M3M Projects in Sector 113 & 111 represent two distinct investment propositions along Gurgaon’s Dwarka Expressway corridor. Sector 113 delivers a mixed-use, high-energy ecosystem anchored by the 250-acre Smart City Delhi Airport (SCDA) master plan, while Sector 111 offers a more exclusive, low-density residential character closer to the Delhi border. Both sectors sit within M3M’s largest contiguous land bank in Delhi NCR, yet they cater to different buyer profiles, risk appetites, and return timelines. This review breaks down every active M3M project across both sectors, compares price points, possession schedules, and connectivity drivers, and gives you a clear framework for deciding where your capital works harder.
Data Disclaimer: All prices mentioned below are indicative asking rates compiled from current market data (August 2026), not guaranteed transaction values or returns. Figures reflect listing trends across multiple channels and may vary based on unit positioning, floor level, and negotiation. Buyers should verify current rates directly with the developer or an authorized advisor before making decisions.
Key Takeaways
- M3M Projects in Sector 113 & 111 are both part of M3M’s Smart City Delhi Airport (SCDA) development, a 250-acre integrated township straddling Dwarka Expressway.
- Sector 113 offers mixed-use energy with residential, commercial, and retail inventory — best suited for buyers seeking rental yield and early-stage appreciation.
- Sector 111 leans toward exclusive, luxury-focused residences with lower density — ideal for end-users and long-term capital preservation.
- M3M Capital (Sector 113) is now offering possession (from September 2025), with 2.5/3 BHK units starting around ₹1.70 crore.
- M3M Crown (Sector 111) is under construction with possession expected January 2028; 3 BHK units list at ₹2.56–4.27 crore.
- M3M Mansion (Sector 113) commands the highest entry point in either sector at ₹4.50–8.0 crore, targeting ultra-HNI buyers.
- M3M Elie Saab (Sector 111) is a branded ultra-luxury offering with 4 BHK units averaging ₹34,740 per sq. ft. and possession slated for September 2032.
What Is Smart City Delhi Airport (SCDA)?
Smart City Delhi Airport is M3M’s flagship integrated development spanning approximately 250 acres across Sectors 113 and 111, positioned directly on the Dwarka Expressway. The master plan envisions a self-contained district with residential towers, commercial hubs, retail high streets, SCO plots, hospitality components, and extensive green infrastructure. Both sectors fall within this macro development, yet they serve different functions within the broader ecosystem.
Sector 113 functions as the commercial and residential heart of SCDA. It hosts the bulk of M3M’s retail and office inventory alongside high-rise residential towers. The sector’s wider roads and larger parcel sizes accommodate mixed-use zoning, making it the activity center for the entire development. Sector 111, by contrast, sits closer to the Delhi border and has been planned with a more residential-first character. The projects here — M3M Crown, M3M Elie Saab, and M3M Jacob & Co Residences — emphasize lower-density living, larger apartment formats, and branded luxury positioning.
Is SCDA a good long-term bet? Yes — the scale of land aggregation (250 contiguous acres by a single developer) is rare on the Dwarka Expressway. It allows integrated infrastructure planning, unified security, and consistent maintenance standards that fragmented developments cannot match. The proximity to IGI Airport (roughly 7–10 minutes), Yashobhoomi Convention Centre (5 minutes), and the upcoming Diplomatic Enclave gives this micro-market a structural demand advantage over more distant sectors.
M3M Projects in Sector 113: The Mixed-Use Hub
Sector 113 houses four active M3M residential projects and multiple commercial/retail components. This sector is where M3M has concentrated its volume inventory, making it the entry point for most investors in the SCDA ecosystem.
M3M Capital
M3M Capital is a 10-acre development with 6 high-rise towers (G+36) offering 800 units in 2.5 and 3 BHK configurations. Sizes start at 1,300 sq. ft. for 2.5 BHK units. The project secured RERA registration under RC/REP/HARERA/GGM/531/263/2022/06 (Phase 1) and RC/REP/HARERA/GGM/612/344/2022/87 (Phase 2), and possession began in September 2025. Current listing data shows 2.5 BHK units starting near ₹1.70 crore, with 3 BHK options extending to approximately ₹4.50 crore. The project features a 60,000 sq. ft. clubhouse, 4-star GRIHA rating, and golf-style residence positioning.
For investors, M3M Capital offers the shortest wait-to-rent timeline among all SCDA projects. With possession already underway, buyers can evaluate actual construction quality before committing, reducing execution risk. The 2.5 BHK format is particularly suited to the rental market serving airport professionals and Yashobhoomi event staff.
M3M Mansion
M3M Mansion is the ultra-luxury flagship of Sector 113. Spread across a generous land parcel, it offers 3.5 and 4.5 BHK smart homes with private lift lobbies, sky lounges, and concierge-grade services. Current market data places entry prices at ₹4.50 crore, extending to ₹8.0 crore for larger configurations. Possession is expected around February 2032.
This project targets buyers who want the SCDA location advantage without compromising on exclusivity. The higher ticket size means thinner resale liquidity compared to M3M Capital, but the unit scarcity (fewer total apartments than Capital) supports stronger per-square-foot appreciation over a 7–10 year hold.
