Real Insights: Locality Snapshot

DWARKA EXPRESSWAY

Index
1. Dwarka Expressway Overview
2. Current Status of Dwarka Expressway
3. Infrastructure Development
4. Master Plan Developments
5. Major Challenges
6. Real Estate Analysis
7. Project clusters
8. Conclusion

1. Dwarka Expressway Overview

Dwarka Expressway has emerged in 2007 from Gurgaon Master Plan-2021, which was proposed from Dwarka in Delhi to
Palam Vihar in Gurgaon. Later in Master Plan-2025 Dwarka Expressway was extended further till Kherki Dhaula intersecting
at NH-8. This 150m wide expressway is passing through 102 to 106 and 109 to 113 sectors of Gurgaon.
The Dwarka Expressway sectors have been essentially been coined by real estate fraternity. In this report, CommonFloor
has clearly identified sector 99-115 will come under the Dwarka Expressway region.
Dwarka Expressway has emerged as one of the most famous real estate destinations in the National Capital Region (NCR).
The project was to be completed in March 2012 but because of land acquisition issues the project was delayed.[1] [4] Dwarka
Expressway, also known as Northern Peripheral Road (NPR), which is being developed under the public private partnership
(PPP) model.[4] It passes through Dwarka expressway and New Gurgaon regions. Hence, all the sectors in this regions have
good connectivity with Delhi which also reduce traffic-flow on NH-8.
Factors which are benefitting it as future emerging real estate corridor

Dwarka Expressway would connect Dwarka with NH-8 at Kherki Dhaula and pass through Pataudi Road. The NPR
stretch has been planned as an alternate link road between Delhi and Gurgaon, and is expected to ease the traffic
situation on the Delhi-Gurgaon Expressway. The distance from Gurgaon to IGI airport would also get reduced.[6]
Another advantage is toll between Delhi and Gurgaon has been withdrawn. This would minimize the journey time
between the Millennium City and the national capital.
With increase in number of companies operating in Gurgaon and for the limited availability of mid-segment
residences in Gurgaon and Delhi, Dwarka Expressway is emerging as an attractive alternate location for
investment and/or end-use.[7]
The close proximity to Delhi Aerocity and the upcoming Diplomatic Enclave, would further boost the investor
activity and driving the prices further up in the residential asset class in this region.[7]
Dwarka Expressway extension, increased the demand for residential real estate in New Gurgaon (which has easy
access to the Expressway) to a high extent considering that many new projects were launched in the year 2013.

The Haryana Urban Development Authority (HUDA) is the authority which is spearheading the development of the project.
It had awarded the joint contract to build 18 km of Dwarka Expressway to JSR Construction Pvt Ltd and Indiabulls
Construction Limited on April 1, 2011, and had set a deadline of March 31, 2012.[4] However this got extended because of
some legal issues in land acquisition, but now these hurdles has been cleared by HUDA.[12]
2. Current Status of Dwarka Expressway
The year 2013, has been a roller-coaster ride for the Realty Sector. Considering different areas, Dwarka Expressway
managed to catch the most attention of the investors and the builders. Lately, the work on the expressway was all stuck
up due to land acquisition issues; but the end of the year 2013, brought a sense of relief for the investors of the Dwarka
Expressway with the work to resume. [10]
Construction of expressway is already in full swing from Gurgaon side, from Delhi side work is not started due to litigation
issue. There are 17 cases registered in Supreme Court for litigation, Village like Daulatabad Village, Kherki Daula, New
Palam Vihar & Barthal Comes under litigation, HUDA Government already announced to relocate resident of new Palam
Vihar village to sector 110A.[12] In sector 99 Padimini factory comes on the way of expressway, which is operational.
Currently there are four access point to Dwarka expressway:1.
2.
3.
4.

From Sector 21 Dwarka (Delhi) to Sector 111 dwarka expressway via bajghera village.
From Shankar Chowk Gurgaon to Sector 111 via New Palam Vihar Village.
From Rajiv Chowk Gurgaon to Sector 104 via Daulatabad Flyover.
From Hero Honda Chowk Gurgaon to Sector 99 via Basai Village.

