01
Entry
₹26,000/sq.ft today against a ₹24,500 launch — a 6.12% move.
Against the 3 registered comparators in the immediate belt, that sits 15.6% above the comparator median of ₹22,500/sq.ft, in a band running ₹19,500 to ₹24,000.
Project Dossier · Prepared by KC Realty
2 towers rising to 40 floors, 156 residences, 4 BHK. Everything below is read straight off the project's HARERA filing — land, FAR, cost stack, approvals and specifications. We publish the numbers first and the adjectives last.
Section 01 — Situation
This dossier reads the project's HARERA filing and nothing else — no brochure copy, no launch-day adjectives. Where we have done arithmetic on the filing, we say so and show the working.
Received 16 January 2026. Project type: New.
The contractual outer date on the filing. Roughly a 7-year build from registration.
40 floors per tower.
Computed against the 1.53-acre figure.
Super areas 4,300 – 4,300 sq.ft.
Current rate ₹26,000/sq.ft — a ₹1,500 (6.12%) move since launch.
Project address: Sector 31-32a, Gurugram
CIN U70100MH2017PTC303291.
Section 02 — Inventory
Prices below are base selling price only — GST, PLC, parking charges and IFMS sit on top and materially change the all-in number. We share the full breakup on request rather than quoting a headline and revising it later.
| Configuration | Super Area | Carpet Area | Efficiency | Indicative BSP |
|---|---|---|---|---|
| 4 BHK | 4,300 sq.ft | ~2,322 sq.ft | 54% | ₹11.18 Cr |
Only the configuration whose areas the filing itemises is reconciled here. Carpet areas marked "~" are derived at the stated efficiency, not quoted on the filing. BSP only — GST, PLC, parking, IFMS and other charges are additional.
Section 03 — Assessment
We look at every asset through four questions before anything else. This is our reading of the filing — not the developer's brochure, and not a recommendation. Confirm everything against the live HARERA record before you commit capital.
₹26,000/sq.ft today against a ₹24,500 launch — a 6.12% move.
Against the 3 registered comparators in the immediate belt, that sits 15.6% above the comparator median of ₹22,500/sq.ft, in a band running ₹19,500 to ₹24,000.
RERA completion is 9 July 2033. That is roughly a 7-year capital commitment from registration. The payment plan determines how much of your money is actually deployed, and when.
The filing consumes 1.25 of a permissible 1.25 FAR — about 100% of the allowable envelope. A high share of the permitted envelope is being used, which is what carries the unit count.
What the filing itself flags: carpet efficiency is 54%, so you are paying super-area rates on materially less usable floor; a 40-storey build carries a long vertical delivery curve; 4 specification lines on the filing are marked N/A.
On the credit side, all 13 statutory approvals on the filing are recorded as already obtained, and every service NOC is approved. That is a cleaner-than-average entitlement position.
156 units is a small absolute float. Scarce supply supports resale pricing, but it also leaves you fewer comparable trades to price against when you want out.
Your realistic exit windows are the construction-linked resale market between now and 2033, and the post-possession market thereafter. Both are decided by what else launches in this corridor in the interim — which is what our Section 04 tracking is for.
The cost stack reconciles. The declared cost heads sum to ₹2,28,782.79 L, exactly the declared estimated project cost. No unexplained gap.
Section 04 — Ground
Registered projects in the immediate belt, and where this one sits against them on rate. This is the band your resale will eventually be quoted inside. Where a rate is not published on a comparator's filing, we leave it blank rather than guess.
| Project | Location | Rate | Configurations | Stage |
|---|---|---|---|---|
| Shapoorji The Dualis | Sector 46, Gurgaon | ₹22,500 /sqft | 3 BHK 4 BHK | Newly Launched |
| Birla Arika | Sector 31, Gurgaon | ₹24,000 /sqft | 4 BHK | Early Stage Construction |
| Alpha Corp Sky1 Pocket A | Sector 15, Gurgaon | ₹19,500 /sqft | 3 BHK | Early Stage Construction |
| SPJ Vedatam | Gurgaon | Not published | — | Newly Launched |
| One On One Phase-1 | Sector 16, Gurgaon | Not published | 4 BHK | Ready To Move |
| Birla Arika Phase 2 | Gurugram | ₹26,000/sq.ft | 4 BHK | New |
Section 05 — Terrain
More than one land figure appears across the filing. They are not contradictory — they measure different things — but you should know which one you are being quoted.
