Thousands of investors in Gurgaon today are sitting on properties that nobody wants to buy.
Not because the market is bad. Not because real estate has failed them.
But because they invested in the wrong project, without asking the right questions first.
This blog is not about scaring you away from real estate. It is about making sure that when you invest your hard-earned 2–3 crores, you do it with your eyes open.
Why Most Investors in Gurgaon Get It Wrong
Here is a pattern we see constantly at CountryRoof:
A buyer walks in, ready to invest. He has saved for years. Maybe it is 2 crores, maybe 3. He wants to grow it. He meets a broker.
And the broker does what brokers do best — tells a great story.
"Sir, fantastic project. Prime location. Amazing payment plan — just 25% now, nothing for the next 3 years. And exit? Don't worry, we'll handle it for you."
The buyer then asks the only question he thinks matters: "What discount will I get?"
He negotiates hard. Gets 2–3 lakhs off. Feels like he won.
And then invests crores in the wrong project.
The discount saved him 3 lakhs. The wrong project will cost him far more — in locked capital, zero appreciation, and an exit that never comes.
The "My Uncle Invested Here" Trap
There is one more scenario that we have seen ruin investors — and it is the most painful one.
"My friend invested here. My relative bought in this project. I assumed they had done the research."
They hadn't. And when you follow someone who hasn't done their homework, you both end up in the same place — stuck.
Before you invest, ask yourself: Do I actually know why this project is a good investment? Or am I just trusting someone else's confidence?
The Questions You Must Ask Before Investing in Any Gurgaon Project
At CountryRoof, before we recommend any project to our clients, we run through these:
Does the location justify the price being asked?
What is the developer's actual delivery track record — not what they promise, but what they have done?
Has there been a pattern of delays across their previous projects?
What does the secondary market look like? Can you actually exit when you need to?
Who else is in the project — end users or mostly investors?
These are not complicated questions. But most buyers never ask them. And that is exactly what developers and brokers count on.
Project Alert: Adore The Select Premia — Sector 77, Gurgaon
One project that has been heavily marketed in Gurgaon recently is Adore The Select Premia, located in Sector 77 on the Southern Peripheral Road (SPR).
We are not writing this to target any individual or create unnecessary controversy. We are writing this because, as a responsible advisory firm, it is our job to give you the full picture — not just the marketing pitch.
Here is what you need to know.
Who Is Adore Real Estate? The Background That Matters
Adore Real Estate is a Faridabad-based developer. Their primary experience has been in the affordable housing segment — both in Faridabad and in parts of Gurgaon.
Here is what we have observed and documented through our years of working in this market:
1. Construction Quality Has Been a Consistent Problem
Adore handles construction in-house. We specifically highlight this because it means there is no independent contractor accountability. Across multiple Adore projects, buyers have reported serious C-certificate (Completion Certificate) issues that have never been resolved — even in projects that are years old.
2. Delays Are Not an Exception — They Are a Pattern
Projects that were launched 5 years ago are still not near possession. This is not a one-time delay due to COVID or market conditions. It is a systemic pattern across their portfolio. Some projects remain undelivered after 5+ years.
3. Cancellations in Commercial and Plot Projects
In Faridabad, multiple Adore commercial and plot projects have seen cancellations, where buyers who waited 3–4 years were eventually pushed toward refunds rather than receiving what they were promised.
4. Complaints Across the Board
Consumer forums and real estate review platforms carry a significant volume of complaints against Adore projects. Satisfied buyers — particularly in the affordable segment — are rare.
Bottom line on the developer: Poor construction quality, systemic delays, project cancellations, and a long trail of unresolved complaints. This is the track record that Adore brings to its new Gurgaon launch.
The "DLF 6 Vicinity" Marketing Angle — What It Really Means
Here is the sales pitch you will hear about Adore The Select Premia:
"It's in the DLF 6 vicinity. The location is premium. You are getting a great deal."
The developer is using this positioning. So are brokers. And buyers are purchasing on this basis — believing they are investing in a DLF-level location.
Let us be direct about what DLF 6 vicinity actually means for this investment:
The same area already has M3M, DLF, and Whiteland actively developing projects. These are A-grade developers with established brand equity, superior construction quality, and proven delivery records. In the coming years, more premium developers will enter this micro-market.
In a neighbourhood where the competition is that strong, a project with Adore's construction quality and delivery track record will struggle to hold its value, let alone appreciate.
The location is an advantage. But the location alone cannot override the developer risk.
The Exit Problem Nobody Is Talking About
Here is a question that almost no buyer asks at the time of purchase: "How exactly will I exit this investment?"
Adore The Select Premia has been heavily pre-sold to investors. The inventory sitting in the market is largely held by investors, not end-users.
Think about what happens at possession time: 40–50 investors try to exit simultaneously. Every one of them is looking for a buyer. Supply floods the market. There are no end-users to absorb it.
Who pays a premium when everyone is selling?
This is not speculation — it is a pattern that plays out repeatedly in investor-heavy projects across Gurgaon. The broker's promise of an "easy exit" evaporates the moment you actually need one.
What CountryRoof Recommends Instead
We are a real estate advisory firm — CountryRoof.in. We work with serious investors and homebuyers across Gurgaon and Delhi NCR.
Our job is not to sell you a unit and collect a commission. Our job is to make sure that the 2–3 crores you invest today gives you the outcome you are expecting — appreciation, a reliable exit, and a developer who delivers what they promise.
Before investing in any project, here is what we recommend:
✅ Verify the developer's delivery history — not promises, actual possession dates vs. committed dates
✅ Check C-certificate status on their existing projects before trusting them with a new one
✅ Understand the buyer mix — an investor-heavy project is a red flag for exit liquidity
✅ Assess real competition in the vicinity — a good location surrounded by better developers is a disadvantage, not an advantage
✅ Get a concrete exit plan in writing — "we'll handle it" is not a plan
The Bottom Line
Adore The Select Premia in Sector 77, Gurgaon has one genuine advantage — its location on SPR with proximity to premium developments.
But a good location with a developer who has a track record of delays, poor construction quality, C-certificate issues, and project cancellations is a combination that should give any serious investor serious pause.
If you are planning to invest 2–3 crores in Gurgaon real estate, you owe it to yourself to look beyond the marketing pitch.
We are here to help you do exactly that.
Talk to a CountryRoof Advisor Before You Decide
We offer honest, research-backed property advisory — no hidden agendas, no builder pressure.
📞 +91 98737-02365 🌐countryroof.in 📧 info@countryroof.in
CountryRoof — Smart Real Estate Starts Here.
Disclaimer: This blog is published for educational and investor awareness purposes. The views expressed are based on CountryRoof's independent market research and field observations. This does not constitute legal or financial advice. Readers are encouraged to conduct their own due diligence before making any investment decision.