DLF GARDEN CITY ENCLAVE SECTOR 93 Review
Is DLF 93 Worth Considering? – A Review of the Under Construction Project
DLF GARDEN CITY ENCLAVE is a 27 acre society in Sector 93 gurugram. It is the one & only project of DLF under DDJAY Scheme. You can check out the information at the official page DLF Garden city 93.
We want to provide you the information with full integrity and honesty as purchasing a house is a big decision. Sit with us here as this is a going to be a big review comparing it with all other DDJAY Projects and Other Premium Societies as well. This is a big ticket purchase for you right? So give time to read this 🙂
Project Highlights
| Feature | Details |
|---|---|
| Size of Society | 27 Acres (One of the largest societies in Gurugram) |
| Strategic Location | Sector 93, Gurugram with seamless connectivity to: |
| – Dwarka Expressway | |
| – NH 48 | |
| – KMP Expressway | |
| Clubhouse | 2.69 Acres with premium amenities |
| Construction Quality | Mivan Construction (A+ Quality for durability and superior finish) |
| Floor Plan | 862 sqft carpet area with: |
| – 3 Decent Size bedrooms | |
| – Proper living room | |
| – 3 balconies (including utility balcony) | |
| – 1 basement room (123.5 sqft) with a 15 sqft powder room | |
| Density | Low-density project with only 54 units per acre (1460 units in total) |
| Plot Configuration | 2-side open plots for better ventilation and privacy |
| Entry Points | 3 main entry points on: |
| – 84m Main Road | |
| – 24m Western Avenue Road | |
| – 24m Central Avenue Road | |
| Commercial Convenience | Adjacent DLF commercial site of 1 acres on 24m Western Avenue Road |
| Security | 24/7 security with CCTV surveillance in parking areas and lobbies |
Lets try to calculate the super area, carpet area, properly? A lot of people have been confused with this, lets sort it out
What are these calculations?
Without Basement
If we count, 862 is the carpet area + 227 is the balcony size right? So, that means 1089 is the built up area, so what would be the super area if we count as 30% loading = 1416 is the Super Built Up area,
With Basement
If we include basement room area ( provided as a proper room by dlf with ventilation, lighting, powder room unlike any other DDJAY), which is also we are getting with the unit then its 862+227+123= 1212 built up area, which means 30% loading include it is 1576 Super Built Up Area
With Parking Area
Parking Area of 134.5 sqft that is 862+227+123+134.5 Super Area goes to 1751 sqft (Parking area can be converted into a temporary space, if you don’t feel the need to use that space for car with proper measures & permission from authorities but we will not focus on that right now )
Here is the table for the information
| Component | Without Basement | With Basement | With Parking Area |
|---|---|---|---|
| Carpet Area | 862 sq. ft. | 862 sq. ft. | 862 sq. ft. |
| Balcony Area | 227 sq. ft. | 227 sq. ft. | 227 sq. ft. |
| Basement Room | Not Included | 123 sq. ft. | 123 sq. ft. |
| Parking Area | Not Included | Not Included | 134.5 sq. ft. |
| Built-Up Area | 1,089 sq. ft. | 1,212 sq. ft. | 1,346.5 sq. ft. |
| Super Built-Up Area | 1,416 sq. ft. | 1,576 sq. ft. | 1,751 sq. ft. |
Now, Why DLF sold it as 1614 carpet area/ not the Built Up Area. Carpet Area is basically termed as the usable area. So, it means any area you would be using for you own use.Here is the information presented in a table format that breaks down the elements contributing to the 1614 sq. ft. carpet area as marketed by DLF and contrasts it with the built-up area:
Key Observations
- Marketing Gimmick: The term “carpet area” as advertised includes spaces like parking, lobby, and common terrace, which are typically excluded from the strict definition of “carpet area.” By combining these elements, DLF emphasized a larger figure to make the offering seem more spacious.