There is also a controversy regarding the alignment of the expressway near New Palam Vihar. Local residents here are
demanding that the alignment of expressway should be changed so that their houses can be saved. With this demand
residents of New Palam Vihar Resident Welfare Association and Municipal Corporation of Gurgaon Councilor met the
Haryana Urban Development Authority (HUDA) Administrator. The house owners claim that changing the alignment would
save their houses. The HUDA Administrator visited the spot, along with other senior HUDA and town and country planning
officials. After checking the situation on ground, he also gave instructions to carry out a fresh survey of the site and explore
the possibility of changing alignment near New Palam Vihar in 2012. The new alignment would be planned in such a way
that very few houses are affected in the colony. [3]
To solve compensation and land acquisition related problems, HUDA announced the rehabilitation policy on September
30, 2013. As per the policy, people are being offered alternative plots in Sectors 110 A and 37C. The plots offered in the
compensation are of same size as the plot taken away from them. HUDA already got 145 acres of land in 110A and 37C
sectors for the purpose of compensation. However 15 acres will be required to resettle the petitioners. [3]

Figure 1: Actual snap shots of construction of Dwarka expressway (exclusive images by CommonFloor)

Existing develoments in Dwarka Expressway

According to CommonFloorss on-ground survey of Dwarka expressway during September-October 2013, it is found that
the road construction and other infrastructural developments has been very slow over the years and only 60% of the road
stretch has been constructed. With the help of map and pictorial representation, we have highlighted all the major
developments such as landmarks, construction status of surveyed projects and commercial sites along Dwarka
expressway in Figure 2. The connecting roads from Nazafgarh to Gurgaon through Dwarka expressway sectors
112,111,110,109 had been constructed so far.
Dwarka Expressway Map (SURVEY - 2013)
Color Coding for Expressway Map
Yellow Construction Work not started
Green Road Constructed
For Road -

Red Road under litigation

Pink- Connecting road to expressway from Delhi & Gurgaon
Orange National Highway 8
Brown Construction work going on

For Projects-

Green Construction not started

Peach Commercial Projects site only

For VillageSTP

Blue
Light Red

Figure 2: Surveyed data, developments (roads, projects etc) and landmarks superimposed on Google earth map (developed by CommonFloor using
Google Earth online tool)

Figure 3: Proposed Projects superimposed on GIS map of Dwarka expressway (blue line) area

Division of Dwarka Expressway Cluster wise: Dwarka expressway is divided in 3 clusters for better understanding.

Cluster A (Delhi Side of Expressway) Sector -110A, 111, 112, 113, 114
Cluster B (Centre of Expressway) Sector 110, 109, 106, 105, 108, 107
Cluster C (Gurgaon Side of Expressway) Sector 103, 104, 102, 102A, 101, 100, 99, 99A

3. Infrastructure Development
The real estate future of Dwarka expressway depends on the livability conditions of the region, which includes Dwarka
Expressway project and other physical and social infrastructure such as other roads, schools, hospitals, convenient
shopping etc, else there is chance of price bubble burst in future.[8] Although few projects are completed but the major
junk of real estate projects are lined up for completion.
In the initial plan at several sections, the proposed expressway had provisions for the Bus Rapid Transit (BRT) corridor to
ensure smooth flow of buses planned to be developed in March 2017, if pending litigations can be resolved.[2] But its

