Indiabulls Sec 105, Gurugram

Indiabulls Sec 105, Gurugram is an upcoming residential project by Indiabulls on Sector 105 along the Dwarka Expressway in Gurugram, Haryana. The developer lists 2 BHK, 3 BHK and 4 BHK apartments along with penthouses, and pricing is on request. The project is at the planning stage and is not yet RERA registered, so it is not open for sale or booking until registration.

Facts as on 5 November 2026, from the developer.

About Indiabulls Sec 105, Gurugram

This is a joint venture project spread across a saleable area of 13.60 lakh sq ft, with an estimated gross development value of ₹5,712 crore. It is positioned as a Sector 105 branded residence, aimed at buyers who want a larger home inside a fast-changing corridor rather than a townhouse in an older sector. Sector 105 is still developing, and the project's identity is tied closely to the expressway that now defines the area's growth.

Key Highlights

• Saleable area of 13.60 lakh sq ft, under a joint venture structure.
• Estimated gross development value of ₹5,712 crore, as filed in the developer's business update.
• Configurations of 2 BHK, 3 BHK and 4 BHK apartments, plus penthouses.
• Dwarka Expressway frontage, reached within 2 to 3 minutes.
• Amenities include a swimming pool, gymnasium, jogging track, skating rink, kids play area and lawn terraces.
• Green features such as rainwater harvesting, waste management systems and energy-efficient lighting.
• Pricing is on request, and the project is not yet RERA registered.

Location Advantages

Sector 105 sits on the Dwarka Expressway, the corridor that has changed the travel map of southwest Gurugram over the last few years. The developer lists the expressway as just 2 to 3 minutes away, and the Delhi-Gurugram Expressway and National Highway 48 are nearby. Delhi and the IGI Airport are reachable through this network, which matters for anyone who travels often on work.

For daily commutes, the developer points to Cyber City, Udyog Vihar and Golf Course Road as the main office hubs. Those are the places most buyers in this corridor will be driving to, so the value of the location depends on how smoothly the roads run at peak hours. The honest picture is that road-based commuting is the main option today, and the metro is still in the proposal stage for this stretch. Construction activity across the corridor also means dust and diversions are a fact of life for the next few years.

Location Map — available on request

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What's Nearby: Schools, Hospitals, Malls

The developer describes schools, hospitals and malls as just a few minutes away, but it does not name them, so we have not listed names here. The table below covers the connectivity points and landmarks that are on record.

Amenities

Fitness and sports: gymnasium, swimming pool, jogging track, skating rink and multipurpose lawn.

Family and kids: kids play area and lawn terraces.

Parking: surface car park with turf cells.

Green living: landscaped gardens, rainwater harvesting, waste management systems and energy-efficient lighting.

Security: 24/7 security is listed among the premium features.

Upcoming Infrastructure

• Blue Line Metro extension to Dwarka Expressway: confirmed, with work expected to begin in 2026-27 and completion roughly 30 months later. This would be the most important change for daily commuting from this sector.
• Dwarka Expressway trumpet interchange: estimated at ₹923 crore and under way, serving Global City and Vision City. It should ease traffic at key junctions once finished.
• Upper Dwarka and SPR elevated corridor: in planning, and expected to benefit Sectors 102 to 106, including this one.
• 8.1-km six-lane NH-148AE tunnel to Vasant Kunj: approved by the Cabinet Committee on Economic Affairs in July 2026, linking the corridor more directly toward south Delhi.
• Bijwasan railway station: upcoming, and expected to add a rail option to the area's connectivity.

Price and Configuration

The developer lists pricing on request, so there is no published price band or per square foot rate for this project yet. Buyers should ask the developer directly for the figures and a written cost sheet before comparing it with other options. The configurations on record are 2 BHK, 3 BHK and 4 BHK apartments, along with penthouses.

For a sense of the developer's pricing elsewhere in the same stretch of Gurugram, its Indiabulls Estate and Club project in Sector 104 lists starting prices of about ₹3.6 crore for a 3 BHK and ₹5.2 crore for a 4 BHK. Its Indiabulls Heights project in the same sector starts from ₹1.95 crore for a 2 BHK and ₹3.19 crore for a 3 BHK. These are the developer's other projects, and they give a reference point for what a family-sized home in this part of the corridor has cost recently.