- Clarification on Definitions:
- Carpet Area: Area usable within the flat (excluding walls).
- Built-Up Area: Includes carpet area plus walls and other structural elements, but not shared spaces.
- Super Built-Up Area: Adds shared spaces like lobbies, staircases, and terraces.
| Area Component | Description | Size (Sq. Ft.) |
|---|---|---|
| Carpet Area | Main usable area inside the apartment (rooms, living, kitchen, etc.). | 862 |
| Balconies | Private outdoor space attached to the apartment. | 227 |
| Basement Room | Additional room included as part of the property (typically personal storage/utility). | 123 |
| Stilt Parking Area | Allocated parking space. | 134.3 |
| Common Terrace Area | Shared terrace among multiple units. | ~170 |
| Common Lobby/Area | Shared spaces in the building (corridors, lobbies). | ~100 |
| Total Marketed Area | Total claimed area as part of the sale (combining private and shared spaces). | 1614 |
NOTE- Units in Phase 1 has a carpet area of around 838-840 and Phase 2 has carpet area of around 862-865.
COMPARISON WITH OTHER DDJAY PROJECTS
We will compare DLF Garden City Enclave 93 to the other best projects in DDJAY. We will compare it with Whiteland Blissvile 76, M3M Antalaya Hills 79, Smartworld Orchard 61 and Signature City 93. We will provide you the table as well for having an organized way to see the information.
| Parameter | DLF 93 | Whiteland 76 | Signature 93 | M3M Antalya Hills 79 | Smartworld Orchard 61 |
|---|---|---|---|---|---|
| Unit Size | 3 bhk | 2,5bhk, 3bhk, 3bhk(large) | 2 bhk, 2.5 bhk, 3bhk, 3.5bhk | 2.5 bhk, 3.5 bhk | 2.5bhk, 3bhk, 3bhk(large) |
| Construction Type | Mivan Construction | Mivan Construction | Conventional Brick | Conventional Brick | Hybrid (Mivan + Brick) |
| Amenities (Clubhouse) | 117176 sqft Club
Luxury Amenities |
30000 sqft Club
Luxury Amenties |
30000 sqft Club Premium Amenties | 75000 sqft
Multiple Clubhouse |
25000 sqft Clubhouse
Luxury Amenities) |
| Location Rating
(out of 5) |
4/5
Sector 93, New Gurgaon; proximity to Global City & Cyber City-2
|
5 /5
Sector 76, SPR; close to cyber city 2 and Clover leaf
|
4/5
Sector 93, Gurugram, proximity to Global City, Cyber City-2 |
4/5
Sector 79, near Aravali foothills, SPR Extension Road |
4.5/5
Sector 61, prime location near Golf Course Ext. Road |
| Basement Ventilation | Provided (ventilation + natural light) | Standard ventilation | Standard ventilation | Standard ventilation | Standard ventilation |
| Basement Washroom | Included | Not Included | Not Included | Not Included | Not Included |
| Both-Side Driveway | Yes | Yes | No | Yes | Yes |
| Total No. of Units | 1,468 Units | 444 Units | 1000 Units | 4,000 Units | 1,308 Units |
| Total Area of Project | 27 Acres | 7.3 Acres | 17 Acres | 52 Acres | 20.6 Acres |
| Density (Units/Acre) | ~54 Units/Acre | ~60 Units/Acre | ~60 Units/Acre | ~77 Units/Acre | ~63 Units/Acre |
| Apartment Per Floor | 1 Unit | 1 Unit | 1 Unit | 2 Units | 2 Units |
| Number of Balconies | 3 Balconies | 2-3 Balconies | 2 Balconies | 2 Balconies | 2-3 Balconies |
| Builder Reliability
(out of 5) |
5/5
(High) |
3.5/5
(Emerging) |
4/5
(Moderate) |
3.5/5
(Low) |
4/5
(Moderate) |
| Project Rating(out of 10) | 9/10 | 8.5/10 | 7/10 | 7/10 | 8/10 |
| Price Per Sq. Ft.(avg) | INR 13250/sq. ft. | INR 12500/sq. ft. | INR 11,500/sq. ft. | INR 13000/sq. ft. | INR 15,000/sq. ft. |
| Land Issue | None Reported | None Reported | None Reported | Some Legal Disputes Reported | None Reported |
| Facade Design | Modern, Sleek Mivan Design | Conventional Aesthetic | Conventional Aesthetic Facade | Conventional with Premium Touch | Contemporary with Integrated Design |
| Project Ranking | 1st Place | 2nd Place | 4th Place | 5th Place | 3rd Place |
NOTE- Total No of Units have been counted based on the number of plots in the whole project not the floors launched
You can see the offering from DLF is far better than any other DDJAY. This whole table compare a lot of tangible aspects where you can clearly see what is the better deal in terms of overall value except Signature 93 where pricing is good as compare to other floors.