M3M St. Andrews
M3M St. Andrews (also referenced as St. Andrews 2.0) is positioned as a premium residential offering in Sector 113 with prices starting around ₹6.75 crore. The project emphasizes golf-facing units and a club-centric lifestyle. While specific configuration details are limited in current listings, the pricing places it between M3M Capital and M3M Mansion in terms of positioning — premium but not ultra-luxury.
Commercial & Retail Components
Sector 113 also hosts M3M Capital Walk (retail high street), M3M 113 Market, and SCO plot developments. These commercial assets are critical to the sector’s investment thesis. Unlike pure residential zones, Sector 113’s mixed-use character means retail and office inventory will drive foot traffic, support rental demand for nearby residences, and create a self-sustaining economic loop. Investors evaluating commercial properties alongside residential units may find Sector 113’s ecosystem more compelling than Sector 111’s.
M3M Projects in Sector 111: The Exclusive Enclave
Sector 111 sits adjacent to the Delhi border, giving it a marginally superior connectivity profile for buyers who travel frequently to the capital or airport. The sector’s M3M portfolio is entirely residential and positioned at a higher price band than Sector 113’s entry-level inventory.
M3M Crown
M3M Crown is a 16-acre development with 11 towers (G+32) housing 1,332 units in 3, 3.5, 4, and 4.5 BHK configurations. Apartment sizes range from 1,605 sq. ft. to 2,670 sq. ft. The project is registered under RERA ID GGM/687/419/2023/31 dated 02.02.2023, with possession expected in January 2028.
Current listing data shows 3 BHK units priced between ₹2.56 crore and ₹3.47 crore, while 4 BHK options range from ₹3.68 crore to ₹4.27 crore. The project’s average listing rate hovers around ₹17,956 per sq. ft. as of mid-2026, roughly 11% above the Sector 111 locality average of ₹16,175 per sq. ft. The 75,000 sq. ft. waterfront clubhouse, 5.5-acre central landscape, and 1.1 km pedestrian pathway are the headline amenities.
M3M Crown represents the sweet spot for buyers who want luxury positioning without entering the ultra-HNI bracket. The project density (1,332 units across 16 acres) is moderate by Dwarka Expressway standards, and the phased construction approach allows buyers to assess progress before final payments.
M3M Elie Saab
M3M Elie Saab is a branded ultra-luxury collaboration offering 4 BHK residences averaging 4,205 sq. ft. Current listing data indicates prices between ₹14.61 crore and ₹16.17 crore, translating to approximately ₹34,740 per sq. ft. — the highest rate among all M3M Projects in Sector 113 & 111. Possession is scheduled for September 2032.
This project is not for the typical investor. It is designed for end-users seeking statement residences with designer interiors and global brand association. The extended possession timeline means buyers must factor in 6+ years of capital lock-in before realizing any rental yield or resale value.
M3M Jacob & Co Residences
M3M Jacob & Co is another branded luxury offering in Sector 111, developed in partnership with the global luxury brand Jacob & Co. Early 2026 data suggests starting prices around ₹7.5 crore for 3 BHK units and ₹8.5 crore for larger configurations. Like Elie Saab, this project targets the ultra-premium segment with sky deck views, private club access, and bespoke interior specifications.
Sector 113 vs Sector 111: Head-to-Head Comparison
| Parameter | Sector 113 | Sector 111 |
|---|---|---|
| Primary Character | Mixed-use, high-energy hub | Exclusive residential enclave |
| Key Residential Projects | M3M Capital, M3M Mansion, M3M St. Andrews | M3M Crown, M3M Elie Saab, M3M Jacob & Co |
| Entry Price (3 BHK) | ₹1.70–2.50 Cr (M3M Capital) | ₹2.56–3.47 Cr (M3M Crown) |
| Ultra-Luxury Ceiling | ₹8.0 Cr (M3M Mansion) | ₹16.17 Cr (M3M Elie Saab) |
| Price per sq. ft. Range | ₹13,000–18,000 | ₹16,175–34,740 |
| Possession Timeline | Sep 2025 (Capital) to Feb 2032 (Mansion) | Jan 2028 (Crown) to Sep 2032 (Elie Saab) |
| Commercial/Retail Presence | High — Capital Walk, 113 Market, SCO plots | Minimal — residential focused |
| Rental Yield Potential | Stronger — mixed-use demand drivers | Moderate — end-user dominated |
| Best Suited For | Investors seeking yield + appreciation | End-users seeking exclusivity |
| RERA Registration | Multiple phases registered | GGM/687/419/2023/31 (Crown) |
The price spread within each sector reflects differing unit sizes, floor levels, facing preferences, and the gap between developer rates and resale listings. Buyers should treat these figures as directional rather than definitive.
Connectivity & Infrastructure: What Drives Value?
Both sectors derive their investment case from the Dwarka Expressway corridor, but subtle connectivity differences exist.