current status and future of the project is unknown. Similarly, 60m proposed HUDA road connects interior sectors to NH8 via Rajiv Chowk and another connecting road which will connect interior sectors, Dwarka expressway and NH-8 via Hero
Honda Chawk as shown in the Figure 2.
Expansion of Rapid Metro Rail, Gurgaon: Rapid Metro Rail Gurgaon Limited is a metro system in Gurgaon, Haryana, linked
with the Delhi Metro system's Yellow Line at Sikandarpur. Built and operated by Rapid Metro Rail Gurgaon Limited (RMGL),
the system is India's first fully privately financed metro. The first phase of the system opened in November 2013. There
are proposals for a North Extension to Gurgaon Railway Station. This line would benefit both old and new Gurgaon. The
further expansion of rapid metro will be done in a well-planned manner which will be bifurcated or developed into a
various corridors such Sohna road (to an interchange with upcoming yellow line extension to Manesar), Dwarka
expressway (to an interchange with upcoming Delhi metro line), Gurgaon-Faridabad road, Pataudi road, Farrukhnagar,
Southern Peripheral Road, Basai chowk, Sector along Dwarka expressway, Manesar etc. [5]
Proposed Sewage Treatment Plants: The existing sewerage treatment plants does not reach the demand of Gurgaon,
therefore two new sewage treatment plants are proposed at Sector 104 and Berhampur village with the capacities of 100
and 120 MLD respectively. As per the HUDA status report they are going to complete by June, 2014. [11]
4. Master Plan Developments
Dwarka Expressway was proposed in Master Plan-2021 from Dwarka in Delhi to Palam Vihar in Gurgaon. This 150m
proposed Expressway is passing through the sector of Dwarka Expressway from 102 to 106, 109 to 113 and land allotted
for SEZ adjacent to Sector 99 and 100 in Gurgaon. With this proposed development these sectors are going to connect
with other parts of Gurgaon and Delhi and in future there is a chance for developing WorkCentre's in SEZ allocated region.
As well in the Master Plan commercial belt is proposed along the Dwarks Expressway in the sectors of 105, 106, 109, 110,
110A, 111, 112 and 113 partially and 114 sector completely. Sectors 100, 101 and 107 are designated for proposed
development of public utilities. The prices in the locality has started increasing in 2007, after the Master Plan-2021 was
notified. [4] [6] [11]
The extension of Expressway from Plam Vihar to NH8 is done in Master Plan-2025. This extension boosted real estate
development in Drawrak Expressway region but majorly in New Gurgaon. [11]
In Master Plan-2031, 2200 acre of SEZ land converted to residential and commercial uses. The seven new additional sectors
are 95A, 95B, 89A, 89B, 88A, 88B in New Gurgaon and 99A in Dwarka Expressway region. In these sectors 95A, 95B and
89A are purely residential, 88A, 88B and 99A are residential with commercial stretch and 89B is allotted for Transport and
Communication. [6] [11]
5. Major Challenges
The expressway was expected to be start by March-2012, but still only 60-70% is completed based on our survey. This has
led to delayed development of projects and increasing cost of developing infrastructure. Land related disputes have
delayed the project which should be resolved on priority giving equitable benefits of development to all stakeholders.
Unless these issues are not resolved, transportation will remain major challenge for real real estate development in the
corridor. Current conditions of connecting roads are also not very good. Currently these sectors lack government schools,
public schools, hospitals and other social infrastructure such as commercial areas, shops and shopping malls etc. However
number of commercial projects are lined up once the basic infrastructure is in place.
Gurgaon as a city has seen rapid growth in terms of population and development. But infrastructure has not kept pace
with this rapid growth. The millennium city also faces many environmental issues like water, air and land pollution and
waste management. The groundwater level in Gurgaon has decreased substantially in the past few years on account of
rapid growth which has increased groundwater usage to a large extent [9]. According to a study, there is demand supply
gap of 93 MLD water [9]. There are many borewells which are not authorized by the government. Proposed new parts
along the Dwarka expressway have to meet their major water requirements from Yamuna river water through canals.