In all of these, there are still so many intangible factors, that make a Society worth it, which you can actually call home. Moreover, DLF GARDEN CITY is spread in around 200 Acres. It is a whole ecosystem of DLF low rise luxury floors with a lot of commercial planned as well. In a Similar way DLF Phase 6 is also planned for Ultra Luxury high rise premium apartments like DLF Garden city. Even if you are looking for investment, Rents would be better in DLF as compare to other societies. Moreover, Growth Aspect is still there in location of New Gurgaon and SPR(Whiteland) with upcoming planning by Government.
Your decision will depend on various factors like location, pricing, size and other things, so if you need help with the decision making we do offer consultation services in nominal prices. Please click here for Consultation.
IMPORTANT – Now, you will see even though the mazimum plot size is of 150sqm or 179.4 sqyd in DDJAY, you would see Builders like Whiteland have been mentioning 1672 built up area on the Same plot size. It is possible because of the calculation we did, when it comes to including the basement area and balcony size. Whiteland has a bigger basement size around 70 sqft more and lesser balcony size around 14 sqft less which adds in carpet area. When you include it in the calculation that we did for Super Built Up area, it comes out at 1672.
Now the point to be noted in here is you have to make a choice, Would you like to have a proper ventilated basement with natural light in your basement along in smaller area which DLF has provided or you would like to have a bigger basement like Whiteland blissvile 76 or other DDJAY Projects. To provide a ventilated Basement with natural light and powder room, also means increase in Construction Cost as well. It all depends on the choice of an individual but when we see in long term perspective. a proper ventilated basment as provided in DLF 93 can work as a 4th room or Guest Room as it also has a powder room. But you get the point that how a lot of sizes vary even though the maximum plot size is same.
Conclusion – DLF Garden City Envlave 93 is the best DDJAY Floor among other competitors if you include everything that has been offered along with the post construction management and services.
COMPARISON WITH PREMIUM SOCIETIES
This comparison with premium societies isn’t meant to undermine other projects or claim that DLF is inherently superior. The goal is to highlight how remarkable DLF’s offering in the DDJAY segment truly is, especially considering the density, top-tier amenities, and the reliable services that come with a brand like DLF. While some perceive the DDJAY label as catering to a less premium audience, DLF has redefined this category by delivering exceptional value with this project.
The aim of this comparison is to underline how undervalued the project remains, even as prices across the Gurugram market have surged. This is a rare opportunity to secure a unit around ₹2 crore—or potentially even lower with a good deal—while enjoying the benefits of a thoughtfully planned, well-constructed, and amenity-rich community.
