Gurgaon’s real estate market has witnessed a steep surge in housing prices, with premium project rates in New Gurugram shooting up by 53% in just one year, as reported by Savills India. This sharp price rise has made homeownership increasingly difficult for middle-income buyers.
In response, the Haryana government has revised its urban development policy, now allowing Stilt + 4 floors (S+4) construction in designated residential sectors.
But what does this policy shift really mean for homebuyers, developers, and urban infrastructure?
🔑 Key Benefits of Haryana’s S+4 Housing Policy
1. 📦 Boost in Housing Supply
By permitting four floors above the stilt level, the policy is expected to increase the number of independent housing units across Gurgaon, helping bridge the demand-supply gap.
2. 💸 Stabilization of Property Prices
An increased housing inventory may slow down the rapid price escalation, making the market more accessible for buyers.
3. 🏘️ Better Urban Living Standards
Developers contributing to infrastructure upgrades could result in improved roads, drainage, water supply, and overall amenities.
🧠 Expert Insight: Sanjeev Singh, MD – SKJ Landbase
“The S+4 policy is a welcome step to tackle Gurgaon’s housing shortage, especially with prices rising so fast. It creates more options for homebuyers and encourages low-rise development, which many people prefer. But the real success depends on timely infrastructure support — roads, water, and sewage systems must grow with it. If implemented responsibly, this policy can strike the right balance between growth and livability.”
📜 Background: Why This Policy Was Reintroduced
The S+4 concept was first introduced in 2017, but faced backlash due to:
- Overloaded water and sewage systems
- Structural stress on adjacent buildings
- Increased traffic and parking chaos
The government halted the policy in February 2023 for 16 months after widespread RWA protests. Now, it’s back with revised safeguards.
🏗️ New Conditions for S+4 Approval
- ✅ Pre-approved Layouts: Applies only in areas where the master plan allows 4 dwelling units per plot.
- ✅ Corner Plots with 10+ Meter Roads: Older 3-unit plots can build S+4 if road width and design allow.
- ⚠️ Consent Clause: Requires written consent from neighboring plot owners for taller buildings.
- ✅ Affordable Housing Inclusion: The rule is extended to Deen Dayal Upadhyay Jan Awas Yojana (DDJAY) colonies.
🚨 Penalty for Unauthorized Constructions
Owners of buildings constructed without approvals can now apply for regularization by paying a penalty of 10x the standard fee.
📊 Market Trends by SKJ Landbase Research
According to internal market data by SKJ Landbase, the demand for low-rise floors in Gurgaon has grown by nearly 42% over the past 18 months, particularly in sectors along Golf Course Extension Road, Southern Peripheral Road, and New Gurugram. The inventory of ready-to-move builder floors is at a multi-year low, further proving the urgent need for new supply.
This policy gives developers the opportunity to unlock plot potential and meet this growing demand in a regulated, transparent manner.
⚠️ Challenges to Monitor
Despite its benefits, the policy may face:
- Infrastructure pressure if support systems aren’t upgraded in parallel
- Delays due to the consent clause for corner plot developments
- Concerns from RWAs about overcrowding and colony-level congestion
- Potential focus on premium builder floors over truly affordable housing
📌 Conclusion
Haryana’s S+4 construction policy is a bold attempt to solve Gurgaon’s housing supply and affordability crisis. With careful implementation, infrastructure planning, and community involvement, it can reshape the city’s real estate future.
As Sanjeev Singh from SKJ Landbase points out, “It’s all about balance — growth with livability.”
