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What Determines Property Rates in Your City State
In summary
Property rates in Gurgaon (officially Gurugram) vary across sectors, villages and property categories. Government collector rates help establish a registration valuation benchmark. They do not establish the selling price of an individual flat, plot or office.
- Gurugram district publishes final collector rates for 2026–27 in nine jurisdiction-specific schedules.
- The schedules include Gurugram, Badshahpur, Farukhnagar, Wazirabad, Sohna, Manesar, Pataudi, Kadipur and Harsaru.
- NHB reported 22.8% year-on-year growth in Gurugram's lender-assessed housing-price index for October–December 2025, not a city-wide selling-price rise.
- NHB's 50-city composite increased 7.0% year-on-year during April–June 2026; this is a national index figure.
Government collector value, seller asking price and lender-assessed value can differ.
Before buying or borrowing, verify the relevant collector-rate entry and property records. If you plan to borrow against an eligible property, check your loan against property eligibility with Bajaj Finance to understand how much you may qualify to borrow.
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What are the property rates in Gurgaon in 2026?
There is no single government-notified selling rate per square foot across Gurgaon. The district's final 2026–27 collector-rate schedules provide location- and category-specific registration benchmarks. For an accurate lookup, identify the property's revenue jurisdiction, sector or village, permitted use and applicable measurement unit.
| Official measure | What it explains | What it does not establish |
|---|---|---|
| 2026–27 collector rate | Government valuation benchmark for the matching location and category | A seller's final transaction price |
| NHB RESIDEX | Changes in residential lender-assessed values over a reporting period | An individual property's current price per square foot |
| Lender valuation | Independent property assessment for financing | An automatic or guaranteed loan amount |
Last updated: 24th October, 2026
The Gurugram district's final 2026–27 collector-rate page links to separate schedules for Gurugram, Badshahpur, Farukhnagar, Wazirabad, Sohna, Manesar, Pataudi, Kadipur and Harsaru. These are distinct administrative schedules, not nine fixed prices for all properties.
For instance, a flat marketed as located on Golf Course Extension Road may require the applicable Badshahpur or another local schedule. Do not select a schedule solely from the property's marketing address. To calculate a property's indicative value, identify its precise location, type, area measurement and applicable valuation rate.
Source: District Gurugram – Final Collector Rate Year 2026–27
How have property prices changed in Gurgaon?
The National Housing Bank (NHB) publishes NHB RESIDEX, a housing-price index using property valuations collected from banks and housing finance companies. It indicates movement across a reporting period rather than the amount a buyer will pay for a particular home.
| Housing-price indicator | Reported movement |
|---|---|
| Gurugram, lender-assessed housing-price index | +22.8% year-on-year |
| Gurugram, lender-assessed housing-price index | +4.5% quarter-on-quarter |
| 50-city composite housing-price index | +7.0% year-on-year |
| 50-city composite housing-price index | +2.7% quarter-on-quarter |
Last updated: 24th October, 2026
NHB identified Gurugram's 22.8% annual and 4.5% quarterly movements in its October–December 2025 release. The later April–June 2026 national composite figure does not represent Gurugram-specific growth. Neither statistic is a forecast or a local selling price.
NHB updated the base year of its index to FY 2024–25 from the quarter ended March 2026. Compare published growth figures and their periods rather than subtracting index readings from different bases without adjustment.
Sources: NHB RESIDEX – October–December 2025 official release; NHB RESIDEX dashboard; NHB methodology
How do property rates vary across Gurgaon localities?
Gurgaon contains established residential sectors, newer housing corridors, commercial centres and villages. The appropriate comparison depends on property type, usable area, access, registration category and physical condition. The following table identifies questions to investigate, not verified local selling rates.
| Locality or corridor | What buyers should compare |
|---|---|
| DLF Phase 1–5 | Property age, permitted use, access roads and maintenance obligations |
| Sectors 14 and 15 | Plot category, building condition, road width and proximity to services |
| Golf Course Road | Apartment specifications, maintenance charges and project approvals |
| Golf Course Extension Road | Project status, approach roads, usable area and registration jurisdiction |
| Sohna Road | Access, commercial activity, building approvals and traffic conditions |
| New Gurgaon, Sectors 81–95 | Occupancy, road completion, services and project documentation |
| Manesar | Industrial versus residential land use, permitted activities and transport links |
| Sohna | Relevant local schedule, land category, road access and proposed development |
Last updated: 24th October, 2026
Suppose two apartments have the same carpet area but different maintenance obligations and completion dates. Their quoted rates per square foot can differ for practical reasons. Compare like-for-like apartments rather than treating a sector name as a price guarantee.
