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The best places to live in Delhi, budget by budget.
Delhi rewards homework like no other city: the same Rs 3 crore buys a designer builder floor in Greater Kailash, a dated 3BHK in Vasant Kunj, or two homes in Rohini. This guide maps the six areas that matter in 2026, with the localities and block types that fit each budget, the price per sq ft you should expect, and what it costs to renovate the flat you buy into the home you want.
Six areas, one honest table.
Rate bands are 2026 averages for liveable stock. South Delhi trades on land and rebuilds; the planned sub-cities trade on function and price.
| Area | Rate per sq ft (approx.) | Best for | Read the full guide |
|---|---|---|---|
| Greater Kailash & South Delhi core | Rs 25,000 to 45,000 | Prestige, schools, builder-floor culture | Greater Kailash guide |
| Malviya Nagar | Rs 20,000 to 35,000 | South Delhi value, metro, markets | Malviya Nagar guide |
| Vasant Kunj | Rs 18,000 to 35,000 | Planned sectors, airport access, malls | Vasant Kunj guide |
| Dwarka | Rs 12,000 to 18,000 | Metro density, planned living, value | Dwarka guide |
| Rohini | Rs 8,000 to 14,000 | Lowest entry prices, planned sectors | Rohini guide |
| Aerocity & Mahipalpur | Rs 14,000 to 22,000 where purchasable | Airport-proximity living, corporate rentals | Aerocity guide |
South Delhi: buy the plot logic
From GK to Malviya Nagar, the plot, the block and the staircase decide value more than the floor itself. Our guides price each pocket and flag which floors can take lifts and which never will.
Planned sub-cities: function wins
Dwarka and Rohini deliver metro, markets and schools at half the South Delhi rate, with renovation the unlock. A Rs 25 lakh renovation in Dwarka routinely out-lives a Rs 1 crore premium paid in South Delhi.
The airport belt: rent, mostly
Aerocity and Mahipalpur reward flyers and corporates who rent, and punish hasty buyers. Read the honest guide before anyone shows you a brochure.
Tell us your budget, we tell you your areas.
Start from the number, not the neighbourhood. Realistic starting bands for liveable, financeable stock in 2026.
| Your budget | Where it buys well | What you get | Watch out for |
|---|---|---|---|
| Rs 1 to 2 crore | Rohini, Dwarka, Mahipalpur pockets | DDA and cooperative 2 to 3BHK, builder floors in Rohini | Renovation age; leasehold paperwork in the airport belt |
| Rs 2 to 4.5 crore | Dwarka premium, Malviya Nagar, Vasant Kunj DDA | Rebuilt floors, large DDA flats near metro | Lift feasibility in older floors; society NOC steps |
| Rs 4.5 to 8 crore | Greater Kailash, Vasant Kunj private, Malviya Nagar premium | Designer floors with lift and stilt | The quality spread between rebuilds is enormous |
| Rs 8 crore and above | GK-2 premium blocks, farm belts, Vasant Kunj landmarks | Corner plots, farmhouses, signature floors | Title and land-use diligence on farm properties |
The renovation lever
Tired stock in every one of these bands trades at a 20 to 35 percent discount to rebuilt or new stock, and a full renovation costs 15 to 20 percent of the new price. Buy tired, renovate well, hold long: it is the most repeatable arbitrage in Delhi NCR housing.
Interiors are the second budget
Whatever you buy, the home you live in is the purchase plus the interior. Budget Rs 2,150 to 3,000 per sq ft for a full premium interior or Rs 950 to 1,400 for a selective upgrade, and review the floor plan before you sign, not after.
Talk to us before you shortlist
Our sister venture, Evas Properties, handles shortlisting across every area on this page, and we review any floor plan for free before you commit.
Delhi floors are bought tired and finished by design.
Delhi's builder-floor market runs on one pattern: buy a 1980s or 1990s floor at a discount, rebuild or renovate it properly, and hold an asset that behaves like new construction. We have run that pattern across South Delhi's blocks for over a decade, and it rewards patience more than money.
