Indiabulls' 13.6 Lakh Sq Ft Sector 105 Plan Puts Dwarka Expressway Prices in Focus

Indiabulls Sec 105, Gurugram Moves Into the Developer's Dwarka Expressway Pipeline

Indiabulls has put its Sector 105 joint venture, Indiabulls Sec 105, Gurugram, into its next-financial-year and future pipeline. The project is a residential scheme on Sector 105, Dwarka Expressway, Gurugram, with 2, 3 and 4 BHK apartments and penthouses listed. Its saleable area is 13.60 lakh sq ft and the estimated gross development value is ₹5,712 crore. Pricing is listed only on request, and the status is Upcoming. The project is not yet RERA registered and is not open for sale or booking until that registration is complete.

Facts as on 5 November 2026, from the developer.

The story began in the developer's Q2 FY26 business update dated 31 October 2025, which listed Sector 105 as a joint venture of 13.60 lakh sq ft in planning. A portfolio release on 27 August 2026 then described the branded-residence project as part of Indiabulls' existing Dwarka Expressway presence. The latest step came on 5 November 2026, when the Q2 FY27 pipeline placed the joint venture in the next-financial-year and future pipeline. So far, the move is about timing and intent. No launch date, booking date or price has been fixed in the filings.

What This Means for Homebuyers

For a buyer, the most useful thing about this news is that the project has moved from planning into a published pipeline. That gives the Sector 105 stretch of the Dwarka Expressway a named developer, a stated scale and a clear gross value to track. It does not give you a price to act on. Until the project is RERA registered, there is nothing to book, and any broker who offers a reservation before that point is asking you to commit to a home without a legal project record behind it.

On prices, the corridor has been moving fast. Dwarka Expressway recorded about 200% price growth over the past decade, and transaction value on the corridor rose from ₹383 crore in 2024 to ₹8,347 crore in 2025, according to a 2026 market report. Sector 105 is still at an earlier stage than the mature Gurgaon sectors, so homes here generally carry a lower entry point. That gap may narrow as infrastructure lands, but it may also stay wide if delivery slips. Our advice is to watch for the RERA registration, the price sheet and the payment plan before deciding, and to compare any offer with resale homes already built nearby.

Expert Analysis: Why the Corridor Is Drawing Developers

The Dwarka Expressway became fully operational in June 2025, and the 29-kilometre stretch has changed how people think about the southwest edge of Gurugram. The expressway gives quick access to the Delhi-Gurgaon Expressway and National Highway 48, and it links residents with Cyber City, Udyog Vihar and Golf Course Road. Developers want land that sits close to these office hubs, and Sector 105 fits that brief.

Infrastructure is following the road. The Blue Line Metro extension to the Dwarka Expressway is confirmed, with construction expected to start in 2026-27 and completion about 30 months later. A trumpet interchange estimated at ₹923 crore, serving Global City and Vision City, is under way. An 8.1-kilometre six-lane tunnel to Vasant Kunj received Cabinet Committee on Economic Affairs approval in July 2026, and service roads on both sides of the expressway were approved in March 2024. Taken together, these works signal that the corridor is being built out in stages, not in one go.

What to Expect Next

The next checkpoints are the RERA registration, the official price sheet and the launch date. Each of these will tell you whether the project is ready for sale. Watch the Blue Line metro timeline closely, since commuting value depends on it. Watch also for the trumpet interchange and the tunnel, because both will change travel times along the corridor. Once the price sheet appears, check it against the saleable area of 13.60 lakh sq ft and the 2, 3 and 4 BHK mix, and ask for the carpet area of each unit type in writing.

Related Projects and Areas Affected

• Sector 105, Dwarka Expressway: the project's own locality, where prices are early-stage and the first branded-residence supply is expected.
• Sector 104, Dwarka Expressway: the developer's own residential towers here show how the group prices and delivers in this micro-market.
• Sector 110, Gurugram: a Indiabulls residential tower completed in October 2018, useful as a delivery benchmark for the group.
• Sector 109, Gurugram: an office project by the developer that took possession in December 2019, relevant to the corridor's commercial demand.
• Dwarka Expressway corridor: the trumpet interchange and tunnel works shape travel times for every project along the road.

Comparable Projects by the Same Developer

These are the developer's other projects in and around this corridor and its Gurugram record. Prices are as of November 2026, as listed on the developer's official information.

The Sector 104 Heights project lists possession for October 2030, which is a useful reminder that even the group's nearby projects run on long timelines. Buyers comparing the two should look at the payment structure as closely as the headline price.

The Developer and the Locality

Indiabulls Limited was founded as a group on 24 July 2007, and its real estate arm was started in 2006 by Sameer Gehlaut. The company is publicly listed. Its merged entity was formed on 14 October 2025 under a scheme approved by the National Company Law Tribunal. Its current portfolio covers 13 launched, current and future projects with a total of 133.2 lakh sq ft and a gross development value of ₹27,308 crore. The group works in Gurugram, Mumbai, Kharkhoda in the NCR and Ludhiana.

In Gurugram, the developer has 60 projects on record, with 50 delivered according to an aggregator profile. Its Sector 110 tower was completed in October 2018 and its Sector 104 Juventes project in December 2019. Still, buyers should weigh the group's record honestly. One independent commentary reports delays of three to six years or more beyond original possession dates on many projects, and claims RERA complaints run into the thousands. Those claims deserve checking against the project's own RERA filing when it appears.

Sector 105 itself is an area with room to grow. Its homes are priced below the mature sectors of Gurugram, and the corridor's transaction growth points to steady demand. Rental potential is strong near the corporate hubs, and the expressway gives residents a shorter drive to the Delhi-Gurgaon Expressway and National Highway 48. Schools, hospitals and malls are a few minutes away, though the nearby names will be clearer as the neighbourhood fills out.

FAQ

Q: What is Indiabulls Sec 105, Gurugram?
It is a residential joint venture by Indiabulls on Sector 105, Dwarka Expressway, Gurugram, with a saleable area of 13.60 lakh sq ft and a gross development value of ₹5,712 crore. The status is Upcoming, and the developer's pipeline placed it in the next-financial-year and future pipeline as of November 2026.

Q: What homes are planned at Indiabulls Sec 105, Gurugram?
The developer lists 2, 3 and 4 BHK apartments along with penthouses.

Q: How close is Indiabulls Sec 105, Gurugram to the Dwarka Expressway?
The project is about 2 to 3 minutes from the Dwarka Expressway, and it is close to the Delhi-Gurgaon Expressway and National Highway 48. Commutes to Cyber City, Udyog Vihar and Golf Course Road are also part of the location case.

Q: Is Indiabulls a reliable developer for buyers in Gurugram?
The group has delivered several Gurugram projects, including its Sector 110 tower completed in October 2018 and its Sector 104 project completed in December 2019. Independent commentary also reports delays on many projects, so check each project's RERA record and possession timeline before you commit.

Full project details: Indiabulls Sec 105, Gurugram