Title Security
Khasra numbers, older title documentation, mutation histories and co-ownership structures can make comparable-evidence research substantially more complex than a conventional plotted property.
DELHI PROPERTY OWNER'S GUIDE
Delhi’s Property Types Each Requires a Specific Methodology
A Delhi builder floor is not valued in the same way as a DDA flat. An urban village / Lal Dora property does not present the same title and marketability questions as a cooperative group housing society. A government employee housing property can carry an entirely different allotment and conveyance history.
Understanding what you own is therefore the starting point for understanding the relevant Government Approved Valuation methodology, comparable evidence and statutory context.
01 Builder Floor
02 Lal Dora
03 DDA Flat
04 Group Housing
05 Government Housing
TYPE 01
BUILDER
FLOOR DELHI'S DISTINCTIVE
RESIDENTIAL PRODUCT
FLOOR DELHI'S DISTINCTIVE
RESIDENTIAL PRODUCT
DELHI PROPERTY TYPE
The Delhi Builder Floor
The Delhi builder floor is a property type largely unique to Delhi and a few other North Indian cities. It exists almost nowhere else in India at the same scale.
A typical builder floor involves a residential plot, often in a planned colony, on which a building of independent floors is constructed. Each floor can be sold separately with its own sale deed and undivided share of land.
Unlike a flat in a multi-storey housing society, the builder floor does not operate through the same cooperative-society maintenance structure. Each floor owner's title relates to the relevant floor together with the corresponding undivided land interest.
Greater Kailash I & II
South Extension
Lajpat Nagar
Malviya Nagar
Defence Colony
Hauz Khas
Green Park
Punjabi Bagh
Why a Builder Floor Requires Specific Valuation Treatment
01
Floor Premium / Discount
Ground, first, second and third floors can trade differently depending on garden access, parking, terrace rights, lift availability and location. The floor adjustment in a Section 34AB certificate is therefore locality-specific.
02
Age & Construction Quality
Many Delhi builder floors were developed during the 1980s and 1990s. Construction quality and building condition affect the condition adjustment and DRC component.
03
Parking Rights
Stilt parking, dedicated parking and shared plot parking can materially affect the market value of a builder floor, particularly in congested planned colonies.
04
Comparable Evidence
For retrospective valuation, the relevant evidence can require detailed research of registered transactions and historical market evidence for the locality.
CAPITAL GAIN CONTEXT
The Builder Floor’s Section 55(2)(b) Challenge
Delhi's planned colonies saw substantial builder-floor development during the decades before 2000. Owners selling properties acquired during earlier periods may require a retrospective fair market value as on 1 April 2001 for capital-gain computation.
This makes historical comparable research particularly important for owners seeking a Section 55(2)(b) valuation certificate for an older Delhi builder floor.
TYPE 02 · DELHI PROPERTY TYPE
Urban Village & Lal Dora Properties
Delhi's urban villages retain a property landscape shaped by historical revenue boundaries, village settlement patterns and varying degrees of regularisation.
LD
LAL DORA
From Revenue Village to Urban Property
The original Lal Dora represented the village settlement boundary on historical revenue maps. Extended Lal Dora areas emerged as Delhi's urban growth expanded around established villages.
Delhi contains numerous revenue villages within its administrative boundaries. Many were progressively surrounded by planned urban development while retaining elements of their original village settlement identity.
Marketability
Informal or incomplete documentation can reduce the effective buyer universe, particularly where purchasers depend on bank financing and clear title documentation.
Construction Quality
Dense village construction patterns and varying structural standards make physical and structural assessment an important part of the valuation context.
Comparable Evidence
IGRS Delhi registry evidence can be useful, but research may require detailed knowledge of the village, khasra numbering and relevant revenue records.
Key Delhi Urban Villages
Hauz Khas
Shahpur Jat
Adchini
Mehrauli
Vasant Gaon
Lado Sarai
Munirka
Chhattarpur
Satbari
Ghitorni
Mahipalpur
TYPE 03 · DDA HOUSING
DDA Flats — The Conveyance Question
A DDA flat can carry a long allotment history. Understanding the distinction between allotment, possession, conveyance and freehold status is central to the owner's valuation context.