Comparison: DLF vs Ashiana Amarah for 3 BHK Units
Now, let’s compare the DLF project with Ashiana Amarah. Ashiana Amarah has two plans for 3 BHK units with carpet areas of 1000 sqft and 1200 sqft. We will compare DLF with the smaller Unit of Ashiana that is with 1000 sq ft Carpet area. The Smaller Unit of Ashiana has 3 Bedroom but 2 Toilets. The current price for the 1000 sqft unit is 2.25 crore. It’s important to note that the price increased from 1 crore to 2.25 crore due to a 5-year lock-in period, with no resale allowed and few investors involved. Both projects have density of 54 Units per acre. We have also mentioned about the amenties offered. The reason why we have chosen to compare it with Ashiana is that it is in the same sector, that is Sector 93 Gurugram and they both were launched at the same time. But Ashiana is being looked upon as one of the best projects.
Unit Details
| Project | Carpet Area | Total Area (Carpet + Balcony) |
|---|---|---|
| Ashiana Amarah (high rise)
Density = 1200 units for 22 acre 54 Units per acre |
1000 sqft | 1190 sqft (1000 + 190 sqft balcony) |
| DLF 93 (low rise)
Density = 1468 Units for 27 acre 54 Units per acre |
862 sqft | 1212 sqft (985 + 227 sqft balcony)
|
Note: The basement is part of the carpet area in the DLF calculation.
Amenities Comparison
| Feature | Ashiana Amarah | DLF Project |
|---|---|---|
| Clubhouse Area | 33,000 sqft + 6,000 sqft kids clubhouse | 2.69 acres (~117,176 sqft) |
| Kids Play Area | 1.5 acres (65,350 sqft) | Included in the overall amenities |
| Total Recreational Space | Approx. 104,000 sqft | Approx. 150,000 sqft |
| Reputation | Popularized for its kid-centric theme | Known as DDJAY but offers premium amenities |
Key Points to Consider:
- Price Analysis: The DLF unit, with comparable carpet area and total space, is priced LOWER to Ashiana Amarah’s 1000 sqft unit at 2.25 crore.
- Construction Quality: DLF is widely regarded as having better construction quality. If you’re considering long-term value, DLF’s reputation and standard of construction are key advantages.
- Amenities: While Ashiana has an impressive range of facilities, including a 33,000 sqft clubhouse and 1.5 acre kids play area, DLF’s 2.69-acre clubhouse is significantly larger. Plus, DLF’s facilities cater to a broader range of needs and are more premium.
- Target Audience: Ashiana Amarah’s focus on family-friendly, kid-centric living appeals to a particular demographic, whereas DLF targets those looking for high-quality, luxury living.
Final Thoughts
Ashiana Amarah is a great project, especially for families looking for a community-focused, kid-friendly environment. However, when compared side-by-side with the smaller Unit of Ashiana of 1000 carpet area, DLF emerges as a good option with similar pricing with superior Mivan construction quality , a larger clubhouse, and extensive amenities for the similar size apartment in Ashian Amarah 93. The amenties offered by DLF are comparable to those found in more expensive projects priced above 3 crore. Now, If you are able to go with low rise option as some people do prefer lower floors then DLF 93 might be a good pick for you.
In conclusion, this comparison was just to show you where does DLF Garden City Enclave DDJAY Floor land when compared with a premium society like Ashiana Amarah 93. Ofcourse, Ashiana is high rise and Dlf Enclave 93 is low rise but then seeing the things offered, it speaks about the quality offering by DLF.
Comparison: DLF vs Cerise Floors in Central Park
Let’s take a look at how DLF stacks up against Cerise Floors in Central Park when it comes to 3 BHK units. Both are low rise floors, but Cerise is 2.5 bhk or you can say 3 bhk, 2 T. Note, Cerise is a part of 1000 acre community of Central Park Flower Valley, Sohna which is in itself a great society to live in. We are comparing the Cerise Floors, a community living of low rise floors which matches the concept of DLF Garden City 93
Unit Details and Pricing
| Project | Carpet Area | Total Area (Carpet + Balcony) | Built-Up Area | Resale Pricing |
|---|---|---|---|---|
| Cerise Floors | 658 sqft | 905 sqft (658 + 247 sqft balcony) | 1210 sqft(32 % loading) | ~1.45- 1.7 crore |
| DLF Enclave | 985 sqft | 1212 sqft (985 + 227 sqft balcony) | 1575 sqft(30% loading) | ~2-2.3 crore |
Note: DLF’s carpet area includes the basement, which is not part of Cerise Floors.
