Every South Delhi buyer is shown a floor that is ‘corner’, ‘park-facing’ or ‘on the main road’, usually with a higher price attached to the word. Builder floors have no location-charge line, so the premium hides inside one lump sum. Here is what each position gives and takes away, the rules behind it (corner-site bye-laws, mixed-use streets, a November 2025 Supreme Court ruling), and a way to measure the premium from closed deals instead of a broker’s number.
Corner and park-facing floors usually are, because neither can be added later. A main-road floor usually is not, unless you can lawfully use the street frontage. A park-facing floor sells you an open outlook that is hard to build across, and a corner floor sells you two open sides and one fewer shared boundary. A main-road floor sells you visibility and access, and costs you quiet and clean air. South Delhi builder floors are quoted as one lump sum with no location-charge line, so the premium is buried in the price. The only reliable way to see it is to compare closed deals on like-for-like floors in the same block. For scale, DDA’s 2021 housing scheme charged 1.5% to 3% for location choices on new flats, and NCR apartment projects list location charges of roughly ₹100–800 per sq ft. We have no published South Delhi series, so treat any percentage you hear as a negotiating position, not a rate.
The corner vs park-facing question comes up on almost every South Delhi site visit. We have brokered builder floors here since 1984, and a seller’s first sentence is often the position of the floor. It is also the one claim a buyer can check without a lawyer: stand on the road, look at the park, count the lanes. The rest of this guide tests each claim.
The three positions are not three versions of the same thing. Corner and park-facing are scarce in a way a builder cannot copy. Main-road trades quiet for access. The cards and the plan set out the trade; the sections after them test each claim.
Usually positive; its size depends on how busy the second road is.
Usually positive; the view is worth more the higher you sit.
Depends on use: usually a discount for a home, possibly a premium where commercial use is lawful and wanted.
In new apartment projects, a developer adds a preferential location charge (PLC) to the base price for a better-placed unit: park-facing, corner, road-facing or a chosen floor. DDA copied the idea for its 2021 housing scheme, letting draw winners pick a floor, corner flat or green-facing flat by paying 1.5% to 3% of the flat’s cost (Housing.com). A DDA spokesperson’s list of chargeable locations ran to floor, corner, facing a green area or the main road; reports differ on exactly which attribute carried which rate within the 1.5–3% band.
Private NCR projects itemise the charge per square foot. Published guides put it at about ₹100–500 (Housing.com) or ₹200–800 (Square Yards), and the charges can stack on a unit that is both corner and park-facing.
| Market | How the premium is stated | What is published |
|---|---|---|
| DDA housing scheme, 2021 | Percentage of the flat’s cost, chosen at allotment | 1.5–3% for floor, corner or green-facing choices |
| Private NCR apartment projects | Rupees per sq ft, itemised and stackable | About ₹100–500 (Housing.com) to ₹200–800 (Square Yards) |
| South Delhi builder floors | Not itemised; folded into a lump-sum price | No published series. Measure it from closed deals (method below) |
South Delhi builder floors sit outside this system. A floor in a plotted colony is sold at one negotiated figure that already contains the park, the corner and the floor level. That is why a broker’s ‘10% for park-facing’ cannot be audited without other deals to compare it with.
Two more reasons the DDA and NCR numbers are only a yardstick. They price one attribute on otherwise identical new flats in the same tower, while a corner floor in a plotted colony also differs in plot size, age, finish and floor level. And Delhi’s circle rates are set by colony category, not by position within the colony, so the registered value will not show the premium either; see our guide to circle rate vs market rate.
A corner floor sits on a plot that touches two streets. The gain is physical: windows on two sides, cross-ventilation, daylight deeper into the floor, and one fewer boundary where a neighbour’s wall can rise against yours. Scarcity is the other half of the premium. A builder can add a lift or better stone; nobody can add a corner.
The cost is two streets of noise and headlights, more façade to secure and maintain, and a plan shaped by the rules for corner sites. Under Delhi’s Unified Building Bye-Laws 2016, a site that abuts two streets takes its frontage from the wider one, and a garage built in the open space of a corner site must sit diagonally opposite the point where the roads meet (clause 2.0.4 of the DDA bye-laws compendium). Setback distances come from the Master Plan and, in DDA-planned colonies, from the sanctioned layout. Ask to see the sanctioned plan rather than assuming the extra side added floor area; our building plan sanction guide shows how that plan is approved.
