Gurugram & Faridabad Property Market: What the Official Data Says

1. What the official index says

These figures come from the National Housing Bank’s RESIDEX index, built from valuations that banks actually applied when lending — not from asking prices on listing portals.

Source: NHB RESIDEX, HPI@Assessment Prices. March 2026 quarter released 18 June 2026 (base FY 2024-25 = 100); annual figures from the December 2025 quarter, released 5 March 2026 (legacy base). residex.nhbonline.org.in

INTERPRETATIONDo not read too much into Faridabad’s 9.7% quarter. NHB singled it out as the largest sequential gain of any city in India — but it rests on 907 usable records, the thinnest sample of any NCR market. Hyderabad’s index, by comparison, sits on 12,195. One quarter from a small sample is noise until the next release confirms it.

Gurugram’s 22.8% annual rise is the more solid number, and it is the fastest of any major NCR market. It is also why the gap to Faridabad is now more than two to one.

2. The Gurugram risk nobody prices: the road that isn’t there

This is not an allegation. It is the Haryana government’s own account, in the Finance Minister’s Budget Speech of 2 March 2026.

Source: Haryana Budget Speech 2026-27, para 83, delivered 2 March 2026.

INTERPRETATIONThis is the defining structural fact about New Gurugram, and it explains something buyers notice but rarely understand: a polished, fully-serviced complex reached down a village lane. You are buying an internally complete product on an externally unfinished access network — and the funding to fix it was only resolved in the current financial year. A master-plan drawing showing a 24-metre road is not evidence that the road exists or that anyone is obliged to build it.

FACTHARERA has already declined to help on exactly this point. In Sri Krishan Yadav v GLS Infratech (decided 1 July 2025), the approved layout showed a 7-karam access road that did not exist on the ground. The Authority dismissed the buyer’s complaint because the road belonged to the local body, not the promoter, and was outside the promoter’s control.

3. Three regimes, and which one you are buying into

Sources: Haryana Urban Development Authority Act 1977; Haryana Development and Regulation of Urban Areas Act 1975; Haryana Budget Speech 2026-27. HSVP reports 44 urban estates and 600+ sectors developed.

4. The licence: the document your RERA protection hangs on

FACTEvery HARERA registration certificate carries a field reading “License no. and validity”, and a standing condition: the registration “shall be valid… subject to validity of licenses granted by DTCP and promoters shall be bound to obtain prior renewals thereof.”

INTERPRETATIONRead that carefully. Your RERA registration is derivative, not independent. If the developer’s DTCP licence lapses mid-project, the registration you relied on is undermined — while construction and collections continue. HARERA publishes a lapsed projects register with 233 entries for Gurugram alone.

Which regulator you complain to

FACTHaryana has two RERA benches, and this catches people out constantly.

Source: HARERA registers, accessed 22 August 2026. Check the registration prefix: Gurugram projects read GGM/…, Faridabad projects read HRERA-PKL-FBD-….

INTERPRETATIONGurugram has its own regulator in the same city, handling one district. A Faridabad buyer’s regulator sits in Panchkula, roughly 250 km away, handling 1,086 projects across 21 districts. That is a real difference in regulatory attention and in the practical cost of pursuing a complaint.

5. Two things that happened this month

Every possession date just moved four months

FACTBy order dated 11 August 2026, HARERA Gurugram directed that the completion timeline of every registered project whose completion, revised completion or extended completion date falls on or after 28 February 2026 “shall stand extended automatically by a period of four (4) months,” citing supply-chain disruption from the situation in West Asia, treated as force majeure on a central housing ministry advisory of 31 July 2026. No application by the promoter is required. It applies to projects registered before 31 July 2026. The Panchkula bench issued the mirror order for Faridabad on 19 August 2026.

INTERPRETATIONThis is the most decision-relevant fact on this page for anyone already holding a booking. Any delay-compensation calculation you were running is now four months out of date, and it changed by a regulator’s order rather than by anything your builder did. If you are signing in the next few weeks, assume the contractual due date is already the extended one.

Three large developers where HARERA is not currently a remedy

FACTAll complaints and execution petitions against the following have been adjourned sine die — indefinitely, with no next date:

• Vatika Limited — insolvency admitted by NCLT on 3 February 2026, moratorium declared under section 14 of the IBC.
• Raheja Developers Ltd — insolvency admitted by NCLT Delhi, moratorium declared.
• Ramprastha Promoters and Developers and group entities — following a communication from the Directorate of Enforcement, a money-laundering investigation was opened and provisional attachment orders of ₹681.54 crore and ₹1,225.28 crore were made in September 2025. Complainants have been left to approach the PMLA Special Court, Gurugram.

Sources: HARERA Gurugram orders and resolutions, accessed 22 August 2026. Vatika and Raheja appear on both benches’ lists — Faridabad-region buyers are exposed too.

FACTSeparately, five Gurugram projects sit on HARERA’s cancelled/defaulter list: one Sai Aaina Farms affordable project in Sector 68, and four Mahira Homes projects (Sectors 103, 104, 63A and 95).

6. What you will actually pay

Structure: 5% base, plus 2% within municipal limits (notification 9/33/2000-5A-1 dated 11 March 2004), less 2% remission for women — as stated by the Comptroller and Auditor General in its performance audit of Haryana stamp duty. The 2% municipal component was confirmed still live in the Budget Speech of 2 March 2026.

VERIFY THISNo official source states the joint-ownership rate. The 6% and 4% figures in common circulation could not be verified against any government document. If you are buying jointly, get the rate confirmed in writing at the sub-registrar’s counter before you budget.

