Buying Property in Gurgaon — 8 Things Your Broker Won't Tell You

Gurgaon is one of India's most active property markets, which means it's also one of the most confusing ones to navigate as a buyer. Brokers are incentivised by commissions, not by your best outcome. Here's a frank look at what actually matters — and what often gets glossed over.

1. Super Built-Up Area vs Carpet Area Is a Bigger Deal Than You Think

Most Gurgaon builders quote prices on Super Built-Up Area (SBA). Your actual liveable space — the carpet area — is typically 30–35% smaller. A 1,500 sq. ft. SBA apartment might have 1,050 sq. ft. of actual carpet area. Always ask for the carpet area and calculate your effective cost per sq. ft. on that number, not the SBA.

2. RERA Registration Is Non-Negotiable

Any under-construction project must be RERA-registered. This gives you legal rights including compensation for delays, standardised agreements and a grievance mechanism. Always verify the RERA number on haryanarera.gov.in before paying any booking amount.

3. "Bank Approved" Can Mean Different Things

Some projects are approved by a bank for disbursement — meaning the bank has verified the project and will lend against it. Others are merely listed on a bank's website without formal approval. Always confirm: has the bank done a legal and technical appraisal of this specific project? Your home loan eligibility depends on it.

4. The "All-Inclusive" Price Claim Deserves Scrutiny

Booking price, PLC (Preferential Location Charges), car parking, club membership, maintenance deposit, stamp duty and registration fees can add 15–25% to the base price. Ask for the total cost of acquisition in writing before you commit.

5. Possession Timelines Are Often Optimistic

RERA-registered projects have a committed possession date with a compensation clause for delays. Always check the RERA-registered possession date, not the marketing brochure date. They are sometimes different.

6. Resale vs New Launch — The Math Is Different

New launches often have lower base prices but longer wait times (2–4 years to possession). Resale properties are immediately available but priced higher. For end-users who need immediate possession or rental income, the premium on resale is often worth it. For investors with patience, new launches with strong builders offer better appreciation upside.

7. Location Within a Corridor Matters More Than the Corridor Itself

"Dwarka Expressway" covers over 25 km of road. Properties at Sector 110 (near the highway end) have very different appreciation profiles from Sector 37C (near the city). Know the specific sector, check the circle rate and understand the infrastructure timeline for that specific stretch.

8. Your Broker's Incentive May Not Match Your Interest

Brokers typically earn higher commissions from builders who pay them more — not from the projects that are best for you. At BNY Realty, we disclose our relationship with every builder we work with and we will tell you honestly when a project is not suitable for your requirement. It's the only way to build long-term trust.