There are two existing water treatment plants which supply about 100 MLD and 120 MLD of water, which is located in
sector 100 and Budhera village along GWS canal [11]. There is a dire need to have more water treatment plants through
which GWS canal water can be treated and utilized.
Solid waste is being thrown out on open lands due to inefficiency in maintenance in many areas of Gurgaon hence there
should be proper planning regarding waste management in this new corridor. Usage of high amount of groundwater,
dumping of untreated sewage and solid waste will lead to many environmental problems, which in turn will have a
significant effect on air and water quality.
6. Real Estate Analysis
The emergence of new micro markets in Dwarka Expressway presents opportunities for both middle class and upper
middle class buyers, whose budget is in the range of Rs 3,500-7,500 per sq ft to invest in residential real estate for end use
and capital gain in Gurgaon. [6]
Currently about 28,000 units supply is available in
various stages of construction, of which nearly 35 per
cent cater to high end luxury segment and about 20
per cent cater to mid-segment category. Most of the
projects are going to be completed by 2015-16 in line
with the completion of the expressway itself. Last year
(2013) saw slight decrease of 10 per cent in number of
launches compared to 2012. As per the past market
trends, Dwarka Expressway is expected to witness
similar growth profile as witnessed by other Gurgaon
Figure 4: Property distribution in Dwarka Expressway (*Houses data consists of
locations such as Golf Course Road and Golf Course independent houses and row-houses)
Extension Road.
As per Figure 4 we can see that most of the proposed projects are offering multi-story apartments constituting about 83
per cent of the listings. Currently 9 per cent of the listings are in plots, but in future it is expected that luxury villa and
villament type of projects would take off once infrastructure will be in place.

Supply in different sectors of Dwarka expressway.

Sector 103, 104 and 102 are leading due to
construction of road in this stretch is almost
completed. Sector 109 and 112 are closer to Najafgarh
road and towards Delhi so they have also attracted
the interest of developers.
Source: Real Estate Insights by CommonFloor

Figure 5: Supply in different sectors of Dwarka Expressway

Figure 6 shows the heat map of

number of units launched along
the
Dwarka
expressway
indicating the concentration of
the projects in particular
sectors.
Source: Real Estate Insights by
CommonFloor

Figure 6: Heat map showing No. of units supply

Figure 7 shows the heat map of

the average capital value (in Rs
psft) showing which sectors
have greater market rates
currently
Source: Real Estate Insights by
CommonFloor

Figure 7: Heat map showing Weighted Avg. Prices

Figure 8 shows the project launches in a

particular year and also shows how many
number of units expected to complete in
following years out of them. For example
projects launched in 2010 are expected to
complete in 2014.
Source: Real Estate insights by
CommonFloorm

Figure 8: Project launch by year and their completion

Apartment Prices (psft)

5824

6000
4000

7358

6774

6169

5950

5000

64676885

4507

Psft Price (Rs)

Psft (Rs)

8000

Plot Prices (psft)

3165

2000
0
2 BHK

3 BHK

4 BHK

3895

4000
3000

4222

2222

2000
1000
0

Min

Avg

Max

Min

Avg

Max

Figure 9: Apartments and Plot configurations

Source: Real Estate Insights by CommonFloor

Figure 9 shows the price variation in the region for 2BHK, 3BHK and 4BHK apartments and plots. 2BHK property is available for
investment purpose in the range of Rs 3165 to 6774 psft (per square feet). Similarly psft price of 3BHK and 4BHK apartments are also
indicated.
Table 1: Weighted Average Price in Dwarka Expressway

Weighted Average Price of Apartments (psft)

Weighted Average Price of Plots (psft)

Rs. 5916
Rs. 3895
Source: Real Estate Insights by CommonFloor

Area (sq.ft.)

Area Variation (sq.ft.)

3000
2500
2000
1500
1000
500
0

2011
1428 1580

2200

2600
2400 2520

Figure 10 shows the built-up area

variation of different types of
apartments showing the trend that flats
here offered by developers are spacious,
hence people looking for spacious
apartments can look into these sectors.

