A Window Into the Locality
The village of Khandsa lies peacefully amidst the arterial roads of Gurugram that have witnessed rapid urbanization in recent times. This village lies along the road called Khandsa Road and is surrounded by the highway NH-48, the road known as Pataudi Road, and the warehousing and industrial belt of the old Gurugram city. It carries a unique charm that differentiates it from the tall buildings and skyscrapers of Cyber City and Golf Course Road. The lanes of this place, traditional dwellings, and market areas are accompanied by residential floors of builders, industrial spaces, and new commercial pockets that have developed in the last two decades.
There are two aspects that characterize Khandsa Village, namely the residential aspect as well as logistics-related aspect. On one hand, the locality of Khandsa Village serves as a convenient option for home buyers who want to live comfortably while being close to industrial estates such as Udyog Vihar, IMT Manesar, and Sector 18. These are commercial centers where many businesses are established. On the other hand, this place is preferred by investors for logistics purposes.
Snapshot at a Glance
Location: Western Gurugram, along Khandsa Road off NH-48
Type: Mixed-use locality with village core and surrounding modern development
Nearby Sectors: Sector 10A, Sector 37, Sector 11, Pace City 2, Udyog Vihar Phase 6
Key Road Corridors: Khandsa Road, NH-48, Pataudi Road
Nearest Railway Station: Basai Dhankot Railway Station
Nearest Metro: HUDA City Centre Metro (via Sector 39 connector)
PIN Code: 122001 / 122004
Property Mix: Independent houses, builder floors, plots, industrial units
Civic Authority: Municipal Corporation of Gurugram (MCG)
Notable Strength: Affordability paired with strong road connectivity
Why This Pocket Stands Out
What makes the Khandsa Village an interesting location is a mixture of features that make it stand out both from the traditional neighborhoods as well as newer expressways. It lies at a strategically important point between NH-48 and the older Pataudi Road belt, giving direct access to Delhi, IGI Airport, and Manesar through routes free of the traffic that fills up inner city roads. In terms of value for money, land rates are relatively low compared to its immediate organized sectors, thereby attracting young professionals in the neighborhood, salaried employees working in neighboring industrial belts, as well as local traders looking for work-cum-residence accommodation.
Also, what differentiates Khandsa Village is its actuality in the present context. Multigenerational family homes still exist within the village setting, and there are more recently built flats that house working professionals. Local markets on Khandsa Road function around the clock from early morning till late evening and offer basic requirements such as groceries, vegetables, and snacks at relatively cheap prices compared to modern shopping plazas in central Gurugram. With time, the perception of Khandsa Village has changed from being a periphery village to a legitimate residential choice within the urban context.
Reach & Linkages Across NCR
Another important reason why Khandsa Village is considered better than any other residential area in Gurugram is its connectivity. Its proximity to NH-48 (Delhi-Jaipur Expressway) gives it a major advantage, as the highway acts as the backbone of movement in the region. Pataudi Road connects the locality to Manesar and the industrial belt, whereas the local connector roads help to connect this locality to Sector 10A, Sector 37, and Udyog Vihar in about fifteen minutes. There is a Basai Dhankot Railway Station, which can be reached within twenty to twenty-five minutes by road.
Civic Fabric & Daily Essentials
It is important to note that the civic and social fabric of the Khandsa Village area has become very advanced in the last ten years despite maintaining its semi-organic nature. This is because there exists a hierarchy of facilities where the basic services needed on a day-to-day basis can be accessed right in the heart of the village itself, but high-level services like multispecialty hospitals, malls, and good schools are available nearby in other sectors of the region.
Schools in the Vicinity
St. Michael's Senior Secondary School — A well-regarded neighbourhood school offering CBSE curriculum with strong local enrolment.
Kendriya Vidyalaya No. 2, Sohna Road — A government-run school known for affordable, structured education.
Government Senior Secondary School, Khandsa — A local public school serving primary and secondary education needs.
DPS Sushant Lok — A reputed CBSE school within a fifteen-minute drive offering wider extracurricular options.
Vega Schools, Sector 48 — A modern progressive school accessible via Sohna Road, attracting families seeking experiential learning.
Healthcare Access
Ayushman Hospital and Trauma Centre — A nearby emergency and general care facility serving the locality.
Mayom Hospital — A multi-specialty hospital located within a short driving radius offering surgical and diagnostic services.
Gautam Hospital — A neighbourhood hospital catering to general medicine and routine care needs.
Vaishnavi Nursing Home — A local maternity and general nursing facility within the area.
Park Hospital, Sector 47 — A reputed multi-specialty hospital reachable within twenty minutes via internal roads.