- Free floor-plan and staircase-core review before you buy
- Full renovations from Rs 1,500 per sq ft; comprehensive rebuilds scoped to the plot
- MCD sanction drawings and NOC paperwork handled in-house
- Deep-cleaned handover with marble crystallisation and glass detailing
Talk to a studio that works in these streets.
Call, WhatsApp a photo of a shortlisted floor plan, or drop your number. We answer within one working day, and the floor-plan review is free whether or not you ever hire us.
- Replies within one working day
- Free floor-plan review before you buy
- Site visits Monday to Saturday, 10:00 to 19:00
Every trade your home needs, on one payroll.
Delhi homes punish generic contractors: old services, society NOCs, staircase cores and load walls demand a design-build team that has done it a hundred times. Every trade below is on our own payroll.
- Space planning and interior architecture from your home's actual drawings
- Civil and masonry work, including selective demolition and wall re-profiling
- Italian marble, granite, wooden and engineered flooring, with skirting and thresholds
- False ceilings, cove lighting, chandeliers and full electrical rewiring where needed
- Modular and civil kitchens: quartz counters, hardware, tall units and appliances
- Custom wardrobes, TV panelling, fluted and veneer feature walls, study and crockery units
- Bathroom renovation: tiling, sanitaryware, CP fittings, glass partitions and gypsum ceilings
- Painting, texture and polish, including doors, windows and metal touch-ups
- Curtains, blinds, soft furnishing, art and final styling
- Post-renovation deep cleaning: dust extraction, marble crystallisation, glass and grout detailing, handover in move-in condition
Families who moved in without the horror stories.
We had a fixed budget and three shortlisted localities. Their block-by-block honesty, including which streets to avoid, saved us from a bad floor in GK-1 and landed us in a rebuilt Malviya Nagar floor instead.
Nobody else told us that the Vasant Kunj flat we liked could not take a lift because of the staircase core. That one sentence changed our purchase, and probably our parents' next decade.
As Delhi first-timers we compared Dwarka, Rohini and South Delhi purely on the tables in this guide. Bought in Dwarka near the metro and spent the savings doing the interior properly.
Your questions, answered plainly.
For most families, South Delhi around Greater Kailash, Malviya Nagar and Vasant Kunj wins on schools, parks, hospitals and daily convenience. Dwarka suits families priced out of South Delhi who still want planned sectors and metro access, and Rohini is the practical pick in North West Delhi with strong schools and its own retail hubs.
As a working rule: Rs 1 to 2 crore in Rohini or Dwarka, Rs 2.5 to 4.5 crore in Malviya Nagar or Vasant Kunj, and Rs 4 to 8 crore in Greater Kailash depending on block and floor quality. South Delhi builder floors carry wide quality spreads, so the same budget can buy either a tired 1980s floor or a newly rebuilt one with lift and stilt parking.
Greater Kailash, Malviya Nagar and Vasant Kunj score highest on walkability, hospital proximity and quiet, established streets. Dwarka performs well within its sectors, particularly near sector markets and metro stations. In all three South Delhi areas, single-storey living or a lift is the detail that matters most, which is why rebuilt builder floors have become the default senior-friendly format.
Builder floors give you ownership of the plot share, faster customization and modern specifications, at Rs 3 to 8 crore in South Delhi. DDA and cooperative flats cost far less, typically Rs 1.2 to 3 crore in better locations, but carry older services, no lift in many blocks and renovation ceilings imposed by structure. Our renovation cost guide for Delhi NCR prices both paths.
Dwarka leads on sheer density of Blue Line stations. South Delhi is served by the Yellow and Magenta lines through Malviya Nagar, Hauz Khas and Vasant Vihar, and the Airport Express through Dhaula Kuan serves Vasant Kunj indirectly. Rohini connects on the Red Line, and the Aerocity belt is a ten-minute hop from the Airport Express.
No. In Delhi's floor market, the layout is the product: staircase position, stilt use, beam runs and the scope to add a lift decide both price and renovation cost. Review the floor plan with a designer before you commit. Our sister venture, Evas Properties, handles shortlisting across these areas.
Still comparing? Send the shortlist.
Two addresses you are torn between, a floor plan you are unsure about, or a budget that does not fit anything yet: send it and we will tell you plainly what we would do.
- Replies within one working day
- Honest advice even if you never hire us