1536

1000

2 BHK

3 BHK
Min

Avg

4 BHK

Source: Real Estate Insights by

CommonFloor

Max

Figure 10: Unit size variation in different type of apartments

Market Segmentation
5%
Affordable (Below 40 L)
12%
Mid Segment (Between 40 L to 70 L)

37%

Luxury (Between 70 L to 120 L)

46%

Ultra Luxury (Above 120 L)

Figure 11: Market segmentation of Properties available based on ticket size

Source: Real Estate Insights by CommonFloor

Price Trend
8000
6000
4000
2000
0
Mar-09

Mar-10

Mar-11

Mar-12

Mar-13

Mar-14

Figure 12 showing weighted average price in between

2009 and 2013 this market has seen price appreciation of
about 190 per cent from Rs 2350 a sq ft at the end of
March 2009 to Rs 6800 a sq ft at the end of March 2013
according to our data. However in past year it has reduced
to Rs 5916 a sq ft due to delay in project completion and
litigations. Though the area has been attracting a higher
premium because of speculative buying, hardly any
project has been executed yet.
Source: Real Estate Insights by CommonFloor

Figure 12: Weighted average price trend

Table 2: Circle Rates in the corridor

S.N.
1

2
3

Type of Property
Flats and Independent Floors in Multi Story Group
Housing (Licensed by developers) in Sec-68 to
113(New Sectors)
Commercial / Retail in Sec-58 to 115 (New Sectors)
including MC Area in these Sectors
Office/ IT Space in Sec-58 to 115 (New Sectors)
including MC Area in these Sectors

Rate Per Sq. feet

2400

Category
Residential

4000

Commercial

2500

Commercial
Source: Revenue Department, Haryana Government

7. Project Clusters
There are many developers who have taken lead in the corridor both in residential and commercial domain such as Emaar
MGF (Sectors 107, 102, 103, 99, 82, 84), Sobha Developers (Babupur and Bajghera), Puri Construction (village Chauma ),
BPTP (Sectors 99, 102, 104, 113), Raheja (village Pawla), Uppal Housing (Sector 99), Mahindra Lifespaces (110A) and
Bestech (Sector 81, 82, 92), Vatika (Sector 82, 83), Earth Infrastructures (Sector 112). SARE launched Green ParC Phase III
of their Crescent ParC in Sector 92.

Figure 13: Various Residential and Commercial projects under construction along the Dwarka expressway (exclusive images by CommonFloor)

Key Projects Launched in 2013-14:

Table 3: Key projects of Dwarka Expressway in 2013-14

S.
No
1

Name

Locality

House Type

BHK
Type

Unit Area
Range

Launch
Date

Possession
Date

Total
Units

Sector-109

Villas and
Row Houses

4bhk

4122
sq.ft

Jan-14

Mar-18

69

Rate
per
Sqft
11950

Sector-114

Apartments

1bhk,
2bhk

581-811
sq.ft

Aug-13

Feb-17

88

9000

Sector-109

Apartments

3bhk,
4bhk

21002925
sq.ft
23002835
sq.ft
15502352
sq.ft
14002740
sq.ft
12522611
sq.ft

Apr-14

Apr-17

366

7950

Oct-13

Feb-16

140

6850

Aug-13

Jul-18

550

6250

Jan-14

Jul-18

720

5600

Sep-13

Jul-17

852

5500

Chintels
Serenity

Sobha
Developers
Ltd.
NIMAI
Developers
Pvt Ltd
Chintels India
Ltd

Assotech Blith
Orion Towers

Assotech
Limited

Sector-99

Apartments

3bhk,
4bhk

Pareena Coban
Residences

Sector-99A

Apartments

Aakriti Vastus

Pareena
Infrastructures
Pvt Ltd
Aakriti Group

Sector-103

Apartments

Geoworks
1000 Trees

Geoworks

Sector-105

Apartments

2bhk,
3bhk,
4bhk
2bhk,
3bhk,
4bhk
2bhk,
3bhk,
4bhk

Sobha
International
City phase 3
Nimai Place

Builder Name

Source: Real Estate Insights by CommonFloor

Table 4: Key Big Projects (based on Number of Units)