The full licensed holding — the envelope inside which future phases would sit.
The figure the density is computed on.
Against a permissible 1.25 — about 100% of the allowable envelope consumed.
Headroom of 0.00 FAR remains unconsumed on the filed scheme.
This registration covers 1.530 acres of a 13.275-acre licensed holding. The balance land is not part of what you are buying into today and may carry further phases. Anything shown to you on a masterplan that sits outside the registered parcel is intent, not entitlement, until it is separately registered.
Section 06 — The Desk
Every RERA filing carries the promoter's own estimate of what the project costs to build. Most buyers never read it. It tells you where the money actually goes.
| Head | Amount (₹ L) | In ₹ Cr | Share of Project Cost |
|---|---|---|---|
| Land cost | 1,15,985.43 | 1,159.85 | 50.70% |
| Other cost | 22,353.42 | 223.53 | 9.77% |
| Apartment construction cost | 87,166.52 | 871.67 | 38.10% |
| Infrastructure cost | 3,277.42 | 32.77 | 1.43% |
| Estimated project cost | 2,28,782.75 | 2,287.83 | 100.00% |
Land is ₹1,160 Cr, or 50.70% of the declared cost, against 38.10% for apartment construction. On a Gurugram parcel that is not unusual, but it is the single most important number in the stack: it is what makes the headline rate structurally difficult to discount.
The land cost sits against a 13.275-acre licensed holding while only the registered 1.530-acre parcel is covered here. Any per-unit cost you derive from this table therefore overstates the cost of the registered phase. Do not use it as a margin calculation.
Section 07 — Entitlement
The entitlement position is the part of a project that either exists or does not. On this filing every statutory approval is recorded as already obtained.
| Approval | Date | Status |
|---|---|---|
| Tree Cutting Permission | 29-10-2024 | Obtained |
| Environment Clarearance | 13-11-2024 | Obtained |
| Layout Plan/Site Plan | 24-12-2024 | Obtained |
| Forest NOC | 30-07-2024 | Obtained |
| Assurance For Treated Water For Construction | 11-07-2024 | Obtained |
| Assurance For Storm Water Connection | 11-07-2024 | Obtained |
| HUDA Sewage Treated Water For Construction | 24-07-2024 | Obtained |
| Assurance For Fresh Water For Drinking | 08-07-2024 | Obtained |
| Assurance Electrical Load | 19-07-2024 | Obtained |
| Aravali NOC | 19-09-2024 | Obtained |
| Assurance For Sewerage Connection | 11-07-2025 | Obtained |
| Building Plan | 16-01-2026 | Obtained |
| Airport Height Clearance | 27-12-2018 | Obtained |
| Service | Provider | Status |
|---|---|---|
| Roads | HSVP | Pending |
| Water Supply | GMDA | Approved |
| Electricity | DHBVN | Approved |
| Sewage Disposal | GMDA | Approved |
| Storm Water Drainage | GMDA | Approved |
Approved Plans — all recorded as approved
| Document | Uploaded |
|---|---|
| Service Plans Showing The Services On The Layout Plan | 14-01-2026 |
| Demarcation Plan | 06-01-2026 |
| In Case Of Group Housing/ Commercial Sites, A Copy Of The Approved Site Plan | 14-01-2026 |
| A Complete Set Of The Last Approved Building Plans | 16-01-2026 |
| Zoning Plan | 06-01-2026 |
| In Case Of Plotted Colony, The Latest Layout Plan | 06-01-2026 |
| Copy Of License Along With Schedule Of Land | 16-04-2026 |
| Icate From A Chartered Accountant Certifying That The Informstion Provided By The Applicant In Form Rep-1-c-x Is Correct As Per The Books Of Accounts/ Balance Sheet Of The Applicant | 16-04-2026 |
| Documents Relating To The Entry Of License And Collaboration Agreement In The Revenue Record | 16-04-2026 |
| Cash Flow Statement Of The Proposed Project | 16-04-2026 |
| Non Default Certificate From A Chartered Accountant | 16-04-2026 |
| Declaration Supported By Affidavit Duly Signed By The Promoter To Be Enclosed. | 16-04-2026 |
We pull and read these documents for clients before a booking, rather than after.