01
Allotment
DDA allotment and scheme documentation establish the property's historical starting point.
02
Possession
Possession documentation forms part of the ownership and property-history record.
03
Conveyance
The execution and registration of the conveyance deed changes the title documentation position.
04
Valuation
The valuation considers the relevant title, scheme and comparable-evidence context.
Why DDA Flats Need Scheme-Specific Research
DDA has developed housing across many decades and numerous housing schemes. Its official housing material records the long history of DDA housing activity and distinguishes different allotment and conversion processes. :contentReference[oaicite:1]{index=1}
A DDA flat in Dwarka does not necessarily present the same evidence set as one in Rohini, Vasant Kunj, Janakpuri or Paschim Vihar. Scheme vintage, specifications, location and title documentation can all affect the comparable set.
Conveyance Executed
The property can be assessed using the relevant registered comparable DDA transactions from the same or appropriately comparable scheme and locality.
Conveyance Pending
The incomplete title position can affect marketability and needs to be specifically considered and documented rather than treating every DDA flat identically.
Scheme Vintage
Older DDA schemes can differ substantially in flat size, specifications, layout and construction characteristics from later schemes.
Outstanding Dues
Where relevant, outstanding DDA dues and related obligations can form part of the valuation review and should be identified in the documentation.
TYPE 04
Group Housing Societies
Between the builder floor and the conventional DDA flat.
COOPERATIVE GROUP HOUSING
A Society Structure Creates Its Own Valuation Questions.
Delhi's cooperative group housing societies occupy an important middle ground between builder floors and DDA flats. Members hold apartments together with their defined interest in the underlying land and society structure.
Share Certificate
The member's documentation may include a society share certificate and allotment documentation. Transaction evidence may therefore not appear in exactly the same way as a conventional registered sale deed.
Maintenance Quality
Maintenance quality, common-area condition, lifts and building upkeep can influence market positioning and value.
Redevelopment
For older societies, potential redevelopment viability can become a relevant factor in an assessment, particularly where existing development and future planning potential differ.
Parking Rights
Stilt parking, covered parking and formal parking allocation can materially affect the value of an individual apartment.
Civil Engineer's Perspective
Building condition and common-area assessment can form an important part of a Section 34AB valuation certificate for group housing property.
TYPE 05 · GOVERNMENT EMPLOYEE HOUSING
Government Employee Housing Allotments
Government accommodation and privately owned property purchased by government employees are two different valuation contexts and should not be treated as the same asset category.
01
GPRA
General Pool Residential Accommodation
GPRA, managed by the Directorate of Estates, provides government-allotted accommodation to serving Central Government employees.
Important distinction
GPRA is a service accommodation arrangement,
not a conventional private-property valuation
asset.
02
POST-RETIREMENT
The Private Property Purchase Pattern
A different valuation question arises when a senior government employee purchases a private residential property ahead of retirement and the eventual surrender of government accommodation.
Such a property can require a bank mortgage valuation, a future capital gain valuation, or another Section 34AB assessment depending on the purpose.
03
COLONIES
Department-Specific Housing
Some departments have operated their own residential colonies or housing programmes, creating different plot, building and title-documentation structures.
WHAT THE VALUER NEEDS TO ESTABLISH
Government Employee Housing Documentation Matrix
01
Allotment Status
What was allotted and under which scheme or department?
02
Conveyance
Has the purchase option been exercised and conveyance executed?
03
Title Documents
Which documents establish the current ownership position?
04
Comparable Evidence
Which transactions provide appropriate evidence for this specific property?
WHAT DO YOU OWN?
Your Property Type Is the Starting Point.
Builder floor, Lal Dora property, DDA flat, group housing apartment or government employee colony property — tell us what you own and why you need the valuation.