Gurgaon's affordable housing in 2026: the ₹5,575 revision, the draw of lots, and what a DDJAY plot really is
Haryana raised the affordable-housing price cap in April 2026 for the first time since the policy was written. If you are still working off the ₹4,000 per square foot figure that most articles quote, you are reading a thirteen-year-old number.
The most-quoted number in Haryana affordable housing was superseded four months ago.
The Affordable Housing Policy of 2013 fixed an allotment rate of ₹4,000 per square foot of carpet area for Gurgaon. That figure has been reproduced in property articles ever since, long past the point where it described anything real.
Following a Cabinet decision of 24 March 2026, the Town and Country Planning Department revised the rates by a memo dated 8 April 2026. For Gurugram the allotment rate is now ₹5,575 per square foot of carpet area.
Revised affordable-housing allotment rates
Per square foot of carpet area, as revised with effect from the memo of 8 April 2026.
| Zone | Rate per sq ft carpet |
|---|---|
| Gurugram | ₹5,575 |
| Faridabad and Sohna | ₹5,450 |
| Other high and medium potential zones | ₹5,050 |
| Low potential zone | ₹4,250 |
Balcony recovery is separately permitted at ₹1,300 per sq ft, capped at 100 sq ft and ₹1.3 lakh per flat.
If you already have an allotment in an unallotted licence
The revision applies to licences where allotments are yet to be made, and the differential is demandable. The memo provides that applicants may withdraw with a full refund rather than pay the revised rate. If you are mid-process on a project that has not yet allotted, that choice is yours to make deliberately.
How the scheme actually works
Flat sizes are capped
Carpet area must fall between 28 and 60 square metres. Cantilevered balconies with a minimum five-foot clear projection, unsupported on three sides, do not count towards carpet area and are free of FAR — which is why balcony recovery is charged separately.
Allotment is by draw of lots
Where applications exceed flats, allotment is by a draw conducted under a committee, on a date fixed by the Senior Town Planner, advertised twice in national English dailies and two regional papers.
Not owning a flat is a preference, not a bar
This is the most commonly misstated part of the policy. Applicants who, with their spouse and dependent children, do not own a flat or plot in the relevant urban areas are given FIRST PREFERENCE. It is not an absolute disqualification. The relevant area covers Haryana's urban areas, the Union Territory of Chandigarh and the National Capital Territory of Delhi.
The licensee gets a slice
Up to 5% of flats may be allotted preferentially to the licensee's employees, associates and relatives. Worth knowing before you read too much into the odds.
The lock-in is tied to possession, not to the conveyance deed
Transfer or sale of an affordable-housing flat is prohibited up to one year after getting possession, with a penalty of 200% of the selling price. Articles frequently describe this as running from the conveyance deed. It does not — the trigger is possession.
Separately, the coloniser must complete the project within four years from commencement, and licences are not renewed beyond that. There is an incentive at the other end too: a waiver of the last EDC instalment where the project is completed within three and a half years.
Affordable housing is not outside RERA
A persistent misconception is that affordable projects sit outside the regulator. They do not. The registration exemption under section 3(2) of RERA applies only to land up to 500 square metres or up to eight apartments, and affordable-housing projects are far larger than both. They are registered projects, and every right in our builder-buyer agreement guide applies to them.
DDJAY plots are a different product entirely
The Deen Dayal Jan Awas Yojana, notified in 2016, is a plotted-colony policy rather than a flats policy, and it gets conflated with affordable housing constantly. The parameters: a minimum colony size of five acres, a maximum plot size of 150 square metres, up to 65% of the licensed area under residential and commercial use, commercial capped at 4%, a floor area ratio of 2.00, density between 240 and 400 persons per acre, and 10% of the land transferred free to the Government. Independent floor registration and stilt parking are permitted.
One widely repeated parameter is out of date. The original policy capped colonies at 15 acres; that upper limit was removed by an amendment dated 14 July 2020, subject to a limit on net planned area per sector. Any article still describing DDJAY as a 'five to fifteen acre' scheme is quoting the pre-2020 position. Further amendments followed in 2022 and 2023 that we have not read in full, so treat detailed floor-level claims with care.
Do not assume stilt-plus-four is freely available on a DDJAY plot
We could not verify to a primary policy document that DDJAY plots carry a blanket stilt-plus-four entitlement, and it is reported that the Town and Country Planning Department placed a hold on fresh stilt-plus-four approvals on 21 July 2026.
