Stilt Plus Four Floors in Gurugram: What Builder Floor Buyers Should Check

If you are looking at a fourth-floor builder floor in Gurugram, the building’s age and the builder’s brochure matter less than the paperwork. Fresh approvals for stilt plus four floors in Gurgaon are frozen, a High Court case is still running, and enforcement against stilt misuse is active. This guide covers where things stand as of 20 October 2026 and the checks to run before you pay a token amount.

This is general information, not legal advice. Have a property lawyer read the documents for any specific floor you plan to buy.

Where the stilt-plus-four policy stands today

A ‘stilt plus four’ building has open parking at ground level and four residential floors above it. An order of 2 July 2024 from the Town and Country Planning department allowed this on residential plots, raising the earlier cap of stilt-plus-three.

Here is the sequence since then:

Two points are easy to get wrong. First, this is a stay and a freeze, not a repeal. The Bench has said the entire stilt-plus-four policy is subject to the outcome of the PIL. Second, nobody can say today how the case will end. Treat any claim that ‘it will be cleared soon’ as a sales line, not a fact.

How big is the stock of S+4 buildings?

The numbers show how many buyers this affects. Of 15,447 S+4 plans in the Gurgaon-Manesar Urban Complex, 9,625 were approved up to 1 July 2024 under earlier policies. The other 5,822 were approved between 2 July 2024 and the High Court’s stay on 2 April 2026. So a large share of the stock predates the 2024 notification, and a meaningful share does not. Which side of that line your building falls on is a key question.

What is affected and what is not

For under-construction units, ask to see the sanctioned plan and ask how the builder expects to get the OC. If the builder cannot show a sanction dated before the freeze, walk away.

Step 1: Verify the sanction for the fourth floor

A building that has four floors on the ground does not necessarily have four floors on paper. Ask for these items.

1. The sanctioned building plan. It should show the stilt and all four floors. Check the approval date and the issuing authority.
2. The licence or sector status. Find out whether the plot is in a private licensed colony or an HSVP sector. The two have different approving bodies.
3. The road in front of the plot. Eligibility has been tied to road width. An expert committee recommended that such construction in existing sectors be allowed only in identified blocks bounded by roads of 12 m or above, after an infrastructure audit. A court-appointed panel reported that internal roads in areas such as DLF Phase 1 and Sector 28 measure only 4–5 metres. Measure the actual road yourself.
4. The approval route. One guide says the 2024 rules differ by layout density and need neighbour consent or a side setback. It lists 18 persons per plot as high density, 13.5 as low density, and 10 m road frontage for low-density layouts. We could not check these against the official notification text, so ask the seller to show which conditions the sanction relied on.

Step 2: Verify the occupation certificate (OC)

The OC says the building was completed as per the sanctioned plan. It is the document banks and later buyers look at first.

Many OCs in Gurugram came through architect self-certification. Under that scheme, registered architects can issue OCs after safety verification and submit the documents to the DTCP. That route has had problems. The DTCP found many illegal buildings and commercialised units that had OCs from empanelled architects. Over 100 such cases were reported, most of them stilt-plus-four buildings. The DTCP also heard of owners and architects obtaining registries without submitting the OC file.

So do not stop at ‘OC available’. Check these:

• The OC covers all four floors, not just the lower three.
• The OC date falls after the sanction date. It should also be consistent with the dates in the policy timeline above.
• The issuer is clear, whether the DTCP or an empanelled architect. Ask for proof the architect’s OC file reached the department.
• The building today matches the plan: floor count, setbacks, stilt open, no extra rooms.
• No notice, sealing order or restoration order has been issued for the plot. Ask the seller in writing and check with the local DTP office or municipal office.

The same DTP notice warned that a breach would invite revocation or cancellation of the OC. A paper OC is therefore not a permanent shield.

Step 3: Parking and the stilt

Stilt parking is shared among the floors above it. One guide describes it as shared by all four families and meant only for parking.

Enforcement here is real. The High Court was told that about 2,000 notices had been issued in Gurugram for covering stilt areas, and nearly 500 restoration orders had been passed. The court has also allowed authorities to act against encroachments and violations, in accordance with law.

Before buying, check these points:

• Is the stilt fully open today? A grill, a wall or a converted room is a red flag. If you buy such a floor, part of the problem becomes yours.
• Does the sale deed name the parking space or spaces that come with your floor? Ask for a draft deed that names your floor, your land share, and any basement, terrace or parking rights.
• Do the parking slots on the ground match the plan, and can your car actually enter and turn?

Step 4: Roof rights

The terrace is the main selling point of a top floor, and it is also a common source of disputes.

In general, terrace rights usually come with the top floor, but the wording varies from deal to deal. Anything promised verbally should be written into the deed.

