Sector 22 sits near the end of the new metro corridor's route, just before the Udyog Vihar stations in the Tribune's full station list. That placement puts it close to the industrial and office belt of Udyog Vihar on one side and the residential Palam Vihar side on the other. It also has a rental-heavy listing mix. The main thing to resolve before buying is price, because sources disagree dramatically.

Price: asking figures that do not agree

RealtyHunting (September 2026, updated 1 October) quotes indicative asking figures for Sector 22 builder floors:

  • Three-bedroom floors at about ₹8,341 per sq ft, priced between roughly ₹1.5 crore and ₹1.85 crore for 1,788 to 2,400 sq ft.
  • Four-bedroom floors at about ₹9,000 to ₹11,000 per sq ft, priced at about ₹2.3 crore to ₹2.5 crore for 2,200 to 2,800 sq ft.
  • Circle rate for residential land of about ₹1,04,600 per sq yard.

Another listings aggregator cited an average of about ₹18,900 per sq ft for Sector 22. That figure is double the builder-floor asking rate, and likely mixes in apartments in larger projects and unusually priced listings. We do not use it for a floor purchase. If a seller or portal gives you a number above ₹12,000 for an ordinary floor here, ask for the comparable sales behind it.

The metro position

The Tribune's list of stations for the full 28.5 km corridor includes Sector 22 after Sector 23A and before Udyog Vihar Phases IV and V, with Cyber Hub at the end. That is the second phase, from Sector 9 towards Cyber City. Indian Infrastructure's 27 January 2026 report on the second phase named land identified in Sectors 7, 4, 5, 3, Ashok Vihar, Bajghera, Palam Vihar Extension, Palam Vihar and 23A, not Sector 22 itself, so a Sector 22 station's land status is not confirmed in the reports we read.

The risks are the Cyber City end and the timeline. Swarajya reported in July 2025 that the stretch between Cyber City and Hero Honda Chowk was stalled because the Cyber City RRTS station location was not finalised; the Tribune reports a December 2028 target for the corridor. RealtyHunting records no metro station inside Sector 22 today, so for now a Sector 22 resident drives.

Rent, yield and tenants

RealtyHunting counts about 34 floors for sale in Sector 22 against more than 114 for rent, a rental-heavy market. Three-bedroom rents are ₹25,000 to ₹40,000 a month and gross yields 2.8% to 3.4%. The imbalance between sale and rental listings cuts two ways: it suggests an easy time finding a tenant, but also that the owners who hold floors for rental are many and exits could be competitive. If you intend to buy for rent, compare the rent for your exact floor, not the average.

Schools and hospitals nearby

A NoBroker locality guide for Sector 22B lists Siddhartha International Public School, Smiling Steps Pre-School and Janta Hospital as close, with Manipal Hospital Palam Vihar, Rotary Public School and NorthCap University nearby and Sector 19, Sector 21E and Electronic City as neighbours. These are guide lists; verify the addresses and the routes, particularly at school hours.

Rules and checks

  • S+4. The High Court stayed Haryana's stilt-plus-four notification on 2 April 2026 (The Tribune). On 4 May, the court was told that around 2,000 notices were issued in Gurugram on covered stilts (The Tribune). Ask to see sanction and completion papers for the floor.
  • Registration. 7%, 5% and 6% for men, women and joint buyers, with a ₹50,000 fee cap above ₹90 lakh (RealtyHunting). On ₹1.85 crore that is roughly ₹9.25 lakh for a woman and ₹12.95 lakh for a man.
  • Circle rate. The ₹1,04,600 figure is RealtyHunting's; Gurugram's rates were revised from 1 April 2026, so confirm the live one (NBM&CW citing Square Yards).
  • Renovation. ₹12 lakh to ₹22 lakh for interiors and services on resale floors, per RealtyHunting.

Who it suits

Sector 22 suits people who work in Udyog Vihar, the airport side or Dwarka, and want a four-bedroom floor under about ₹2.5 crore. It also suits investors who want a deep tenant pool and accept a yield below 3.5%. It is less suited to buyers who want a high-prestige address or low-density amenities.

Verdict

Sector 22 is a practical, rentable Old Gurgaon sector with a metro station named in the plan but not yet in the ground. The more cautious path is to buy on the floor's merits, treat a Sector 22 station as a possibility, and ignore headline averages that do not match the actual builder floors on offer.