New builder floors near Dwarka Expressway ok so i’m not a writer or anything. i just moved to a builder floor near dwarka expressway like 8 months ago and people keep asking me about it on whatsapp and in person so i’m just gonna type out what actually happened instead of telling the same story 100 times.
how i even ended up here
so my wife was like we need to move. our apartment was becoming a nightmare. we have two kids, i work from home sometimes, she works from home sometimes, and like… we were just always in each others way. like literally bumping into each other in the kitchen.
we looked at stuff in like sector 56, sector 65, all the usual places. every time the agent would show us something and we’d be like “thats 1.5 crores? for THAT?” like no way.
then my cousin was like hey there’s stuff coming up near dwarka expressway. i was literally like “dwarka expressway? isnt that like completely empty? isnt that in the middle of nowhere?”
but i was desperate so we went one weekend. took like 45 minutes to get there which is why i thought he was insane for even suggesting it.
but when we got there… i dont know, something was different. like there were actual people, actual construction, actual shops opening up. not fancy shops but like… real people living there.
we looked at this one project – roots courtyard or something – and the thing is… the space was actually huge. like genuinely huge. and the price was like… i think it was 55 lakhs for a 3bhk? i actually had to like sit down because thats actually less than half of what we were looking at in sector 56.
my wife walked around and she wasnt immediately like “no this is horrible” which is what happened at every other place. so we got serious.
ok so the expressway thing
heres the thing about the dwarka expressway – and i’m not saying this cause the builder marketing told me to – i actually drove on it like a million times when we were deciding.
five years ago? yeah it was just like a dream, some road that was “coming soon” forever.
but like actually last year or whenever it actually opened… it just works? like thats the thing nobody talks about. it actually opened and its actually functional.
i timed it. from my place to my office in gurgaon? used to be like 50 minutes easy. sometimes an hour depending on traffic on delhi gurgaon road.
now its like 25 minutes? 30 minutes if theres any traffic on the expressway itself.
thats… thats actually a huge difference. like that means i get an extra like 40 minutes – 1 hour every day. thats like … 5-10 hours a week. thats insane when you add it up.
and its not like one of those things where the marketing material showed one direction and it’s different in reality. like the actual expressway is… faster. its real.
to like central delhi? maybe 30 minutes? depends where but like … its definitely doable now.
so like the location thing that i thought was insane? actually isnt insane anymore because the expressway actually works.
the actual property
ok so we bought this 3bhk builder floor. when we moved in i was like… ok its empty, its just walls and floor and kitchen.
but like theres actually space. like real space. like my older kid has his own room, my daughter has her own room, we have like an actual living area thats not connected to the bedroom, the kitchen is big enough that two people can stand in it without fighting.
compare this to the apartment we were in – like if two people were in the kitchen it was just… bumping elbows. you couldnt even open the fridge without someone moving.
here? my wife and i can both be in the kitchen making dinner and its… fine? like not cramped?
and like the bedrooms arent tiny. theyre actual bedrooms. not like “we can fit a bed and a small table and thats it” bedrooms.
the ceilings are like… normal height? not like super low like some places? so it doesnt feel claustrophobic.
the building itself is new. like literally probably 2 years old now. so theres no like… old building problems. pipes arent corroded, electrical stuff works fine, theres no dampness or cracks or any of that stuff you worry about.
the money – because that matters
ok so we paid like 55 lakhs when we bought. maybe it was 56 with everything i dont actually remember. i have documents somewhere but im not gonna check.
down payment was like 11-12 lakhs i think? my parents helped us with some of it.
the emi is like… 37-38 thousand? something like that. i dont exactly check every month but its somewhere in that range.
then maintenance is like 2500 a month i think. or maybe 3000. it went up once since we bought so im not 100% sure what it is now.
electricity we spend like 3500-4500 in summer depending. winter its like 2500-3000. thats for a decently sized floor so like not out of control.
water is like 1500-2000.
