About Sector 113
What Makes Sector 113 Unique on Dwarka Expressway
Sector 113 is the southernmost active residential sector on the Gurgaon stretch of
Dwarka Expressway that has luxury project activity. It sits at the Delhi-Haryana border,
meaning buyers here are technically at the edge of Gurgaon and a few hundred metres from
Delhi. This border positioning is the single most important factor driving Sector 113's
current appreciation: 13.4 percent in the last reported quarter, the highest single-quarter
gain among all active sectors on the corridor.
The reason the border matters: IGI Airport is 10 to 12 km from Sector 113. For comparison,
Sector 103 — which is heavily marketed for airport proximity — is also roughly 12 to 15 km
from IGI. Sector 113 is effectively at parity with Sector 103 on airport access, but at
a lower price point per sq ft for comparable luxury products. This spread is what investors
and HNI buyers are evaluating in 2025 and 2026.
The 5.1 km airport tunnel inaugurated in August 2025 connects Shiv Murti in Delhi directly
through IGI Airport. For Sector 113 residents, this tunnel effectively makes the airport
drive a seamless experience without any surface-level signal intersections near the terminal.
This was not the case before August 2025. The tunnel's inauguration is a permanent upgrade
to the connectivity value of the Delhi-border sectors.
Both active projects in Sector 113 are by M3M India. M3M Capital launched in 2022 and is
approaching Phase 1 possession in June 2026. M3M Mansion is a separate, ultra luxury
golf-fronting product on an adjacent 10-acre parcel. Buyers in Sector 113 are choosing
between an accessible luxury community (Capital) and a low-density, large-format luxury
address (Mansion) from the same developer in the same location.
The Golf Course Advantage
Sector 113 is one of very few residential sectors on Dwarka Expressway with a functioning
golf course within the project boundary. M3M Capital has a 9-hole golf course integrated
into its 15-acre master plan. M3M Mansion is specifically golf-fronting — apartments
directly overlook the fairways. Golf course-fronting views in a residential project
command a sustained premium because the green space is permanently protected and cannot
be built upon. It is a view that cannot be taken away after possession.
Active projects
2 Luxury Projects in Sector 113
M3M Capital
M3M India · Phase 1 nearing possession
Phase 1 — Jun 2026
Phase 2 — New Launch
2 BHK
3 BHK
4 BHK
9-hole Golf
75K sqft Club
1675 Units
15 acres, 1,675 units, 9-hole golf course within the project, 75,000 sq ft clubhouse.
Phase 1 (2022 launch) approaching possession in June 2026. Phase 1 resale units
available from Rs 2.10 Crore. Phase 2 new launch from October 2025 starting
Rs 2.74 Crore. Resort-style amenities at the most accessible price on the corridor.
Same sector, same developer as M3M Mansion next door.
M3M Mansion
M3M India · Ultra luxury · Golf-fronting
Golf-Fronting
Under Construction
3.5 BHK
4.5 BHK
5 BHK Duplex PH
Smart Home
45 units/acre
Delhi Border
10 acres, 450 units, 45 families per acre — low density for DXP. Golf-fronting views
directly from apartments. Unit sizes start at 3,200 sq ft for 3.5 BHK — the largest
3 BHK category unit on the corridor. Smart home integration standard across all units.
Duplex penthouse at 5,500 sq ft. December 2027 possession. Tier-1 construction
contractor. Zero km from Delhi border.
More projects coming to Sector 113
New launches will be added as they are RERA registered and verified.
Contact us to be notified when new Sector 113 projects go live.
Connectivity
Sector 113 — Why the Border Position Matters for Connectivity
Sector 113's position at the Delhi-Haryana border makes it the entry point of Dwarka
Expressway from the Delhi side. The 5.1 km airport tunnel, inaugurated in August 2025,
connects directly from Shiv Murti in Delhi through IGI Airport Terminal 3. For Sector 113
residents, this means a seamless, signal-free drive from their gate to the terminal.