Corner plots are where vastu questions sharpen, because the compass direction of each road can matter more to a buyer than the corner itself. Vastu practitioners generally treat a north-east corner as the most favourable and a south-west corner as the heaviest, though consultants differ. Vastu is a belief system, not an engineering standard, but it decides who your next buyer is, so check the directions before paying for the corner. See our new home vastu checklist and vastu compliance guide.
A park-facing floor sells an open outlook, more light and air, and a front that is usually quieter than a through road. It is also the easiest premium to explain to the next buyer. The catch is that the label is cheap and the view is not always what the word suggests. Four checks separate a real park view from a marketing line:
Height changes the maths. On the ground and first floors you take the privacy loss; on the upper floors you get the canopy and the sky, which is the part buyers pay for. Our guides to which floor to buy and demand for top floors with a terrace cover how the floor level interacts with the view, and the terrace, stilt and basement rights guide covers what comes with each floor.
A main road in a colony is the wide through road: the market road, the road the buses use, the stretch along the ring road side. For a family home the costs are plain: noise, dust and fumes at the windows, shopper and visitor parking in front, and traffic near the gate. DDA’s own list treats a main-road-facing flat as a chargeable location, because some buyers pay for visibility and access. In a tower the flat can sit well above the street; in a four-storey builder floor the living room is a few metres from the carriageway, so we would not carry that logic across without checking.
The commercial option is narrower than it sounds. Under the Master Plan (MPD-2021, clause 15.6) retail shops are allowed only on plots abutting streets notified for mixed use, only on the ground floor and only up to the permissible ground coverage (MPD text), with conversion and other charges payable. A main road is not automatically a mixed-use street.
Two Supreme Court rulings from late 2025 mark the edges. On 31 October 2025, in M.C. Mehta v Union of India (2025 INSC 1274), the Court held that conversion charges must be paid to the MCD before residential floors are used commercially, and upheld the sealing of a New Rajinder Nagar property used that way (LiveLaw). On 6 November 2025, in South Delhi Municipal Corporation v Bharat Bhushan Jain (2025 INSC 1324), it held that mixed-use permission is enabling, not mandatory: an owner on a notified street can rebuild a purely residential house, and the Court imposed ₹10 lakh costs on the civic body for a 15-year delay (judgment, LiveLaw report).
A notified street gives you an option. An un-notified main road gives you neither the option nor a quiet home. A floor already used commercially without conversion is a sealing risk you inherit. For a home, treat main-road as a discount to be earned back; for a commercial plan, treat the notification as the asset and ask to see it.
| Factor | Corner | Park-facing | Main-road | Interior |
|---|---|---|---|---|
| Light and air | Two sides open | Open front; best on upper floors | Open front, dustier air | Depends on neighbours |
| Noise | Two streets | Park activity; usually quieter than a road | Highest, all day | Lowest |
| Privacy | Good from neighbours; exposed to two streets | Exposed to park users on lower floors | Exposed to the road | Best from the street |
| Resale pool | Wide if the directions suit | Wide; an easy story | Narrower for homes; wider for lawful business use | Widest, neutral |
| Main risk | Sanctioned plan limits the floor plate | ‘Park’ is not a park, or has noisy structures | Un-notified street; conversion and sealing | No scarcity, so no premium to hold |
| Premium direction | Up | Up | Down for a home; up if lawful business use | Baseline |
A broker’s premium is a story until it is matched against deals that have closed. Do this before you negotiate:
Ask for like-for-like floors in the same block, sold in the last 12 months: same floor level, size within about 5%, similar age and finish, and the same lift and parking. Asking prices are opinions; closed deals are evidence.
Adjust for floor level, lift, parking, construction age and stone or fittings. What is left is the price of position.
Premium = (position floor minus interior floor) divided by interior floor. Work it out separately for corner, park-facing and any floor that has both.
DDA’s 1.5–3% is a benchmark for one attribute on identical new flats, not a South Delhi rate. If a quote is far above what closed deals show, ask what else is in the number: size, age, finish, a lift, a terrace.