property tax i think is like 8000 a year? my wife pays that stuff i mostly just know it exists.
so like all in maybe 40-42 thousand a month for the whole thing? for a 3bhk with real space?
in the apartment we were in before, that was just the EMI. the maintenance was like 5000. electricity was more. so like it wasnt that different actually.
but we got like way more space. like significantly more space.
that matters way more than i thought it would.
sector development stuff
people ask me “is the sector actually developing or are you like in the middle of nowhere?”
honestly? its developing. like i can actually see it happening.
when we first came here there was like maybe 3-4 shops. now theres probably like… i dont know, 15-20? not fancy ones but like actual places where you can buy stuff. there’s a reasonable grocery store. theres a pharmacy. theres some small restaurants.
schools – when we looked there was one school that looked ok. now i think there’s like 3-4. my kids go to one of the newer ones. its not like a fancy private school but like… the teachers know how to teach. kids are learning. thats the goal right?
hospital – theres one that opened like maybe a year ago? for like normal stuff its totally fine. if something serious i’d probably go to a bigger hospital in gurgaon. but for normal doctor visits and stuff its here.
the roads – ok so when we first came they were like… not great? some potholes, some uneven spots. now theyre actually pretty decent. not fancy but like… they work.
traffic – its not horrible. like nowhere near gurgaon traffic. definitely manageable.
is it fully developed like sector 56? no. like obviously not. but its like… actually becoming a place. not like we’re camping in the middle of nowhere.
the apartment we were in vs here
ok so i keep comparing it to the apartment because thats what we came from and people should know the difference.
apartment – 2.5bhk, 950 sq ft, ₹72 lakhs three years ago, near sector 56.
builder floor – 3bhk, 1350 sq ft, 55 lakhs now, near dwarka expressway.
so like we got more space for less money. thats the headline.
in the apartment – water pressure was inconsistent. like some days it was fine, some days it was terrible. maintenance guys would come and then it would be fine for a week and then bad again.
here – water pressure is consistently fine. in like 8 months weve had maybe one weird day. thats it.
in the apartment – in summer electricity would be insane. like i got one bill for 6500 or something crazy. now its like consistent 4000-4500 range in summer.
in the apartment – there was always noise. neighbors above, neighbors next to us, neighbors below. like constant noise.
here – like… quiet. like theres some noise sometimes but its not constant like the apartment.
in the apartment – the kitchen was so tiny that if someone was using the stove, nobody else could be in there.
here – two people can cook at the same time. we actually do that.
in the apartment – kids homework time was a nightmare because theres noise everywhere.
here – kids can do homework without everyone yelling.
in the apartment – my wife wanted to do online classes for something and she literally had to sit in the bedroom in the dark because there was no other quiet space.
here – she has actual space. like a whole room basically.
so like… these arent small differences. these are like actual quality of life differences.
and we paid less money for it.
the builder – roots courtyard
ok so the builder is like roots or roots courtyard or something. theyre not like a massive builder. theyre like… medium sized i guess?
when we were deciding i was super paranoid about like… what if they dont finish? what if its a scam? what if the quality is terrible?
i looked up the builder. they had like… a few other projects. seemed legit. some of them were finished and people seemed fine with them.
we literally called some people who lived in their other projects and asked them about it. most of them were like “yeah its fine, no major complaints.”
so we just decided to go for it.
construction took like… i think it was supposed to be 36 months and it took maybe like 42 months? so about 6 months late. honestly for a builder in india thats like… not that bad? like my brother-in-law bought from some mega builder and they were late by like 2 years. so 6 months is fine.
quality – like when we moved in, there were a few small cracks in one room. we called the builder and they came and fixed it. no drama. they also fixed some water marks that were there. like they actually came and did the work.
since then we havent had major issues. like everything works. electricity works, water works, plumbing works.
is it like super luxury construction? no. but like… its solid. like i would use it every day and its solid. thats what matters.
the finishing is like… nice but not fancy. the tiles are ok. the paint is fine. the kitchen fixtures work. the bathroom is clean and functional.