What factors affect property rates in Gurgaon?
Several features influence the price a seller seeks and the amount a buyer may agree to pay. Some factors also affect property suitability or lender assessment.
| Factor | Why it matters |
|---|---|
| Revenue jurisdiction | Determines which official collector-rate schedule must be checked |
| Sector and connectivity | Influences travel convenience and access to employment and services |
| Property category | Residential plots, apartments, shops and offices are assessed differently |
| Permitted land use | Restrictions may limit the property's lawful use |
| Area basis | Carpet area, built-up area and plot area are not interchangeable |
| Road access and frontage | Can influence physical access and commercial suitability |
| Building age and condition | May change repair costs and valuation |
| Approvals and ownership records | Help establish whether the transaction is legally supportable |
| Maintenance and infrastructure | Affect overall ownership cost and practical use |
Last updated: 24th October, 2026
For example, a ground-floor retail shop and an apartment of the same floor area cannot be priced through one assumed rate. Their permissions, usage and valuation factors differ. Check a comparable property's actual category and usable area before drawing conclusions.
What are collector rates in Gurgaon?
Collector rates are government valuation benchmarks used for relevant property registration assessments in Haryana. They are sometimes called circle rates, but the district's official terminology is collector rates.
The district administration has published final schedules for FY 2026–27. Each PDF contains categories and entries for its specified jurisdiction. Rates may use square yards, square metres or another prescribed basis depending on the relevant entry.
A collector-rate entry should not be treated as a compulsory market selling price. The seller may ask for more or less, while registration and stamp-duty assessment follow applicable rules.
For a transaction, first establish the correct tehsil or sub-tehsil. Then confirm the property's village, sector, category, position and area. If a plot falls within a specially described location, applying a nearby generic row may lead to the wrong valuation.
Source: Gurugram Collector Rate Year 2026–27
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How can you check Gurgaon collector rates online?
Use the Gurugram district administration's own 2026–27 schedules instead of unverified property portals.
Follow these steps:
- Open the official final collector-rate page.
- Identify the property's revenue jurisdiction, not merely its postal or project address.
- Open the PDF for the relevant jurisdiction, such as Gurugram, Wazirabad, Badshahpur or Sohna.
- Find the relevant village, sector, colony or specified location.
- Match the correct property category, permitted use and relevant schedule conditions.
- Note the rate unit and convert the property area into that unit.
Verify special provisions and confirm the applicable valuation with the Sub-Registrar before payment.
For ownership and revenue-record checks, the district lists Haryana Jamabandi services through its e-services directory. The state has also introduced online access to digitally certified land-record copies, including jamabandi and mutation documents.
If an apartment project is subject to real estate registration requirements, review its details on the Haryana RERA Gurugram portal. A project listing does not replace title, encumbrance or independent legal verification.
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Are collector rates the same as market property prices?
Collector value and market value answer different questions. A property's eventual price depends on negotiation and its features. The lender may arrive at another assessed value when the property is offered as security.
| Value type | Meaning | Primary use |
|---|---|---|
| Collector value | Value calculated using the applicable government rate and rules | Registration-related valuation |
| Seller's asking price | Price sought by the seller | Initial comparison and negotiation |
| Agreed sale price | Consideration accepted by buyer and seller | Property transaction |
| Lender-assessed value | Value established through the lender's property assessment | Lending decision |
Last updated: 24th October, 2026
For example, a seller might ask Rs. 1.40 crore for an apartment while its registration-related value is determined separately. The seller's quote is neither proof of collector value nor a promise of the bank's valuation. Confirm the applicable stamp-duty basis with the Sub-Registrar for the actual instrument.
Source: Haryana Revenue Department – registration FAQ.
How do you calculate property value in Gurgaon?
You can calculate an indicative land value by multiplying area by the relevant rate for the same unit.
The formula is: Indicative land value = Land area × Rate per unit.
Consider Rohan, aged 37, comparing an illustrative 120 sq. yd. residential plot in Gurgaon. Assume a rate of Rs. 90,000 per sq. yd. solely to demonstrate the calculation.
