Gurugram S+4 Policy: 32,024 Permissions Under Scrutiny

Gurugram's stilt-plus-four (S+4) housing policy faces legal uncertainty after the Punjab and Haryana High Court stayed the July 2024 notification on April 2, 2026.

The Haryana Department of Town and Country Planning (DTCP) reported that 32,024 S+4 construction permissions had been granted in Gurugram up to that date, raising questions about building approvals, property registrations and homebuyer investments.

What Is Gurugram's Stilt-Plus-Four Policy?

The S+4 model permits four residential floors above a stilt level intended for parking.

It allows owners and developers to create multiple independent homes on a single plot, particularly in Gurugram's plotted colonies.

However, residents' welfare associations have raised concerns about increasing population density and pressure on roads, water supply, sewerage, drainage and parking.

Complaints have also involved alleged conversions of stilt parking into residential or commercial spaces and paying guest accommodations operating in areas with narrow roads.

How Haryana's S+4 Rules Changed

In March 2019, Haryana issued instructions allowing the fourth floor to be treated as an independent residential unit. Instructions issued in September 2019 also permitted the purchase of additional development rights.

The government froze S+4 approvals in February 2023 and appointed an expert committee headed by retired bureaucrat P Raghavendra Rao.

Following the committee's recommendations, the policy was revived on July 2, 2024, with additional restrictions.

Under Clause 8 of the 2024 instructions, building-plan approvals and occupation certificates could be withdrawn if the stilt area was enclosed fully or partially.

On April 2, 2026, the high court stayed the July 2024 notification and restrained further approvals and occupation certificates under the policy.

How Many Buildings and Permissions Are Affected?

In an affidavit before the high court, DTCP director-general Dr J Ganesan said 32,024 permissions had been granted in Gurugram up to April 2, 2026.

• 18,719 approvals: Building plans in private licensed colonies.
• 13,305 approvals: Buildings in Haryana Shehri Vikas Pradhusv sectors.
• 8,602 buildings: Occupation certificates issued, according to DTCP.
• 15,447 building plans: Approved in private licensed colonies within the Gurugram-Manesar Urban Complex.

Of the 15,447 plans, 9,625 were sanctioned before July 2024, while 5,822 were approved between July 2, 2024, and the court's April 2, 2026, stay.

Also Read: Haryana and Sweden Sign ₹4,000 Crore Investment Deals

What the Dispute Means for Homebuyers

Buyers' legal and financial positions depend on their sanctioned building plans, construction status, occupation certificates, sale agreements and registration documents. Completed homes, under-construction properties and units awaiting approvals may face different circumstances.

Haryana increased stamp duty rates for independent-floor registrations in December 2024, alongside revisions to circle rates.

The rate used for floor registrations rose from Rs 7,150 to Rs 9,300 per sq ft, according to published reports. The current legal uncertainty also raises questions about transactions awaiting necessary clearances.

Advocate Ritu Bhariok, legal adviser to the Federation of Affordable Home Buyers, said authorities need to clarify the status of existing approvals and occupation certificates.

She emphasised balancing buyer protection with infrastructure requirements.

Also Read: Gurugram Senior Living Attracts NRIs and Retirees in 2026

Key Takeaways

• The high court stayed Haryana's July 2024 S+4 notification on April 2, 2026.
• DTCP reported 32,024 permissions across Gurugram up to the stay date.
• Existing approvals and registrations are not automatically invalidated solely because a property falls under the S+4 category.
• Buyers should obtain an independent legal review before making further payments or entering resale agreements.

Buyers can consult the home ownership guide on PropTech Pulse.

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