like nobody’s going to be impressed by how fancy it is, but like its actually well done.
living here now
ok so we moved in like 8 months ago and like… i love it? which i didn’t expect.
like i thought i would miss being closer to “the action” or whatever. but like… being in a quieter area with actual space is genuinely better than being cramped in a fancy location.
my kids are happy. theyre doing well in school. they have space to play.
my wife is happy. she has her space to work and study.
im happy. i have space, quiet commute now with the expressway, and like… a reasonable house for a reasonable price.
every weekend we’re not like “ugh we need to get out of the house because theres nowhere to be” like we were in the apartment. we’re actually like… comfortable here.
theres parks nearby. nothing fancy but like actual parks where kids can play.
the neighborhood – like you see families, you see old people, you see young professionals. like actual diverse people. not like everyone is the same income bracket trying to one-up each other.
problems – because its not all good
like i shouldnt pretend everything is perfect because it isnt.
construction is still happening – like sometimes theres dust, sometimes theres noise of construction in the morning. its not constant but it happens. if youre super sensitive to that it might annoy you.
some shops still “coming soon” – like sometimes you want something and theres no place to get it. you gotta drive to a central gurgaon mall for specific stuff.
weather sometimes – last monsoon there was like some flooding in one area (not ours but nearby) so like infrastructure isnt 100% done yet.
commute still exists – like yeah the expressway is fast but its not like im 5 minutes away from work. im still commuting. so if someone wants to be super close, this isnt it.
maintenance is your responsibility – like in an apartment if something breaks you call management. here if something breaks, im calling a plumber or electrician. i’ve become friends with my plumber lol.
property tax goes up sometimes – rates changed once since we bought. it was annoying.
its still developing so there might be noise and dust sometimes – not constant but like periodic.
if the area doesnt develop like we think, prices might not go up as much – like everything is betting on this area continuing to grow. if it doesnt, then its just a normal area. but i think it will grow.
would i do it again
yeah honestly i would.
like am i rich now because i bought here early? no.
like is this guaranteed to make me money? no.
but like… im living in actual comfortable space, my kids are happy, my wife is happy, im saving money compared to what we were paying, and the commute is shorter.
those are all real benefits that are happening now, not just like theoretical future benefits.
and if the area develops like it seems like its developing, then the property will appreciate too.
but like if it didnt appreciate at all, i would still be happy here because the actual living situation is better.
thats like… the best outcome right? where the thing is good for living purposes AND good for investment purposes?
things i wish i knew
commission everything before moving in – like walk through and write down anything thats wrong. get them to fix it. dont move in and then realize things are broken.
check water pressure multiple times – not just once. check in morning, check at noon, check at night. consistency matters.
actually talk to residents – like go meet the people who already live there. ask them real questions about water, electricity, noise, construction.
drive the commute during peak hours – if you think youll be commuting, actually drive it when theres traffic.
budget for extra money – like even if youre calculating everything, budget for like 10% extra for unexpected stuff.
get good documentation – like when you register and sign and all that, make sure everything is clean and proper. dont rush it.
ok so if you want to buy here
like honestly the builder floors near dwarka expressway are actually decent right now.
the prices are way less than central gurgaon, the space is way more, the connectivity is actually real now, and the development is actually happening.
is it for everyone? no like if someone needs to be in the heart of the city or needs like ultra luxury stuff then this isnt it.
but if someone wants actual space, good connectivity, reasonable prices, and an area thats developing, then like… this is actually worth looking at.
go to rootscourtyard2.com or whatever the website is. look at the properties. actually go visit. walk around. talk to people living there. check the commute.
then like… actually do the math. like can you afford the down payment? can you afford the emi? can you stay here for like 7-8 years?
if yes to all of that then like… honestly might be worth it.
thats it. thats my actual experience of living here.
im not a real estate agent. im not trying to sell you anything. im just a person who moved here and it turned out pretty good.