Shopping & Retail Pockets
Khandsa Village Local Market — A bustling daily market lining the main road with kirana stores, vegetable vendors, and clothing shops.
Omaxe Gurgaon Mall, Sohna Road — A nearby organised retail destination for branded shopping and family dining.
Sector 14 Market — A traditional shopping hub reachable within fifteen minutes offering electronics, garments, and groceries.
MGF Metropolitan Mall, MG Road — A premium mall accessible within twenty-five minutes for cinema, fashion, and dining.
Sadar Bazaar, Old Gurgaon — A heritage wholesale and retail market within a short drive for textiles, hardware, and bulk goods.
Day-to-Day Living Conveniences
Frequent availability of app-based cabs, autos, and shared shuttles operating along Khandsa Road and NH-48.
Multiple petrol stations, banks, ATMs, and pharmacy chains distributed along the main artery.
Active vegetable and fruit mandis operating in the early hours with competitive pricing.
Local gyms, salons, small eateries, and tailoring services embedded within the village commercial pockets.
Repair shops, hardware stores, and electrical services located along the main road serving residential and industrial demand.
Real Estate Landscape & Property Choices
Khandsa's property profile is characterized by its dual identity, being both an old village and a new urban settlement. The primary asset types comprise independent houses constructed on plots of various sizes, builder floors constructed by small and medium-sized local developers, and increasing numbers of middle segment apartments located towards the periphery. There are also many industrial plots, godowns, and small warehouses that can be acquired at affordable prices due to its proximity to important road networks, such as the NH-48 and Pataudi Road. Moreover, property prices are amongst the lowest in central Gurugram, with prices for builder floors and plot properties far below the city average.
From an investment perspective, Khandsa represents a sound choice for those interested in entering the Gurugram property market while still enjoying realistic appreciation opportunities. Its proximity to other sectors, the ongoing upgrading of road networks like NH-48 and Pataudi Road, and increasing demand from workers in surrounding industrial estates all contribute to its promising rental and resale potential. For end-users, the locality presents itself as a cost-effective choice, given its low acquisition costs, generous plot sizes per rupee, and convenient location near employment centers without having to pay premiums for organized sectors next door.
Nearby Residential Projects
Nearby Commercial Projects
Rental Yields & Buyer Perspectives
Rental transactions in Khandsa Village take place primarily in the affordable to mid-segment range. Prices for renting builder floors, consisting of either 1 BHK or 2 BHK, can vary anywhere from ₹8,000 to ₹20,000, depending on the location of the unit relative to the main road. On the other hand, prices for 3 BHK units and independent floors are more likely to be between ₹18,000 and ₹35,000 per month. The majority of tenants are comprised of factory workers, factory supervisors, junior-level managers, and small businessmen connected to the areas of Udyog Vihar, Pace City, and Manesar. High occupancies and stable rentals result due to the high availability and proximity to employment centers in the area.
The locality offers one of the most convenient opportunities for first-time investors and buyers to enter the central Gurugram property market. Independent floors and small plots with relatively low ticket sizes represent an easy opportunity for both young professionals and investors. While the former can find relatively affordable prices for residential units, the latter sees the property as a value investment that can potentially be reaped from urbanisation, improvement of infrastructure along NH-48 and Pataudi Road, and the spillover of demand from adjacent zones that
Frequently Asked Questions
1. Where does Khandsa Village lie within the territory of Gurugram?
This locality is located in the west of Gurugram and can be found on Khandsa Road, next to NH-48 and Pataudi Road. It is surrounded by Sector 10A, Sector 37, Udyog Vihar Phase 6, and Pace City 2.
2. What type of real estate can be found in Khandsa Village?
There are some standalone houses of villagers, flats of builders for 2 BHK and 3 BHK, land for residence, and industrial plots along with warehouses.
3. How good are connectivity options from Khandsa Village to Delhi and Airport?
Very good. It takes around 30 to 40 minutes to reach IGI Airport via NH-48 and just an hour to go to the heart of Delhi. Local connectivity to Cyber City, Udyog Vihar, and HUDA City Centre is also good via local roads and metro feeder services.
4. Name the nearest metro station to the locality.
The HUDA City Centre metro station on Yellow Line is more common among residents, which can be reached in 20 to 25 minutes via road mode. IFFCO Chowk metro station can also be reached for those travelling to Delhi.
5. Are there any good schools near Khandsa Village?
Yes. There are good schools available nearby, like St. Michael's Senior Secondary School, Kendriya Vidyalaya No. 2 on Sohna Road, and Government Senior Secondary School, whereas DPS Sushant Lok and Vega Schools are within 15 to 20 minutes of the locality.