Key Considerations
1. Price per Sqft Analysis
- Cerise Floors: Priced around ₹11,500-₹12,000 per sqft. When we include the terrace (which is optional and not common like DLF 93), and the club pricing, the price goes up to ₹13,500-₹14,000 per sqft.
- DLF Enclave: Current pricing is around ₹13,000-₹14,000 per sqft.
Given these figures, DLF offers a competitive price with better overall value, considering its amenities and construction quality.
2. Amenities Comparison
- Cerise Floors: Does not include a clubhouse as part of the unit. The main club in Central Park is separate and requires a membership fee of ₹20 lakh (previously ₹3 lakh). This means the overall cost for Cerise Floors can climb to ₹1.65 crore (including club membership) and ₹1.75 crore with a terrace.
- DLF Enclave: Includes comprehensive amenities as part of the package, making it a better investment for those looking for a complete living experience.
3. Construction Quality and Density
- Cerise Floors: Offers good quality construction but does not match DLF’s high standard of Mivan construction, which is known for durability and premium finishes.
- DLF Enclave: Known for being the best in construction quality, with lower density per acre. This means longer durability of the homes and better maintenance.
4. Project Features
- Cerise Floors: The floor plan lacks a proper hall, which might be a dealbreaker for some buyers.
- DLF Enclave: Features well-planned layouts with more comprehensive and spacious designs, with a proper ventilated basement & common terrace.
5. Location and Connectivity
- Cerise Floors: Part of Central Park, a well-established township in Sohna. Everything being provided in 1000 acre township only with the location on Main Sohna Road Highway, with Cerise Floors located on a 5 min drive from main gate of Township
- DLF Enclave: Situated in Sector 93, which offers excellent connectivity and future growth potential due to nearby developments like the Global City in Sector 88A and Cyber City-2.
Final Thoughts
Central Park’s Cerise Floors, priced around ₹1.45 crore (or up to ₹1.75 crore with terrace and club membership), present a reasonable choice for those considering township living in Sohna, often referred to as South of Gurugram. However, when you look at the same price bracket of ₹13,250-14,000 per sq. ft., DLF Garden City Enclave 93 offers a much stronger proposition with comprehensive amenities, superior construction quality using Mivan technology, and lower density. This makes it a more appealing option in terms of both lifestyle and investment potential.
If your budget is around ₹1.5 crore and you’re specifically seeking a location like Sohna—away from the hustle and bustle of Gurugram—then Cerise Floors could still work. The construction quality is good, and the community living is well-designed, but when you stack it up against DLF’s offering, it doesn’t match the same value for money or long-term growth potential. DLF is still under construction, but that works in favor of buyers—whether investors or end-users—because the chances of better returns are significantly higher. If you’re open to waiting for nine months to a year, you might even score better resale deals with DLF at ₹13,250 per sq. ft. or possibly even lower.
This isn’t to say that Central Park Flower Valley is not a premium township—it undoubtedly offers world-class amenities like horse riding and a fish pond, which are unique features. However, when you consider rate per sq. ft., future growth opportunities, and location advantages, DLF 93 comes out ahead. Additionally, Cerise Floors are more of an entry-level offering in Central Park, resulting in a mixed gentry, whereas DLF Enclave 93 maintains a consistent gentry because of the same type of units being offered.
Ultimately, it comes down to personal preference and budget, but this comparison highlights how DLF 93 not only matches but surpasses the offerings of Cerise Floors in several aspects, making it an undervalued gem in the current market.