Sector 111’s proximity to the Delhi border gives it a marginal edge for airport access (IGI Airport is approximately 7–10 minutes) and connectivity to Dwarka Sector 21 Metro Station. The upcoming metro spur from Millennium City Centre to Cyber City, with a 1.8 km Dwarka Expressway extension, will further enhance this advantage when operational around 2028.
Sector 113 benefits from direct frontage on the expressway’s widest section and closer integration with the Yashobhoomi Convention Centre (3–5 minutes) and the proposed Asia’s largest convention center. The 5.3 km IMT Manesar link road, valued at ₹49 crore and under mobilization, will improve industrial connectivity from this sector.
Which sector has better infrastructure upside? Sector 113 arguably has more catalytic projects in the immediate vicinity — Yashobhoomi is already operational, the convention center is under development, and the commercial inventory will generate employment. Sector 111’s infrastructure story is more mature (Delhi border proximity is already factored into prices), suggesting less room for surprise upside.
Investment Thesis: Where Should You Put Your Money?
The choice between M3M Projects in Sector 113 & 111 depends on your capital size, timeline, and risk tolerance.
Choose Sector 113 if:
- Your budget is ₹1.70–4.50 crore and you want the widest optionality
- Rental yield matters — the mixed-use character supports stronger tenant demand
- You prefer shorter possession timelines (M3M Capital is already delivering)
- You want exposure to commercial/retail appreciation alongside residential
Choose Sector 111 if:
- Your budget exceeds ₹2.5 crore and you prioritize exclusivity
- You are an end-user seeking a self-contained luxury community
- Long-term capital preservation matters more than immediate rental yield
- You value proximity to Delhi and the airport for personal use
What about appreciation potential? Both sectors have seen triple-digit price growth over the past five years, with Sector 111 recording over 20% year-on-year increases in recent listing data. However, much of this appreciation is already embedded in current prices. Future returns will depend on execution quality, metro connectivity delivery, and the pace of commercial absorption in SCDA. Any ROI figure should be treated as an illustration of historical trends, not a promise of future performance.
Risk Checklist for Buyers
Before committing to any M3M project in either sector, verify the following:
- RERA registration status on the official Haryana RERA portal
- Exact possession timeline and penalty clauses for delay
- Percentage of project completion versus payment schedule
- Difference between super area, carpet area, and RERA-defined carpet area
- Maintenance charges and sinking fund requirements
- Resale market depth for your specific unit configuration
- Builder track record on past SCDA commitments
Frequently Asked Question About M3M Projects
Q: Which is better for investment, M3M Capital or M3M Crown?
A: M3M Capital suits buyers seeking earlier possession, lower entry prices, and rental yield potential from a mixed-use location. M3M Crown appeals to those with a higher budget who want luxury positioning and can wait until January 2028 for possession. There is no universally “better” option — the right choice depends on your capital size and hold period.
Q: What is the price per sq. ft. of M3M Projects in Sector 113?
A: Current listing data indicates a range of approximately ₹13,000–18,000 per sq. ft. for most Sector 113 residential inventory, with M3M Mansion commanding higher rates. The spread reflects varying unit sizes, floor premiums, and facing preferences.
Q: Is M3M Elie Saab worth the premium over M3M Crown?
A: M3M Elie Saab targets a different buyer segment entirely — ultra-HNI end-users seeking branded luxury residences at ₹34,740 per sq. ft. M3M Crown offers luxury living at roughly half that rate. The “worth” depends on whether you value the Elie Saab brand association and larger format sizes enough to justify the 2x price multiple.
Q: When will M3M Mansion be ready for possession?
A: Current market data indicates an expected possession timeline around February 2032 for M3M Mansion. Buyers should verify this directly with M3M or their authorized channel partner, as construction progress can shift timelines.
Q: Are SCO plots available in M3M’s Sector 113 development?
A: Yes, M3M has commercial SCO plot inventory within the SCDA master plan in Sector 113. For buyers specifically interested in SCO plots in Gurgaon, Sector 113’s mixed-use zoning and expressway frontage make it a relevant destination.
Q: How does the Dwarka Expressway metro spur affect these sectors?
A: The proposed 1.8 km metro spur to Dwarka Expressway, expected to complete around 2028, will improve last-mile connectivity for both sectors. Sector 111 may benefit marginally more due to its closer proximity to existing Dwarka metro infrastructure. However, the exact station locations and impact on capital values remain speculative until construction is visibly underway.
Conclusion
M3M Projects in Sector 113 & 111 offer two valid but distinct paths into the Dwarka Expressway growth story. Sector 113 brings mixed-use dynamism, earlier possession options, and stronger rental fundamentals. Sector 111 delivers exclusivity, lower density, and proximity to Delhi’s established infrastructure. Neither sector is objectively superior — the right choice aligns with your budget, timeline, and whether you are buying for rental yield or long-term capital appreciation.
At AssuredGains.com, we track every active project across Dwarka Expressway properties and New Gurgaon to give investors data-backed clarity, not sales pitches. If you want a side-by-side comparison tailored to your specific budget and hold period, talk to our advisory team — we’ll walk you through the numbers without the pressure.
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