Gurgaon Master Plan

Trustbanq Research Document (Copyright Document, Usage only by permission, prosecutable under IPR)

Gurgaon- What’s Hot & What’s Not?

Considering the fact that the Golf Course Extension Road is coming up as one of the most sought after locations in the NCR,  The first question that needs to be answered is Why Golf Course Extn. Road? What is so great about this location? Why should you invest in this location? Up until now the Golf Course road was considered the prime address in Gurgaon, primarily because it was one of the widest roads within Gurgaon, central to city and mostly because of the golf course being located here. Needless to say the exclusivity that a prime area deserves in an up market area of a city never existed on this road because it was developed in fragments of unplanned developments over a period of time.

This is why you see multiple usages right next to each other and no sense of planning on this road. Gurgaon has now undoubtedly and increasingly the most affluent and educated segment of people moving into the city, and the city has been starving for an entire area which could be the Upscale Neighbourhood of the town.

Golf Course Extn Road, is the only area which would fit the bill. Consider this, under the new master plan, you have 4 divisions of area wise residential developments.

1.                   Manesar suburb (Sectors 76 to 95)

2.                   Palam Vihar Suburb (sectors 99 to 113)

3.                   Sohna Road Suburb (sectors 68 to 73)

4.                   Golf Course Road Suburb (also called the Golf Course Extn. Road) (sectors 58 to 67)

If you look at the drill down of  these on the New Master Plan, you will notice :

The Manesar Suburb is too far out to become an up market area. Moreover, the developments so far are all budget homes and thus the area is likely to be occupied by middle class income group. The movement of prices upwards will also be limited.

The Palam Vihar Suburb struggles with access and thus has a promise only after the road connecting to Dwarka will come up, which may take some time, even after the road comes up, chances are that the area will not see much of up market development, as it gets disconnected from the existing affluent Gurgaon.

The Sohna Road Suburb will see the development of a mixed kind, or should we say, Premium Homes but definitely not Luxury or Up market Homes. Now lets analyse the Golf Course Extn. Road, Connectivity is superb from the existing prime area of Gurgaon.

The Golf course Road itself, The proximity is not a challenge at all. The developments announced already are all mostly up market. The largest land bank on this location remains with Ireo so most of the further developments will also be up market and luxurious. The area is the first to see development of internal sector roads, which means that the focus of the entire town is shifting to the Golf Course Extension Road which has the promise and the potential of becoming the true luxury destination of the town.

Here are a few reasons why:

The entire area on the golf course Extn. Road is like a clean slate where builders and developers would bring up a township which would be planned to the last square inch. This is in contrast to the other parts of the town including the Golf Course road which is very unplanned.

The land in these new sectors was sold at a very high premium therefore forcing the builders to offer only luxury housing. Also, the definition of Luxury has improved drastically over the last 2-3 years because of change in the real estate scenario, improvement in construction technology etc. This is evident from the fact that super luxury features like central air conditioning, 10ft high ceilings, Italian floorings, sound proof floor to ceiling windows, 5-7 Star lavish clubhouses, Golf Communities, air conditioned building lobbies with reception desks and visitor service etc are becoming Standard Feature of most of these Luxury Communities.

Huda norms in these new sectors have effectively widened the sector roads and other facilities have been improved compared to earlier sectors of Gurgaon where traffic clogging is now a regular feature because of lack of adequate planning for future traffic.

IREO, Pioneer, and Tata are a few builders on this road which have come up with housing projects and every one of them boasts of features, specifications, open areas (unconstructed areas), and other luxury lifestyle choice of amenities which were unheard of even in the most prime properties of the earlier sectors. This is partially driven by the fact that now the market is slightly consumer driven and builder are offering more “bang for your buck” to attract residents.

We believe that these insights will surely help you in making the right choice. Needless to mention that at Trustbanq it is our endeavor to help clients acquire The Right Asset @ The Right Price.