Area

Builder Name

Project Status

No. of Units

Launch Year

Completion Date

Sector-104

Godrej Properties Limited

ongoing

1100

2013

2016

Sector-107

M3M India Limited

ongoing

980

2012

2015

Sector-103

Indiabulls Real Estate Ltd

ongoing

864

2012

2016

Sector-108

Experion Developers Pvt Ltd

ongoing

811

2012

2015

Sector-99

Cosmos Infra Engineering India Ltd

ongoing

800

2011

2015

Sector-102

M2K Infrastructures Pvt Ltd

ongoing

760

2012

2016

Sector-111

Kashish Developers Pvt Ltd

ongoing

732

2012

2016

Sector-106

Paras Buildtech India Pvt Ltd

ongoing

722

2012

2015

Sector-103

Aakriti Group

ongoing

720

2013

2018

Sector-104

Puri Construction Private Limited

ongoing

700
2014
2017
Source: Real Estate Insights by CommonFloor

8. Conclusions
Dwarka expressway is among the best for real estate investment, given their proximity to the international airport, the
diplomatic enclave and Dwarka if proposed infrastructure projects including the expressway itself is completed within the
short time. The area is poised for stupendous growth, with the best names in the realty industry already having launched
ultra-luxury, luxury and mid-segment projects in the area. However in case of prolonged litigations and delay prices may
fall also very rapidly.
The government should also focus on affordable housing blocks in the area as it can reduce population pressure in the
cities and would promote well-planned urban settlements. For this certain innovative policy decisions should be made to
attract investment in this region considering many industrial belts are coming up around it.

References
[1] Northern Peripheral Road, From Wikipedia, the free encyclopedia, web link:
http://en.wikipedia.org/wiki/Northern_Peripheral_Road
[2] Deevakar Anand, Tale of two cities: Development blurs the great highway divide, Hindustan Times, Gurgaon, April 09, 2012
[3] Northern Peripheral Road project: Aggrieved house owners meet HUDA chief, The Times of India, Gurgaon, May 20, 2012
[4] Dhananjay Jha, NPR misses deadline, work to finish by October now, Hindustan Times, Gurgaon, April 04, 2012
[5] Chitleen K Sethi, Haryana plans new Metro line, to invite bids from private operators, The Indian Express, Chandigarh, Fri Nov 25
2011
[6] How forthcoming Dwarka Expressway has given a boost to Gurgaons real estate market, The Economic Times, Sep 1, 2012
[7] Shveta Jain, Dwarka Expressway: Bullish over the long term, The Indian Express, Apr 06 2013
[8] Mansi Taneja , Dwarka Expressway faces risk of a real estate price bubble but developers upbeat, Business Standard, New Delhi
August 17, 2013
[9] Gurgaon Waste-Water Portrait, Centre for Social and Environment, 2012
[10] Ashish Agarwal, Dwarka Expressway projects speeds up, 2nd January 2014 on property point blog, web link:
http://propertypointt.blogspot.in/
[11] HUDA website, https://www.huda.gov.in/Pages/default.aspx
[12] Dwarka e-way clears the hurdle, The Times of India, Jan 24 2014

CommonFloor.com
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Authors
Vishal Nagula

Gaurav Gupta

Meha Singla

Research Analyst
vishal.nagula@commonfloor.com
Bangalore

Research Analyst
gaurav.gupta@commonfloor.com
Bangalore

Head Domain Research (Real Estate)

meha.s@commonfloor.com
Bangalore

---------------------------------------------------------------------------------------------------------------------------------------------------------------Disclaimer: The document above is written by the Domain Research Team at Commonfloor.com, Indias fastest growing real estate
website known for its unbiased prognosis in Real Estate sector.
The information provided in this report is based on CommonFloor data which is collected from various publicly known sources viz,
websites, documents and maps.
It should be considered as a guideline and not in absolute certainty. While care has been taken for groundwork, no responsibility is
accepted for the accuracy of whole or any part. This information is confidential and the sole property of CommonFloor.com. It should
not be reproduced in any form, in part or whole, without prior permission.