120 × Rs. 90,000 = Rs. 1,08,00,000 (Rs. 1.08 crore)
| Calculation detail | Illustrative value |
|---|---|
| Plot area | 120 sq. yd. |
| Equivalent plot area | 1,080 sq. ft. |
| Assumed rate | Rs. 90,000 per sq. yd. |
| Calculation | 120 × Rs. 90,000 |
| Indicative base value | Rs. 1.08 crore |
Last updated: 24th October, 2026
Note: The assumed Rs. 90,000 rate is not an asserted notified collector rate or verified selling rate for any Gurgaon sector. An actual calculation must use the correct 2026–27 schedule, category and property details. Construction, fees and other applicable costs may need separate consideration.
How do square yards and square feet affect Gurgaon rates?
Plot areas in Gurgaon are commonly expressed in square yards, while apartment advertisements may use square feet. These are different area units; the quoted rate changes even when the total price does not.
1 square yard = 9 square feet.
For example, assume a plot is offered for Rs. 1.08 crore and has an area of 120 sq. yd.
| Measurement basis | Area | Equivalent asking rate |
|---|---|---|
| Square yard | 120 sq. yd. | Rs. 90,000 per sq. yd. |
| Square foot | 1,080 sq. ft. | Rs. 10,000 per sq. ft. |
Last updated: 24th October, 2026
Both rows represent the same total price. When comparing apartments, also check whether the seller uses carpet, built-up or super built-up area. A rate based on carpet area cannot be compared directly with a rate based on a larger super built-up area without adjusting the denominator.
How do residential and commercial rates differ?
Residential and commercial assets can have different collector-rate categories, market characteristics and valuation considerations. A property's legal permission matters more than the seller's intended label.
| Property type | Key comparison points |
|---|---|
| Residential plot | Location, plot area, frontage, access and permitted construction |
| Apartment | Carpet area, project status, maintenance, building condition and approvals |
| Independent house | Land and construction components, age, condition and title |
| Office unit | Permitted commercial use, usable area, access and occupancy arrangements |
| Retail shop | Frontage, access, activity and applicable commercial category |
| Industrial property | Permitted industrial use, infrastructure and zoning restrictions |
Last updated: 24th October, 2026
For example, a ground-floor retail unit with road frontage may attract different demand from an upper-floor office of similar area. When comparing two commercial properties, confirm their permitted use and actual measurement basis before considering the asking rates.
How can you assess whether Gurgaon property is fairly priced?
Start with comparable properties of the same category. Compare usable area, location, building condition, approvals and total acquisition cost, rather than relying on a single headline rate.
Consider three illustrative residential plots with the same asking price of Rs. 1.20 crore. Their areas and access differ.
| Plot | Area | Asking rate per sq. yd. | Key consideration |
|---|---|---|---|
| A | 100 sq. yd. | Rs. 1.20 lakh | Direct road frontage |
| B | 120 sq. yd. | Rs. 1 lakh | Restricted approach width |
| C | 150 sq. yd. | Rs. 80,000 | Additional site work required |
Last updated: 24th October, 2026
Plot C offers the lowest rate per square yard, but preparation expenses may increase its effective cost. Plot A has the highest rate, although direct road access could be relevant to a buyer's needs. Plot B needs a closer access check. These are fictional comparison figures, not actual advertised rates for any Gurgaon locality. Before making an offer, review the applicable collector-rate entry, ownership records, permitted use and likely ancillary expenses. The cheapest price per unit is not automatically the most suitable purchase.
Can Gurgaon property rates affect a loan against property?
A property's characteristics and assessed value can influence a lender's decision when it is offered as collateral. However, the collector value, asking price and owner's estimate do not automatically determine the eligible loan amount.
Bajaj Finance assesses the borrower and the property separately.
| Assessment factor | What is checked |
|---|---|
| Property ownership | Relevant title and ownership records |
| Legal status | Encumbrances and applicable restrictions |
| Property category | Whether the offered property meets lender requirements |
| Location and condition | Serviceability and technical valuation factors |
| Income and obligations | Repayment capacity after existing commitments |
| Credit profile | Credit history and other eligibility conditions |
Last updated: 24th October, 2026
Consider Neha, aged 42, who owns an eligible residential property in Gurgaon. Her monthly income is Rs. 1.60 lakh, and her CIBIL Score is 760. She estimates that her property is worth Rs. 1.50 crore, but that estimate does not determine how much Bajaj Finance may sanction. Assume she compares Rs. 40 lakh and Rs. 30 lakh borrowing scenarios at 10% per annum over 10 years.
