Sector 113 Gurgaon: The Delhi-Border Corner of Dwarka Expressway

Sector 113 is the northwestern-most sector of Gurugram, pressed against the Delhi boundary. Its northern edge touches Dwarka Sector 25, which is where the Yashobhoomi (India International Convention Centre) and the under-construction Dwarka Sector 25 metro interchange sit. On the east, Sector 113 is bounded by the Northern Peripheral Road, better known as the Dwarka Expressway or NH-248BB. On the south, Sector 112 and Sector 114 complete the Dwarka Expressway cluster that is being marketed to Delhi buyers as the shortest crossover into Gurugram.

The PIN code for Sector 113 is 122017, the same postal zone used across the newer DE sectors from 109 to 115. HSVP and the Town and Country Planning Department show the sector as a planned residential and mixed-use pocket, with the licensed group-housing colonies occupying most of the usable land. Approach the sector either from the Shiv Murti exit off NH-48 and the connector into the expressway, or from Dwarka Sector 21 metro side via the recently opened Dwarka Expressway interchange. For most buyers coming from South Delhi or Dwarka, Sector 113 feels closer to Delhi than to Golf Course Road or Cyber City in distance, even though both lie inside Gurugram district.

Sector 113 trades almost exclusively as a new-launch and under-construction market, so you are comparing allotment prices rather than resale verdicts. Launch rates in the first wave of Dwarka Expressway projects a few years ago hovered in the Rs 12,000 to Rs 14,000 per sqft band. The current ask on signature towers in Sector 113 and the adjoining 114 sits closer to Rs 20,000 to Rs 32,000 per sqft for premium high-rise inventory, with sky villas and penthouse-grade floors asking more. Smartworld One DXP has been the price-setting launch for the sector, with units reportedly moving in the mid-Rs 20,000s per sqft band upward depending on view and tower; always verify current price with the RERA Haryana listing or the developer sales office.

Read these numbers as directional. Developers quote base selling price (BSP) separately from preferential location charges, club, parking, IFMS and GST, and the all-in cost per sqft on a Dwarka Expressway high-rise typically lands 10 to 15 percent above BSP. Resale premiums for allottees who booked at launch are being reported in the Rs 1,500 to Rs 3,500 per sqft range in 2026, though actual transaction prices vary tower by tower. Always verify current price with the RERA Haryana listing of the specific project or the developer sales office before committing. Investor buyers should also account for the one-time Enhanced External Development Charge and holding costs through to possession.

The best way to pressure-test a Sector 113 quote is to compare it against the next three to four sectors along the expressway. All of these sectors share HRERA Gurugram jurisdiction, the same expressway and the same airport-side catchment, so the pricing gap reflects brand, tower design and plot position more than fundamentals.

Sector 113's recall today is driven almost entirely by Smartworld One DXP, which brands itself as a signature Dwarka Expressway address with 3, 3.5 and 4 BHK configurations and an amenity deck built around a 50,000-plus sqft clubhouse concept. The project has multiple towers, podium-level parking and typical possession commitments in the 2029 window as per developer marketing. Verify the exact RERA Haryana registration number, tower-wise completion timelines and sanctioned plans with the Smartworld sales team or the HRERA Gurugram portal before you convert a booking amount into an agreement to sell.

Other named launches in and around Sector 113 and 114 include projects from Experion, Puri and Krisumi in the broader cluster, plus a few mid-segment group-housing colonies that pre-date the current luxury wave. If you are shortlisting, treat these as sector-cluster competitors rather than straight substitutes: tower height, podium height, airport-funnel noise exposure and the specific road or metro alignment next to the plot change valuation materially even inside the same sector. Avoid any project where the broker cannot show you a HRERA registration, the sanctioned building plan and the environmental clearance; those three documents, together, are what separate a bookable launch from a speculative pitch.

The two reasons to pay a premium for Sector 113 are IGI Airport and the Dwarka Expressway. Door-to-kerb at Terminal 3 is usually 10 to 15 minutes via the expressway and the Shiv Murti exit onto NH-48, which puts the sector in the same airport-access tier as Aerocity on the Delhi side. Cyber City and Golf Course Road are both roughly 25 to 35 minutes via the full expressway plus NH-48, depending on peak-hour congestion at the Shiv Murti and Rajokri bottlenecks.

Metro-wise, Sector 113 does not sit on an operational line today. The Yellow Line's Gurugram terminus remains Huda City Centre, which is nowhere near this pocket. The relevant near-term plan is the Delhi Metro Dwarka extension and the proposed Gurugram metro loop, which has multiple alignment proposals touching the Dwarka Expressway sectors; nothing is operational on the Sector 113 doorstep yet, so do not pay a metro premium for a station on a plan. For now, treat Sector 113 as a car-and-airport pocket, with Dwarka Sector 21 metro (Blue Line) as the closest active station via a 10 to 12 minute drive. If daily office commutes to Cyber Hub or Golf Course Road matter more to you than airport access, Sector 56, Golf Course Road or Golf Course Extension Road still beat Sector 113 on commute time.

Sector 113 fits three buyer profiles well. First, airline, hospitality and aviation professionals who need to be inside 15 minutes of Terminal 3; the price premium against the deeper expressway sectors is justified by that commute saving. Second, Delhi families relocating out of South or West Delhi who want a new-build 3 or 4 BHK with podium parking, modern specs and a club without moving into the older Golf Course Road inventory. Third, long-horizon investors who are comfortable holding a seven to ten year position on an under-construction asset, financing partially through construction-linked plans, and exiting at possession or soon after.

It is a weak fit for buyers who need ready possession within 12 months, for commuters who travel daily to Cyber City or Golf Course Road and will resent peak-hour expressway traffic, for anyone depending on metro connectivity for their daily commute, and for buyers hunting below Rs 2 Cr all-in. Social infrastructure in Sector 113 itself is still thin; expect to drive to Dwarka or to Sectors 109 to 111 for mature schools, hospitals and daily retail. Resale liquidity is also narrower than in established sectors, which matters if you may need to exit inside three years. For those cases, consider DLF Phase 1 to 5, South City 1 and 2, Sector 56 or Golf Course Road instead.

Dwarka Expressway sectors have had a complicated regulatory journey, with licence disputes, right-of-way corrections and multiple project transfers over the past decade. Protect yourself by working through this checklist in order before you release booking money. If any single item cannot be verified in writing, pause and ask more questions.