The impact on travel time is meaningful: what previously took 25 to 30 minutes during peak
hours is now substantially shorter with tunnel access.
| Destination | Distance | Time (off-peak) |
|---|
| IGI Airport (via tunnel) | 10 to 12 km | 12 to 20 min |
| Dwarka, Delhi | 8 to 10 km | 12 to 18 min |
| Diplomatic Enclave | 12 to 15 km | 15 to 22 min |
| Yashobhoomi (IICC) | 8 to 11 km | 12 to 18 min |
| Udyog Vihar | 14 to 18 km | 18 to 28 min |
| Cyber City (off-peak) | 18 to 22 km | 25 to 35 min |
| Dwarka Sector 21 Metro | 8 to 12 km | 12 to 18 min |
| Gurgaon Railway Station | 14 to 18 km | 18 to 25 min |
Infrastructure update — August 2025
The 5.1 km airport tunnel from Shiv Murti to IGI Airport Terminal 3 was inaugurated
by PM Modi in August 2025. The full 10.1 km Delhi section of Dwarka Expressway is now
operational. This permanently improves Sector 113's airport connectivity. The entire
29 km Dwarka Expressway was fully operational as of June 2025.
Honest Note on Cyber City Commute
Peak-hour commute from Sector 113 to Cyber City takes 45 to 60 minutes. Sector 113 is
well-suited for buyers who commute to Dwarka, Diplomatic Enclave, Udyog Vihar, or IGI
Airport. For daily Cyber City commuters, the sectors closer to the expressway's mid-belt
(103 to 106) are better placed. This is an honest trade-off buyers should factor in.
Price data
Sector 113 — Strongest Recent Appreciation on DXP
Sector 113 has shown 13.4 percent appreciation in the last reported quarter and 7 percent
in the prior quarter. No other active residential sector on Dwarka Expressway has posted
comparable consecutive quarterly gains. The driver is the combined effect of the
expressway becoming fully operational in June 2025, the airport tunnel in August 2025,
and the border sector positioning which institutional and HNI investors are specifically
targeting for the spread compression story versus Golf Course Road.
| Project | Entry price | Rate/sqft | Timeline |
|---|
| M3M Capital (Ph1 resale) | Rs 2.10 Cr | ~Rs 16,000/sqft | Jun 2026 possession |
| M3M Capital (Ph2 new) | Rs 2.74 Cr | ~Rs 20,900/sqft | Phase 2 launch Oct 2025 |
| M3M Mansion (3.5 BHK) | Rs 4.50 Cr | Rs 14,060/sqft | Dec 2027 possession |
| M3M Mansion (4.5 BHK) | Rs 6.80 Cr | Rs 15,110/sqft | Dec 2027 possession |
| M3M Mansion (Penthouse) | Rs 9.20 Cr | Rs 16,720/sqft | Dec 2027 possession |
Border sector luxury launches (Sectors 113 and 114) saw 40 to 60 percent inventory
absorption in initial phases — materially stronger than mid-belt DXP sectors during the
same period. Verify current pricing directly as rates have been moving in this sector.
Honest assessment
Who Should Buy in Sector 113 — and Who Should Not
Right for you if
IGI Airport is a primary commute. Sector 113's 12 to 20 minutes to IGI (with the new tunnel) is the best airport access on DXP among active luxury sectors.
You want near-term possession with M3M Capital Phase 1 in June 2026. No other DXP sector has an active luxury project this close to delivery at current pricing.
Large format units matter. M3M Mansion starts at 3,200 sq ft for a 3.5 BHK — larger than most 4 BHK units in other DXP sectors.
Golf course-fronting views are a priority. Both projects in Sector 113 have golf as a central amenity — no other sector on this website offers this at scale.
Investment thesis based on spread compression. Sector 113 is priced Rs 5,000 to Rs 8,000 per sq ft below Golf Course Road for comparable luxury. This gap is what informed investors are evaluating.
Not right for you if
Cyber City is your daily office. Peak-hour commute of 45 to 60 minutes from Sector 113 to Cyber City makes this impractical for daily corporate belt commuters.
DPS school walkability matters. No project in Sector 113 matches Sector 104's DPS at 800 metres. School options here require a car commute.
Budget is below Rs 2.10 Crore. M3M Capital resale is the floor price. No mid-segment options are active in Sector 113 luxury projects currently.
You want Westin or hotel-managed branded residence. Sector 103 has India's only Westin branded residence. Sector 113 has no hotel-managed residential products.
Social infrastructure is a priority right now. Sector 113 is still developing its surrounding social ecosystem — schools, hospitals, and retail in the immediate vicinity are limited. This will change as the sector matures.
