Gurugram’s housing market is being driven less by families looking for homes and more by traders, who place early bets on price jumps and exit before the dust settles. This otherwise well-known trend within real estate circles took on renewed public interest after a video went viral, wherein real estate commentator Vishal Bhargava described Gurugram’s market as “a gripping movie with a bad ending”. He explained that unlike Mumbai or Bangalore, where most buyers are either end-users or investors, Gurugram’s ecosystem gives centre stage to traders, people who buy units during launch and sell them off quickly, often before making the next payment.

Why builders prefer traders over investors

Builders love traders,” Bhargava said. “They offer three incentives. First, a small down payment that traders can afford. Second, a payment plan where the next instalment is due one to two years later. Third, they allow the unit to be resold before the next payment is due under a scheme called ‘first transfer free’. The logic, he said, is straightforward. “If an investor has Rs 5 crore, they buy one apartment. A trader with the same Rs 5 crore can book five apartments by paying just Rs 1 crore per unit upfront. They don’t have the money for all five, but they’re not planning to hold long either. According to Bhargava, these early traders create the illusion of a blockbuster sell-out. “That boosts hype and marketing. Prices jump. A unit booked for Rs 5 crore can be sold for Rs 6 crore in three months. With Rs 1 crore invested, the trader earns Rs 1 crore— 100 per cent return.”

According to Thakur, payment plans like 10:90, low booking amounts, and “first transfer free” clauses are structured to support trading behaviour. In real estate, a 10:90 payment plan means the buyer pays 10 per cent of the property's cost upfront, and the remaining 90 per cent upon possession. This plan defers the bulk of the payment until the property is ready for handover, reducing the initial financial burden on the buyer.