Comparison: DLF Enclave 93 vs Godrej Zenith 89
Yes, Godrej Zenith 89 is marketed as a luxury project by the builder. It’s a high-rise gated community with a prime location on the 135-meter road, offering world-class amenities that promise a lavish lifestyle. We get that. But let’s compare it with DLF Enclave 93, given their close proximity in location.
DLF Enclave 93 is located on an 84-meter road in Sector 93, connecting directly to Pataudi Road and offering seamless access to Dwarka Expressway. Godrej 89, on the other hand, is on the 135-meter road, connecting through the Multi-Utility Corridor to reach Dwarka Expressway. Realistically, it takes about 5 minutes to reach Dwarka Expressway from Godrej Zenith and 7-8 minutes from DLF. Not a game-changer in terms of connectivity, right?
Now, let’s talk numbers.
Godrej Zenith 89 Pricing and Offerings
The starting price for the Smallest 3 BHK in Godrej Zenith 89 is ₹2.6 crore. It’s a high-rise, yes, and they’re offering amenities like a meditation lawn, tennis court, cricket nets, bowling alley, and butterfly garden. These are good amenities, no doubt.
But does that justify a price difference of ₹60 lakh+ compared to DLF Enclave 93 for a 3 BHK? Are these amenities truly ultra-luxury when compared to what DLF is offering? Let’s think about it.
Space Comparison
- The smallest 3 BHK in Godrej Zenith 89 has a super built-up area of 1,676 sqft, a carpet area of 977 sqft, and a balcony area of approximately 250 sqft.
- A 3 BHK in DLF Garden City Enclave 93 has a super built-up area of 1,576 sqft, a carpet area of 985 sqft (including the basement), and a balcony area of around 227 sqft.
Now, is the extra cost worth it for slightly larger balconies and a high-rise tag?
Density Comparison
Here’s where things get interesting.
- Godrej Zenith 89 has 1,314 units spread over 14.2 acres, resulting in a project density of 93 units per acre. And that’s not even counting the 233 EWS units.
- DLF Garden City Enclave 93 has 1,468 units spread across 27 acres, making the density 54 units per acre.
Let’s be real—density matters. Do you want to live in a packed community or one with more breathing room?
Clubhouse Size
Even the clubhouse comparison is worth noting.
- Godrej Zenith 89 offers a 35,000-40,000 sqft clubhouse.
- DLF Enclave 93, despite being a DDJAY project, offers a 117,176 sqft clubhouse.
The Real Question
So, is it reasonable to pay ₹60 lakh+ more for less carpet area, higher density, and so-called “world-class amenities”? What’s more important to you—additional luxury amenities or sustainable, low-density living?
At the end of the day, the choice is yours. Just make sure you’re fully informed about what’s being offered under the labels of “Luxury” and “DDJAY.”
CONCLUSION
The review of DLF Garden City Enclave Sector 93 highlights its unique advantages as a DDJAY (Deen Dayal Jan Awas Yojana) project in Gurugram, showcasing its premium positioning despite its affordability relative to luxury and high-rise projects.
We will be publishing separate, detailed blogs comparing DLF Garden City Enclave 93 with other DDJAY Floors and premium communities like Godrej Zenith 89 and Ashiana Amarah 93. The comparisons provided here are simply to highlight how underrated DLF Garden City Enclave 93 is, often overlooked due to its classification as a DDJAY project.
However, it’s important to note that DLF Garden City Enclave 93 transcends the typical DDJAY project, forming an integral part of the larger DLF Garden City ecosystem, which spans Sectors 91 and 92. This ecosystem encompasses approximately 200 acres of thoughtfully planned development, with Enclave 93 being the final addition to this vibrant community.
Additionally, we will explore comparisons between DLF Garden City Floors 91 & 92 and DLF Garden City Enclave 93, offering insights into the unique offerings of each within this ecosystem.
This blog aims to provide you with accurate and valuable information that many brokers and agents may not share. Our goal is to ensure you have the clarity to make an informed decision. If you need further assistance, feel free to reach out—we also offer consultation services to guide you.