The equated monthly instalment (EMI) formula is: EMI = P × R × (1 + R)^N ÷ [(1 + R)^N − 1]
Where:
- P = Principal loan amount
- R = Monthly interest rate
N = Total number of monthly instalments
For the Rs. 40 lakh case, P = Rs. 40,00,000, R = 10 ÷ 12 ÷ 100, and N = 120
| Loan detail | Scenario A | Scenario B |
|---|---|---|
| Borrowing amount | Rs. 40 lakh | Rs. 30 lakh |
| Illustrative annual rate | 10% p.a. | 10% p.a. |
| Tenure | 10 years | 10 years |
| Approximate EMI | Rs. 52,860 | Rs. 39,645 |
| Approximate total repayment | Rs. 63.43 lakh | Rs. 47.57 lakh |
| Approximate total interest | Rs. 23.43 lakh | Rs. 17.57 lakh |
Last updated: 24th October, 2026
Note: The interest rate and loan amounts are illustrative, not Bajaj Finance offers. Neha's property valuation, borrowing eligibility and final terms require assessment.
Reducing the loan amount by Rs. 10 lakh lowers her indicative EMI by about Rs. 13,215 per month. She should compare the repayments with living costs, existing EMIs and the amount genuinely needed.
Bajaj Finance Loan Against Property remains subject to borrower eligibility, property assessment and applicable terms. You can compare loan against property interest rates and use the loan against property EMI calculator to assess different borrowing scenarios. A property's estimated market value does not determine your eligible loan amount. Bajaj Finance also considers your income, credit profile and property assessment. Once you have reviewed the potential EMI and repayment costs, check your loan against property eligibility to find out how much you can borrow against your eligible property.
Frequently Asked Questions
Property rates and trends
Collector rates and valuation
Property financing
Are property prices increasing in Gurgaon in 2026?
NHB's official report recorded a 22.8% annual increase in Gurugram's housing-price index based on lender-assessed values during October–December 2025. The later April–June 2026 national release reported 7.0% annual growth for its 50-city composite, not a Gurgaon-only increase. These measures do not show how much every Gurgaon property costs in 2026. Buyers should compare similar properties within the relevant sector and verify the latest district collector-rate schedule before making decisions.
What is the average property rate per square foot in Gurgaon?
There is no single official market selling rate per square foot for every Gurgaon property. Government collector rates are published for specific locations, categories and measurement units. Apartment asking prices also depend on project, usable area, condition and facilities. When comparing two quotations, determine whether each rate refers to carpet area, built-up area or plot area. Check the correct 2026–27 collector-rate schedule separately; it is not a city-wide market-price list.
Which Gurgaon localities should I compare before buying?
The right localities depend on budget, commuting needs, property type and readiness for occupancy. You could examine established areas such as DLF phases and sectors around central Gurugram, alongside Golf Course Extension Road, New Gurgaon, Sohna Road or Manesar where relevant. Compare properties with similar sizes, legal uses and completion status. Confirm the correct revenue jurisdiction for the property's official collector-rate lookup because an advertised locality name may not identify the appropriate schedule.
How can I find the Gurgaon collector rate for my property?
Visit the Gurugram district website and open the Final Collector Rate Year 2026–27 page. Select the schedule matching the property's revenue jurisdiction, then locate the applicable sector, village or specified category. Check whether the rate uses square yards, square metres or another unit before calculating value. If the applicable entry is unclear, verify it with the relevant Sub-Registrar. An adjacent sector's rate should not be used as a substitute for the correct notification.
Are collector rates and market values the same in Gurgaon?
No. A collector rate is a government valuation benchmark used in registration-related assessment. A seller's asking price is a requested amount, and the final transaction consideration may differ following negotiation. A lender may assess the same property at another value for a loan against property. Check the correct collector-rate entry and the applicable stamp-duty rules for registration, but evaluate the property itself through comparable transactions, physical inspection and relevant legal documents.
Does a higher Gurgaon collector rate guarantee a larger loan?
No. A higher collector-rate benchmark does not automatically result in a larger loan against property. Bajaj Finance considers the eligible property's valuation, ownership, legal and technical status, alongside income, existing obligations and credit profile. Even a high-value property may not support the borrowing amount requested. Estimate a comfortable EMI first, then check loan eligibility. The final sanctioned amount, interest rate and other terms depend on the lender's assessment and approval process.
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