Also check for shared use. Ask whether you get exclusive use, and whether others need roof access for water tanks. In a Rohtak report, the roof held water tanks, dish antennas and lift control panels, so HSVP made it accessible to all floor owners. The same report says some builders offer exclusive roof rights in violation of HSVP rules. That was a report on another Haryana town and one adviser’s view, so check what applies to your sector and ask a lawyer to read the deed language.

Worked example: your land share

Your floor deed carries a share in the plot. On a 200 sq yd plot, each of four floor owners typically holds about 25% of the undivided share. That is roughly 50 sq yd of land per floor. Check that the shares add up to 100% across the four floors, and that the deed spells out how the roof, stilt and staircase are treated.

Resale implications

Paperwork now drives value. Two plots of the same size and location can be valued very differently because one sits on a wider road. The same source says properties with covered stilts, unauthorised additions or OCs issued outside the sanctioned window are now difficult to sell. That is one broker’s market view, not data, but it matches what lenders check.

If you buy, keep the sanctioned plan, OC, sale deed, tax receipts and parking allotment papers together in one file. Whoever buys from you will ask for them. If you later find a gap, a documented chain is easier to fix than a missing one.

Home loan implications

Banks do lend on builder floors. An approved plan, an occupancy certificate and a clean title chain are what lenders look for. Each bank sends its own valuer, and the valuation can come in below the asking price. One property site says lenders are increasingly looking at the fourth floor’s stilt-plus-four approval status.

Worked example: when valuation falls short

This is an illustration, not a quote. Say the seller asks ₹1.40 crore and the bank’s valuer values the floor at ₹1.25 crore. The loan is worked out on the lower figure, using the lender’s own loan-to-value limit, which varies by lender and loan size. The ₹15 lakh gap, plus the lender’s required margin, has to come from your own money. If the fourth floor has no OC, the lender may decline to fund it at all. Ask for the bank’s in-principle view, with the documents attached, before you sign an agreement.

Registration cost: a worked example

Stamp duty is charged on the higher of the agreement value and the circle-rate value. Most sources give Haryana’s urban rates as 7% for men, 5% for women and 6% for joint ownership. One site lists 8% for a male buyer, so confirm at the sub-registrar’s office. The registration fee is reported as 1% of value with a ₹50,000 cap. Another calculator shows it uncapped, so confirm this too.

Suppose the agreement value is ₹1.40 crore and the circle-rate value is ₹1.60 crore (hypothetical figures). Duty applies to ₹1.60 crore:

Registration fee is extra. A registered deed does not prove the building is legal. A registry does not guarantee title, and a broken chain stays broken after your deed is registered.

Is RERA relevant?

Often it is not. A property site says most standard stilt-plus-four plots of 150–500 sq yd with three or four units are below the registration thresholds. Even then, the colony licence, sanctioned plan and OC still apply. If a seller says the project is RERA-registered, verify it on the Haryana RERA website instead of relying on a number in a brochure.

Pre-payment checklist

1. Get the sanctioned plan showing stilt plus four floors, with the approval date.
2. Get the OC for the whole building and check its date and issuer.
3. Walk the building and compare it with the plan: floors, stilt, setbacks, roof.
4. Measure the road in front of the plot.
5. Read the draft sale deed for land share, parking and roof wording.
6. Ask in writing about notices, sealing or restoration orders.
7. Take the full file to a lender and a lawyer before paying a token.
8. Check the latest High Court status again close to signing, since it can change.

To compare areas, read our Gurugram locality guide and browse new projects in Gurugram. You can also filter by city and builder on the all projects page. For any listing, ask for the documents above before you rely on the description.

Frequently asked questions

Sources

• HC halts Haryana's 'stilt-plus-four' policy operation, citing 'revenue over public safety' – The Tribune
• HC confines 'stilt+4' restraint to Gurugram; allows action against violations elsewhere – The Tribune
• 'Stilt+4' on trial: High Court told 2,000 notices issued in Gurugram – The Tribune
• Haryana disputes 30,000 stilt+4 approvals claim in HC – Indian Opinion
• Stilt + 4 Approvals On Hold in Haryana – Lawyers in Gurgaon
• Haryana Stilt+4 'Ban' 2026: What Actually Happened (It's a Stay, Not a Ban)
• Builder Floor in Gurgaon: 2026 Buyer's Guide & Checks – Realbetter
• Haryana Halts Stilt+4 Approvals: What Property Owners and Homebuyers in Gurugram Need to Know
• Stilt-Plus-Four Rule in Gurgaon: Impact on Plot Values (2026)
• Is RERA Mandatory for Builder Floors in Gurgaon? (2026 Guide)
• Buy a House in Gurgaon — Complete Guide to Builder Floors 2026
• Confusion galore: fresh order likely on violations in stilt-plus-4 buildings – The Tribune
• DTCP forms teams to check violation of building bylaws in Gurugram – The Tribune
• Gurugram's DTCP demands builder floor registry data from tehsils – PropNewsTime
• Stilt pangs: Floor owners in Rohtak fight over roof rights, lift facilities – The Tribune

Updated 20 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.