Master / Floor Plan — available on request

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Investment Analysis

• Dwarka Expressway recorded about 200% price growth over a decade, which is one of the strongest multi-year runs in the NCR periphery.
• Transaction value on the corridor rose from ₹383 crore in 2024 to ₹8,347 crore in 2025, according to an April 2026 India Sotheby's and CRE Matrix report. That shows demand has moved from talk to actual deals.
• The 29-km expressway became fully operational in June 2025, and 27 metro stations are proposed along the corridor. Both points support long-term resale demand.
• Sector 105 is still in a developing phase, with prices early-stage compared with mature Gurugram sectors. That gap is the main reason buyers look here, but it also means the area's resale track record is short.
• Proximity to Cyber City, Udyog Vihar and Golf Course Road supports rental demand from working professionals, though rental yields for this sector have not been tracked in detail yet.

For a buyer comparing options inside the developer's own range, the Sector 104 projects offer completed or near-completed reference prices, while this Sector 105 project sits earlier in its cycle. Whether that is a discount or a premium depends on the final price the developer sets, which is not yet public.

Launch and Possession Timeline

• 31 October 2025: the developer's Q2 FY26 business update listed Sector 105 as a joint venture of 13.60 lakh sq ft, with a gross development value of ₹5,712 crore, at the planning stage.
• 27 August 2026: the developer's portfolio press release named the Sector 105 branded residence project as part of its existing Dwarka Expressway presence.
• 5 November 2026: the Q2 FY27 pipeline listed the Sector 105 joint venture in the next financial year and future pipeline.

Pros and Cons

Pros

• Located on the Dwarka Expressway, with the expressway within 2 to 3 minutes.
• Large saleable area and a range of 2, 3 and 4 BHK options plus penthouses.
• Strong infrastructure pipeline, including the Blue Line extension and the trumpet interchange.
• A broad amenity list covering sports, kids and green features.

Cons

• The project is at the planning stage and is not yet RERA registered, so it is not open for sale or booking until registration.
• Pricing is on request, which makes early comparison harder.
• The metro link is still a proposal for this stretch, so commuting relies on roads for now.
• Independent commentary reports delivery delays of three to six years beyond original dates on several of the developer's projects, and a large number of RERA complaints. Buyers should check the timeline in writing before committing.

Who Should Buy This

Ideal for: families who want a larger apartment on the Dwarka Expressway and can wait for the project to be registered, long-term investors who are comfortable with early-stage pricing, and working professionals who expect to commute to Cyber City or Udyog Vihar.

Not ideal for: buyers who need a home within a short timeline or who want to move in soon, since the project has no launch or possession date yet.

About the Developer

Indiabulls has a real estate arm founded in 2006 by Sameer Gehlaut, and the group is publicly listed. Its current portfolio covers 13 launched, current and future projects with about 133.2 lakh sq ft and a gross development value of ₹27,308 crore, across Gurugram, Mumbai, Kharkhoda in the NCR and Ludhiana. In Gurugram, its delivered projects include Indiabulls Enigma in Sector 110 (completed October 2018), Indiabulls Juventes in Sector 104 (completed December 2019) and the Indiabulls One 09 office in Sector 109 (possession December 2019). Its delivery record across the wider portfolio has drawn criticism, so buyers should weigh the timeline carefully.

FAQ: Frequently Asked Questions

Q: Where is Indiabulls Sec 105, Gurugram located?

A: The project is on Sector 105 along the Dwarka Expressway in Gurugram, Haryana, and the expressway is listed as 2 to 3 minutes away.

Q: What configurations does Indiabulls Sec 105, Gurugram offer?

A: The developer lists 2 BHK, 3 BHK and 4 BHK apartments along with penthouses.

Q: Is Indiabulls Sec 105, Gurugram RERA registered?

A: The project is not yet RERA registered, so it is not open for sale or booking until registration.

Q: Is Indiabulls a reliable developer for Gurugram projects?

A: Indiabulls has delivered several Gurugram projects, including Indiabulls Enigma in Sector 110 and Indiabulls Juventes in Sector 104, but independent commentary reports delays on many of its projects.

Q: Is Sector 105 on the Dwarka Expressway good for investment?

A: The corridor has seen about 200% price growth over a decade and transaction value rose sharply in 2025, but Sector 105 is still early in its development cycle.

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