6. Is the locality suitable for family life?
Locality would be good for working-class families and migrants who are working in nearby industrial zones. However, if families seek advanced civic amenities, they can go for organised sectors surrounding the village.
7. How much investment potential does the locality have?
The investment potential of this property depends upon the affordability, strong connectivity via road, and close proximity to multiple employment zones. Appreciation in the value of land would be reasonable owing to improved surrounding infrastructures and further expansion of Gurugram.
8. How does the rental market work in this area?
There is steady demand for rentals, primarily coming from the workforce employed at Udyog Vihar, Pace City 2, and other industries in the Manesar belt. Rentals vary from ₹8,000 per month for small apartments to ₹35,000 per month for larger independent floor spaces, providing excellent returns for investors looking at the affordable segment.
9. What are the primary civic issues raised by the local residents?
Issues cited by residents include crowded inner roads, periodic flooding during the monsoons, inadequate parking facilities, and poor maintenance of roads. These are all a result of the organic nature of the locality and will be addressed slowly as civic amenities improve.
10. How does Khandsa Village compare to the surrounding sectors?
While Sector 37, Sector 10A, or other organized sectors on Sohna Road may offer better civic amenities, their prices are much higher. In comparison, the locality provides cheaper options with larger plot sizes per rupee spent.
Government & Administrative Profile
The locality acts as an element of the urban-village ecosystem, which is controlled by the Municipal Corporation of Gurugram (MCG). The planning and land-use aspects are co-managed by the HSVP and DTCP, Haryana. The village possesses a recognized revenue record in the Gurugram Tehsil, and the sub-registrar office responsible for registering properties is situated within the Khandsa Revenue Office Building near Sector 39, close to the HUDA City Centre metro station. The civic utilities like water supply, road maintenance, sanitation, and street lighting are managed through the MCG system. The industries and warehouses operate partially within the jurisdiction of the Haryana State Industrial and Infrastructure Development Corporation (HSIIDC).
Locational Category: Urban Village within Central-Western Gurugram
City: Gurugram
Common Name: Gurgaon
District: Gurugram District
State: Haryana
Country: India
Region: National Capital Region (NCR)
PIN Code: 122001 / 122004
Tehsil: Gurugram Tehsil
Sub-Registrar Office: Khandsa Revenue Office Building, near Sector 39
Administrative Authority: Municipal Corporation of Gurugram (MCG)
Development Authority: Haryana Shahari Vikas Pradhikaran (HSVP)
Town Planning Body: Department of Town and Country Planning (DTCP), Haryana
Industrial Infrastructure Authority: Haryana State Industrial and Infrastructure Development Corporation (HSIIDC)
Police Jurisdiction: Gurugram Police Commissionerate, Khandsa Police Post
Primary Road Connectivity: Khandsa Road, NH-48, Pataudi Road
Public Transport Access: App-based cabs, autos, city buses, metro feeder routes
Nearest Railway Station: Basai Dhankot Railway Station (approx. 3 km)
Nearest Airport: IGI Airport via NH-48 (approx. 22 km)
Nearby Commercial Zones: Udyog Vihar Phase 6, Pace City 2, Sector 18, IMT Manesar
Property Landscape: Independent Village Houses, Builder Floors, Plots, Industrial Units
Urban Infrastructure Status: Organically Developed Urban Village with Improving Civic Amenities
Dominant Usage Pattern: Mixed Residential, Light Industrial, and Local Commercial
Strategic Importance: Affordable residential and logistics-friendly pocket within the central Gurugram employment belt
Closing Thoughts
Khandsa Village is the other side of the same real estate tale – one that is a parallel journey of success of Cyber City, Golf Course Road, and the Dwarka Expressway of Gurugram. This area is not trying to compete with these elite locations but is carving its own space based on affordable properties, authentic feel, and connectivity. For salaried professionals, factory managers, small businessmen, and migrating families looking to settle down in Gurugram, which is considered to be the most costly market in India, this is an achievable dream.
From the investor's point of view, there is a great deal of merit in investing in Khandsa Village. Tickets here are amongst the cheapest in central Gurugram, while the surrounding environment of industrial zones and organised sectors keeps the flow of tenants and the growth of property prices steady. The development of infrastructure and the upgradation of NH-48 and Pataudi Road, along with the spilling over of the demand from adjoining premium locations, augur well for the future here.
Moving forward, the chances of Khandsa Village becoming a perfectly planned neighbourhood are slim, and that is indeed its great asset. It will remain a functional community where the authenticity of a heritage village exists in conjunction with its practicality as an urban environment, providing a viable and accessible home base for Gurugram’s multitudes of workers. For those who value performance over style and substance over show, Khandsa Village should not be overlooked in the context of a balanced real estate portfolio in Gurugram.
