, 113, 37D, 36A are seeing heavy development, better connectivity, and premium projects — hence appreciation potential is high there.
Q3. How much premium do luxury / branded projects command vs regular ones?
Answer: Depending on the developer, project features and amenities, luxury branded projects often command 15‑30% higher price per sq ft. But for many buyers, the premium is justified by better construction, amenities, resale value, and prestige.
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