What's a fair price in Gurgaon? What 9,769 listings say, and a surprise on rents

Gurgaon is the city everyone has an opinion on. Some say it's wildly overpriced, others that it's still a buy. Both camps usually argue from headlines. We looked at the listings instead.

The Gulmohar Atlas holds 10,776 Gurgaon sale listings from October 2026. We grouped them by locality and kept only localities where the property portals broadly agree on price and there are at least 50 listings. That leaves 17 localities and 9,769 listings. This article covers what they say, and how to use them to test a price you've been quoted.

What the data covers, and what it doesn't

• Asking prices, not sale prices. These are what sellers list at. Registered sale prices are often lower.
• Area as listed. Portals quote some prices on carpet area and some on super built-up area. We don't convert them, so read the medians as a guide to each locality's level, not an exact rate.
• Mixed property types. Most Gurgaon listings in our data don't say whether they're apartments, builder floors or houses, so each locality figure mixes them.
• Gaps. We don't yet have reliable coverage for Dwarka Expressway, Golf Course Extension Road or the luxury towers on Golf Course Road. Those areas aren't in the table, and we don't quote figures for them.

What each locality asks

These are median asking prices per sq ft from the Gulmohar Atlas, October 2026.

The full table, from the same Atlas data, shows the middle half of each locality's asking range (25th to 75th percentile), not just the median:

The ranges overlap a lot. DLF Phase 3's middle half runs from about ₹10,700 to ₹22,100, wider than the gap between many localities' medians. The locality you're in narrows the range. It doesn't set your price.

The surprise: rents return less than 3%

Across these 17 localities, gross rental yield (a year's asking rent divided by the asking price) runs from 2.13% in DLF Phase 2 to 3.05% around Sohna Road and New Gurgaon. That's before maintenance, vacancy, tax and the stamp duty and registration you pay on top of the price. Rent from a Gurgaon flat covers only a small part of what it costs to own one.

That changes who a Gurgaon purchase suits:

• If you'll live in it, rent doesn't matter much. Compare the monthly cost of owning with the rent you'd otherwise pay, using our rent vs buy comparison.
• If you're buying to rent out, the return has to come mostly from the price rising, not from rent. That's a bet on the market, so size it as one.
• If you might sell within a few years, remember that buying and selling costs eat into any gain, and an asking price isn't a guaranteed sale price.

Why the same rate can mean different value

Before you compare a quote with the table, make sure you're comparing like with like.

Carpet vs super built-up area. Take an illustration: a ₹1.3 crore flat with 1,000 sq ft of carpet area and 1,300 sq ft of super built-up area.

Same flat, two very different-looking rates. In this illustration, comparing one flat's carpet rate with another's super built-up rate makes the first look 30% dearer than it is. Ask every seller which area the rate is quoted on, and convert to one basis before comparing.

Other things that move a rate within a locality: building age and condition, floor and view, unit size (smaller units often carry higher per-sq-ft rates), developer and maintenance quality, and whether it's an apartment or a builder floor. None of these follow a fixed formula, so compare against flats that match on the ones that matter to you.

How to test an actual quote

1. Put the quote on the same basis. Convert to carpet or super built-up area, whichever your comparisons use.
2. Place it in the locality's range. Below the 25th percentile, check harder for the reason. Between the 25th and 75th percentiles, it's within the normal range. Above the 75th, the seller should be able to say what justifies the premium.
3. Check it against direct comparables: listings in the same project, or projects of similar age nearby, rather than the locality as a whole.
4. Remember it's an asking price. There's usually room to negotiate, and the final registered price is what counts.

A Gulmohar evaluation does steps 2 to 4 for a specific property, and adds whether the purchase fits your finances.