Sector comparison
Sector 113 vs Other DXP Sectors
| Parameter |
Sector 113 |
Sector 103 |
Sector 104 |
Sector 111 |
| IGI Airport |
12 to 20 min (with tunnel) |
12 to 15 min |
14 to 16 min |
15 to 25 min |
| Entry price |
Rs 2.10 Cr (M3M Capital resale) |
Rs 3.52 Cr+ |
Rs 1.80 Cr (resale) |
Rs 2.55 Cr |
| Near-term possession |
Jun 2026 (M3M Capital Ph1) |
No |
Yes (Puri Emerald Bay) |
No |
| Golf course within project |
Yes (9-hole, M3M Capital) |
No |
No |
No |
| Golf-fronting apartments |
Yes (M3M Mansion) |
No |
No |
No |
| Delhi border proximity |
0 km (first Gurgaon sector) |
4 to 5 km |
5 to 6 km |
2 to 3 km |
| Last qtr appreciation |
13.4% (highest on DXP) |
Corridor average |
Corridor average |
Corridor average |
| Unit size (3 BHK start) |
3,200 sqft (Mansion 3.5 BHK) |
2,100 sqft (Vrikshya) |
2,464 sqft (Indiabulls) |
1,605 sqft (M3M Crown) |
Common questions
Sector 113 Gurgaon — Frequently Asked Questions
Should I buy M3M Capital Phase 1 resale or Phase 2 new launch?
This depends on your priority between price and possession speed. Phase 1 resale units are available from approximately Rs 2.10 Crore — the original 2022 launch pricing reflected in what early buyers paid. Possession is June 2026, which is close enough to see construction progress clearly and plan your move-in or rental income. Phase 2 is a new launch from October 2025 at Rs 2.74 Crore and above, with a later possession timeline. If getting in at the lowest possible price and taking possession quickly is the goal, Phase 1 resale has the advantage. If you want fresh inventory with the benefit of newer construction standards and prefer to pay over a construction-linked plan, Phase 2 is the appropriate route.
What is the difference between M3M Mansion and M3M Capital in Sector 113?
Both are by M3M India in Sector 113 but they are different products for different buyers. M3M Capital is 15 acres, 1,675 units, configurations from 1,310 sq ft (2 BHK) to 2,298 sq ft (4.5 BHK), entry from Rs 2.10 Crore, Phase 1 possession June 2026. It is a community-scale project with a 9-hole golf course and 75,000 sq ft clubhouse, designed for the accessible luxury segment. M3M Mansion is 10 acres, 450 units, configurations from 3,200 sq ft (3.5 BHK) to 5,500 sq ft (5 BHK duplex penthouse), entry from Rs 4.50 Crore, December 2027 possession. It is golf-fronting, low-density ultra luxury with smart home integration, designed for buyers who want large-format premium living. One developer, two completely different products, same sector.
How does the 5.1 km airport tunnel affect Sector 113 residents?
The 5.1 km airport tunnel runs from Shiv Murti in Delhi through IGI Airport Terminal 3. It was inaugurated by PM Modi in August 2025. For Sector 113 residents, this creates a signal-free, surface-road-free route directly to the terminal. Before August 2025, the last few kilometres to IGI involved surface roads with traffic signals and congestion near the terminal area. The tunnel removes this bottleneck. The practical effect: airport drop-off from Sector 113 is now faster and more reliable in timing than it was even with the expressway operational. This is a permanent infrastructure upgrade with no future reversal.
What is the RERA number for M3M Mansion and when is possession?
M3M Mansion RERA registration number is RC/REP/HARERA/GGM/783/515/2023/127, dated October 12, 2023. Possession is scheduled for December 2027 per RERA filing. Verify this on haryanarera.gov.in before booking. Booking token is Rs 10 Lakhs. The project is under construction by a Tier-1 construction contractor. M3M India as a developer has completed delivered projects including M3M Golf Estate, M3M Merlin, M3M Woodshire, and M3M Escala, providing some delivery track record for reference. As with any under-construction project, plan with a 6 to 12 month buffer beyond the RERA possession date.
Is Sector 113 better than Sector 103 for airport proximity?
In strictly geographical terms, Sector 113 is at 10 to 12 km from IGI and Sector 103 is at 12 to 15 km. With the airport tunnel operational since August 2025, Sector 113 has a marginal advantage on total travel time. However, Sector 103 has a meaningfully stronger social infrastructure, more active delivery track record from multiple developers, and India's only Westin branded residence. The airport time difference between the two sectors in normal conditions is 5 to 8 minutes — meaningful for someone flying 3 times a week but not a decisive factor for most buyers. Sector 103 remains the premium established address on the corridor. Sector 113 offers comparable airport access at lower current pricing with a stronger near-term appreciation story, but less surrounding development maturity.