Flat under 20 lakhs in Delhi NCR: 7 of the cheapest flats in 2026, all-in price and EMI

The cheapest real flat in this list costs Rs 6.42 lakh all-in: a 1 BHK resale in Vijay Vihar, Sector 4 Rohini, with 206 sq ft of carpet. The seven flats run from Rs 6 lakh to Rs 19.1 lakh asking price, and the video works out the all-in price, carpet rate and EMI for each, as of 3 Nov 2026.

Video published 5 Nov 2026. Figures are as quoted or shown in the video or reported on that date; prices and availability change.

Key numbers

Is there really a 2 BHK for Rs 2 lakh in Greater Noida West?

No. The video opens on a portal listing in Gaur City 2, 11th Avenue, Greater Noida West: a 2 BHK on the 20th floor at Rs 2 lakh, with the carpet printed as 20 sq ft. That is smaller than a queen-size double bed, which takes about 31 sq ft. Other 2 BHKs in the same tower were listed at Rs 75 lakh to Rs 1.05 crore.

Run the printed numbers anyway and the Rs 2 lakh flat works out to Rs 10,800 per sq ft of carpet, more than any real offer in this list. A price that looks too low usually hides a wrong area, a missing charge or a typo, and the only way to see it is to do the arithmetic.

What do the two bank auctions cost?

Listing 01 is an Indian Bank e-auction for an EWS flat on the first floor at Balmiki Kunj, Patel Nagar, Ghaziabad. The reserve price, which is also the starting bid, is Rs 6,67,000, and the notice gives an area of 204 sq ft without saying whether that is carpet. The earnest money is 10%, Rs 66,700, and bids rise in steps of Rs 15,000. The auction runs on 20 Nov 2026 from 10:00 to 16:00.

With stamp duty and registration the all-in price is Rs 7,20,360 for a man and Rs 7,13,690 for a woman buyer. The catch is the cash calendar: 25% of the bid is due by the next working day and the balance within 15 days of the sale being confirmed, so the money has to be ready before a loan would normally come through. The bank lists the possession as symbolic.

Listing 04 is a Bank of India auction for an EWS flat on the 3rd floor in Nyay Khand 3, Indirapuram, with physical possession per the bank's notice. The reserve is Rs 9,75,000 for 19.505 sq m, the auction is on 12 Nov 2026, and the all-in price comes to Rs 10,53,000. Per sq ft it costs about 1.4 times the Ghaziabad flat.

DDA Narela: what do the EWS and LIG flats cost all-in?

Listing 03 is the DDA EWS lot in Narela G-7/G-8 under the Nagrik Awaas Yojana 2026: 63 flats on the 3rd and 4th floors at Rs 9.60 to 9.69 lakh, with 25.67 to 26.04 sq m of carpet. Booking money is Rs 50,000 and the scheme is open to 31 Dec 2026, subject to availability. On the Rs 9.60 lakh flat the all-in price is Rs 10,27,300 and the EMI Rs 6,024 a month.

Listing 06 is the DDA LIG lot in Narela G2 to G6, Pocket 1: 1,648 flats offered from 29 Oct 2026 at Rs 14.95 lakh, with Rs 1,00,000 booking money that is not refunded on surrender. DDA's list gives 35.5 sq m, or 382.12 sq ft, of carpet for flats of this design. Adding stamp duty, registration and an estimated Rs 1,59,360 of DDA charges takes it to Rs 17,59,110, and the EMI to Rs 9,381. The previous lot was booked out in about one to two hours.

Which resale flats under 20 lakh are on the portals?

Listing 02, the Vijay Vihar flat in Sector 4 Rohini, is a 1 BHK on the 2nd of 8 floors at Rs 6 lakh: one room, a kitchen and a bathroom, ready for more than 10 years. All-in it is Rs 6,42,100, which makes it the cheapest flat in the video, at an EMI of Rs 3,765.

Listing 05, Vrinda Homes 2 in Aditya World City on NH-24, is a 1 BHK on the 8th of 12 floors at Rs 14 lakh, with 244 sq ft of carpet. All-in it is Rs 15,12,000, and at Rs 6,197 per sq ft of carpet it is the costliest real offer here. A 385 sq ft 1 BHK in the same project was listed at Rs 25 lakh.

Listing 07, Signature Global Orchard Avenue 2 in Sector 93 Gurgaon, gives the most space: a 2 BHK on the 4th of 14 floors at Rs 19.1 lakh, with 560 sq ft of carpet. All-in it comes to Rs 20,53,700, just over Rs 20 lakh, and the EMI is Rs 11,985. Similar flats in the project were listed at Rs 19.5 lakh to Rs 23 lakh.

• A trap to skip: a Golf Link Apartments 2 BHK in Suncity, Gurgaon, listed as all-inclusive at Rs 10 lakh with 1,500 sq ft of carpet. Other flats in the same project were listed at Rs 30 lakh to Rs 4.4 crore.

Which of the 7 flats scores best?

The video scores each flat out of 10 on carpet rate, carpet size, how easy a home loan is, how reliable the price source is, and possession. DDA's Narela EWS flat comes first at 7.64, DDA's LIG flat second at 7.36 and the Sector 93 Gurgaon 2 BHK third at 6.85. Rohini scores 6.25, the Ghaziabad auction 5.48, the Indirapuram auction 4.54 and Vrinda Homes 2 last at 3.78.

The DDA flats win on official prices and easy loans. The auctions lose points because banks rarely lend against an auction flat on that timetable, so most buyers need the cash.

The 4 numbers to work out on any cheap listing

Prices, listings and auction dates are as of 3 Nov 2026. Portal listings change or come down, and DDA lots sell out, so check each price again before booking or bidding. This is general information, not investment advice.

• All-in price: the price plus stamp duty and registration (UP 7% for men and 6% for women, plus 1%; Delhi 6% and 4%, plus 1% and Rs 100; Haryana 7% and 5%, plus the registration fee).
• Real carpet: the floor inside the walls, not the super area.
• Carpet rate: the all-in price divided by the carpet area.
• EMI: on an 80% loan at 7.15% for 20 years.

Chapters in the video

• 0:00 The Rs 2 lakh 2 BHK
• 0:48 Bank auction, Patel Nagar Ghaziabad
• 2:08 Rohini Sector 4, 1 BHK resale
• 2:45 DDA EWS, Narela
• 3:23 Bank auction, Indirapuram
• 3:51 A Rs 10 lakh 2 BHK in Gurgaon
• 4:10 Vrinda Homes 2, NH-24
• 4:46 DDA LIG, Narela
• 5:23 Sector 93 Gurgaon, 2 BHK
• 6:01 Scorecard of the 7 flats
• 6:35 Which flat suits whom
• 6:52 The 4 numbers for every cheap listing

PropTron view from the video dated 5 Nov 2026. Not a valuation or advice on your transaction; confirm every figure with the current cost sheet or the scheme's official page.

Questions buyers ask