Collector rates moved very unevenly this year

FACTBoth districts published final collector rates for 2026-27 — Gurugram’s sheets generated 31 March 2026, Faridabad’s finalised after a draft published 28 March 2026 with two days for objections. The sheets carry an explicit percentage-change column.

INTERPRETATIONOn a parse of the Gurugram Tehsil sheet, roughly 63% of rate rows were frozen at zero, while the rest moved in large discrete steps — 15%, 25%, 30%, 45%, 60%, 75%. There is no district-wide average worth quoting. Two neighbouring segments can diverge by 75 percentage points in a single year. Pull the row for your exact village and segment; duty is levied on the higher of your agreement value or the collector rate.

7. Infrastructure: delivered, building, or just announced

Sources: PIB releases (Mar 2024, May 2025, Aug 2025, Mar 2026, May 2026); GMRL civil tender records accessed 22 August 2026; Haryana Budget Speech 2026-27.

INTERPRETATIONGurugram’s headline road asset is genuinely delivered — the full Dwarka Expressway has been open since August 2025. Its metro is a different story. Only the southern half has a builder, and the depot — without which no line can run — failed its first tender and was still being re-tendered this month. Against a “four years from sanction” target set in June 2023, the project is materially behind. Do not pay a delivered-infrastructure premium for a station north of Sector 9.

DISCOUNT THIS ENTIRELYFNG. The Faridabad–Noida–Ghaziabad Expressway is quoted in sales pitches constantly. Neither the 2025-26 nor the 2026-27 Haryana Budget Speech mentions it, and no current government document could be found. The verified Faridabad–Noida rail plan is the Namo Bharat RRTS corridor, whose alignment was only approved in February 2026.

8. Who these markets suit — and who should walk

Gurugram suits you if

• You have physically driven the access road to the project, at rush hour, and compared it against the approved layout plan.
• You are buying in an HSVP sector or an older licensed colony where the road network was built by the State.
• You can absorb NCR’s highest entry price and hold long enough for the Sector 58–115 road acquisition to actually happen.
• You have checked the promoter against all four official negative lists and it appears on none.

Faridabad suits you if

• You want NCR at under half Gurugram’s rate with a metro that already runs, and you accept a thinner, less liquid market — 210 registered projects against Gurugram’s 1,074.
• You are buying to live in rather than to exit quickly.
• You are not relying on the Jewar link or FNG to deliver your appreciation.

Walk away if

• The project sits in Sectors 58–115 and you cannot establish who owns the access road, or the layout plan shows a road that is not on the ground.
• The developer is Vatika, Raheja or Ramprastha — HARERA is not currently an available remedy against any of them.
• You are being sold on the Gurugram Metro north of Sector 9, the Greater SPR, or FNG.
• The DTCP licence expires before your expected possession date and the promoter cannot show you a renewal.
• Anyone is charging you EDC or IDC separately, or pricing on super area — both breach standing HARERA registration conditions.

9. Before you pay a booking amount

1. Confirm which bench regulates the project — Gurugram district goes to HARERA Gurugram, Faridabad to HARERA Panchkula. Filing in the wrong forum wastes months.
2. Pull the registration certificate PDF itself, not a brochure claim, and read the “License no. and validity” field.
3. Check the licence expiry against your possession date. Your RERA registration is expressly subject to the licence staying valid.
4. Establish who actually holds the licence. It is often a group of landowners, not the developer you are dealing with.
5. Search the promoter on all four negative lists — HARERA lapsed (both benches), cancelled/defaulter, and DTCP’s rejected/withdrawn/lapsed licence register.
6. Drive the access road and confirm who owns it. HARERA will not compel a promoter to deliver a road it does not own.
7. Insist on carpet-area pricing with no separate EDC or IDC. HARERA registration condition (ix) requires sale “only on carpet area basis and not on super area basis,” with consideration inclusive of all charges.
8. Pull the collector rate for your exact village and segment, not a district figure.
9. Verify the 70% escrow account named on the registration certificate and pay only into it.
10. Recompute your possession date from the four-month extension of 11 August 2026 (Gurugram) or 19 August 2026 (Faridabad).
11. Register the conveyance promptly on possession. Haryana has made registration of allotted properties mandatory, with late registration attracting duty at the then-current collector rate — a liability that rises while you wait.

Sources and method

Price data: NHB RESIDEX (HPI@Assessment Prices), quarters ending March 2026 and December 2025. Regulatory data: HARERA Gurugram and Panchkula registers, orders and the Gurugram Annual Report 2024-25. Cost data: Comptroller and Auditor General performance audit of Haryana stamp duty, the Haryana Revenue Department, and the district collector-rate sheets for Gurugram and Faridabad. Policy and infrastructure: Haryana Budget Speeches 2025-26 and 2026-27, PIB, and GMRL tender records.

Deliberately not used: price data from property portals, which publish asking prices rather than valuations or transactions. Where a figure could not be verified against an official source — the joint-ownership stamp duty rate, FNG’s status, the statutory licence validity period — this page says so instead of filling the gap.

Last verified: 22 August 2026. This page is educational and is not property, legal, tax or investment advice. Property decisions carry financial and legal risk, and collector rates, stamp duty and scheme terms change — often mid-year. Verify every figure that affects your money with the relevant authority before acting on it. This site does not sell listings or leads, does not represent any developer, broker or property portal, and has no commercial interest in whether you buy.