A floor that is both corner and park-facing is often quoted with both premiums added. Ask which attribute each rupee is paying for, and ask for a closed deal that has both before accepting the sum.
| Floor (same block, floor level and finish) | Closed price | Premium over interior |
|---|---|---|
| Interior floor | ₹10.0 crore | Baseline |
| Park-facing floor | ₹10.5 crore | 5% (₹50 lakh) |
| Corner floor | ₹10.3 crore | 3% (₹30 lakh) |
| Corner and park-facing | ₹10.6 crore | 6%, not 8% |
In this made-up case the combined floor sells for less than the two premiums added together. Whether that holds in your block is exactly what the closed deals will show. Once you have the number, add everything else you will pay: our all-in cost guide has the full table.
Ask what the premium is buying: a second open side, a view you can verify, or a frontage you can lawfully use. If the seller cannot name it, the premium is a negotiating position, and the closed deals will show how much of it is real.
Listen for traffic, park activity and parking pressure at the hours you will actually be home.
Check the margins, the frontage, where the stilt entry sits (on a corner, relative to the junction) and any deviation from the sanction.
Ask what the approved layout shows on the parcel, and walk the park to see what has been built in it.
Ask for the mixed-use notification if the seller mentions business use. Do not rely on the word ‘commercial’ in a listing.
Record the direction of each road and the afternoon sun, and check vastu if it matters to your resale buyer.
Check for waterlogging, parked cars and turning space for your own car.
How long did the last corner or park-facing floor take to sell, and at what gap to the asking price?
Use our 21-point buying checklist and the builder floor FAQ deep guide.
To see each position in our current stock: a 750 sq yd park-facing floor in GK-1, an 800 sq yd park-facing floor in Maharani Bagh, a 350 sq yd corner home in GK-2 and a 1,000 sq yd corner building in Vasant Vihar. Block-by-block context is in our locality guides for GK-1, Vasant Vihar, Panchsheel Park and Anand Lok, and prices by colony are on the area-wise pricing page.
There is no published South Delhi series. For scale, DDA’s 2021 housing scheme charged 1.5% to 3% for location choices on new flats, and NCR apartment projects list location charges of roughly ₹100–800 per sq ft. For a builder floor, compare closed deals in the same block before accepting a broker’s percentage.
PLC is a preferential location charge, an extra amount a developer adds for a better-placed unit such as park-facing, corner or road-facing. South Delhi builder floors are sold at a single lump sum, so there is no separate PLC line; the premium is built into the price.
For a family home, usually yes, because of noise, dust and traffic. The exception is where commercial use is lawful on a notified mixed-use street and you want it. DDA’s own list treats main-road-facing flats as a chargeable location, so the direction depends on use and on how high you sit above the road.
Only if the street is notified for mixed use, only on the ground floor up to the permissible ground coverage, and after paying the conversion and other charges. A main road is not automatically a mixed-use street. On 31 October 2025 the Supreme Court held that conversion charges must be paid before residential floors are used commercially.
No. In South Delhi Municipal Corporation v Bharat Bhushan Jain (6 November 2025), the Supreme Court held that mixed-use permission is enabling, not mandatory, so an owner can rebuild a purely residential house. It imposed ₹10 lakh costs on the civic body.
Vastu practitioners generally favour a north-east corner and treat a south-west corner as heavy, but consultants differ, and vastu is a belief system rather than an engineering rule. It matters for resale mainly because it shapes who your next buyer is. Check the direction of each road before paying for the corner.
Not by contract. It lasts as long as the land use does. Ask what the approved layout plan shows on the park parcel, and look at what already stands in it, such as a community hall, temple, water tank or transformer.
Send us the two addresses. We pull closed deals on like-for-like floors and tell you what the position is really worth.
Sources: DDA housing scheme 2021 location charges, Housing.com and Constro Facilitator; NCR location-charge ranges, Square Yards; Unified Building Bye-Laws for Delhi 2016 (DDA compendium, clause 2.0.4); MPD-2021 clause 15.6 on retail shops in mixed-use streets (text); Supreme Court, South Delhi Municipal Corporation v Bharat Bhushan Jain, 2025 INSC 1324 (6 November 2025) and the 31 October 2025 conversion-charges order as reported by LiveLaw. The worked price example is hypothetical. South Delhi builder-floor premiums are not published; comparisons are qualitative. Rules, rates and case law change — check the current position with the MCD, the DDA and a lawyer before acting.
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