If a seller's pitch depends on building four floors, ask to see the specific sanction for that plot rather than a policy summary. Our separate guide covers the stilt-plus-four position in Gurgaon in more detail.
PMAY-U 2.0, if you are asking about subsidy
It is open
Pradhan Mantri Awas Yojana-Urban 2.0 was approved in August 2024 and launched in September 2024, with four verticals including an Interest Subsidy Scheme. The old CLSS is closed; do not rely on articles describing it as live.
The eligibility ceilings are the binding constraint
Household income up to ₹9 lakh, loan up to ₹25 lakh, and house value up to ₹35 lakh. In Gurgaon, the ₹35 lakh house-value ceiling is what rules most buyers out, not the income test.
The subsidy is smaller than people expect
4% on the first ₹8 lakh of the loan, over a tenure of up to 12 years, with a maximum release of ₹1.80 lakh in five yearly instalments and a five-year lock-in. Some sites still quote a 20-year tenure; the operational guidelines say 12.
The verdict we are not going to give you
The question everybody actually wants answered is whether affordable-housing flats or DDJAY plots hold their value better than mainstream Gurgaon stock. We looked for a defensible answer and did not find one — there is no research-house series tracking resale or liquidity for either segment that we would be willing to put our name to.
So we will say what we can defend instead. The price cap is now ₹5,575 per square foot of carpet area in Gurugram. The lock-in runs one year from possession. The project must be delivered in four years. The regulator covers it. Those are facts you can plan around. An appreciation percentage is not, and inventing one would be worth less to you than the admission.
Before applying under either policy
- Confirm whether the licence has already made allotments, and therefore which rate applies to you
- Check the HARERA registration and the declared completion date against the four-year rule
- Read the balcony recovery separately — it is charged outside the headline rate
- For DDJAY, ask for the plot's specific sanction rather than a policy summary
- For PMAY-U 2.0, test the ₹35 lakh house-value ceiling before anything else
- Plan for the one-year post-possession transfer restriction in your own timeline
Sources & citations›
- Town and Country Planning Department, Haryana — memo PF-27-Vol-III/2026/11396 dated 8 April 2026, pursuant to the Cabinet decision of 24 March 2026, revising allotment rates under the Affordable Housing Policy, 2013: Gurugram ₹5,575, Faridabad and Sohna ₹5,450, other high and medium potential ₹5,050, low potential ₹4,250 per sq ft of carpet area; balcony recovery ₹1,300 per sq ft capped at 100 sq ft and ₹1.3 lakh per flat; applicable to licences yet to make allotments, with the option to withdraw and take a full refund.
- Affordable Housing Policy, 2013 (Haryana) — carpet area 28 to 60 square metres; cantilevered balconies excluded from carpet area and free of FAR; draw of lots and advertisement requirements; clause 5(ii)(a) first preference for applicants not owning a flat or plot in Haryana urban areas, UT Chandigarh or NCT Delhi; up to 5% preferential allotment to the licensee's employees, associates and relatives; completion within four years of commencement; transfer prohibited up to one year after possession with a penalty of 200% of the selling price; waiver of the last EDC instalment on completion within three and a half years.
- Deen Dayal Jan Awas Yojana, notified 2016 — minimum five acres, maximum plot size 150 square metres, up to 65% of licensed area under residential and commercial, commercial capped at 4%, FAR 2.00, density 240 to 400 persons per acre, 10% of land free to Government. Fifteen-acre upper limit removed by amendment dated 14 July 2020.
- Real Estate (Regulation and Development) Act, 2016 — section 3(2) registration exemption limited to land up to 500 square metres or up to eight apartments.
- Pradhan Mantri Awas Yojana-Urban 2.0 Operational Guidelines — Interest Subsidy Scheme: income up to ₹9 lakh, loan up to ₹25 lakh, house value up to ₹35 lakh, 4% subsidy on the first ₹8 lakh, tenure up to 12 years, maximum release ₹1.80 lakh over five yearly instalments, five-year lock-in.
- Reported hold on fresh stilt-plus-four approvals by the Town and Country Planning Department, 21 July 2026, per The Tribune.
- Not stated here: any resale, appreciation or liquidity figure for affordable-housing flats or DDJAY plots, and any blanket stilt-plus-four entitlement for DDJAY plots. Neither could be verified to a source we would stand behind. The contents of the 2022 and 2023 DDJAY amendments were not read in full.
Reading is the easy part. Trusting a listing is the hard part.
Every home on villow is verified before you see it — title, RERA, true carpet area, the all-in price — and your number is never sold to a wall of brokers.
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