Section 08 — Provision
These are the facilities committed on the RERA filing, reproduced with the exact status recorded against each. A committed facility is a contractual item; a rendering is not.
Section 09 — Build
The construction specifications as declared to HARERA, reproduced without embellishment. Where the filing says N/A, we say N/A — those are the line items to negotiate or clarify in writing.
The following are marked N/A on the filing: cupboard details, water storage, cng pipe line, provision of wifi and broadband facility. If any of these matters to you, get the position in writing in the agreement — the RERA specification sheet is the document that binds, and an absent line is not a promise.
Section 10 — Queries
The questions buyers actually ask, answered from the filing rather than from the brochure.
The filing records the project address as Sector 31-32a, Gurugram, in District Gurugram, Tehsil Wazirabad St.
Yes. It is registered with Haryana RERA under RERA-GRG-2142-2025, received 16 January 2026. We recommend you verify it yourself on the HARERA portal — we will walk you through the lookup if you have not done one before.
RERA completion is filed for 9 July 2033. That is the date the promoter is held to, not a marketing estimate. Confirm the current position against the live HARERA filing before you sign anything.
The filing records 4 BHK, with super areas across a 4,300–4,300 sq.ft band, at a carpet efficiency of about 54%.
The current rate on the filing is about ₹26,000 per sq.ft, up from a ₹24,500 launch. That is base selling price only — GST, PLC, parking, IFMS and other charges are additional, and the all-in number depends on your unit and floor. Ask us for the full breakup on the specific unit you are considering.
156 residences across 2 towers of 40 floors, at a declared density of about 102 units per acre.
On this filing every statutory approval is recorded as already obtained and every service NOC as approved. Approvals can nonetheless be varied or added to, so check the live record before booking.
The filing names Birla Estates Private Limited as the promoter (CIN U70100MH2017PTC303291).
Yes — home loan facilities are available from most major banks on HARERA-registered projects. We can point you to lenders who operate on this project. We are not a loan agent, we do not arrange finance and we do not assess your eligibility — sanction, rate and terms are entirely between you and the lender.
Into the project's designated RERA account — never into anyone's general account. Under RERA, 70% of collections must sit in that designated account and can only be drawn against certified construction progress. Ask the developer for the account details in writing, and see the warning below before you transfer anything.
Under RERA, 70% of collections must sit in the project's designated account. Get those account details from the developer in writing, verify them directly on the HARERA portal before any transfer, and insist on a receipt that names the project and the registration number RERA-GRG-2142-2025.
We will never ask you to route money through us, and we will never send you revised account details by message or email. If you receive any such instruction claiming to be from us or from the developer, stop and call us before you act on it.
Recce
We will pull the unit-numbered price sheet, the full cost breakup including GST, PLC, parking and IFMS, the payment plan, the approved floor plans and the master plan — and we will read the RERA documents with you before you commit anything.
Your capital first. The honesty of our advice next. Our commission last.
An advisor will be in touch within 24 hours with the Birla Arika Phase 2 cost breakup.
Important notice — please read before relying on anything on this page
1. Source and method. The particulars set out on this page have been compiled from publicly available disclosures made in respect of this project under the Real Estate (Regulation and Development) Act, 2016 and the rules made thereunder, including the registration granted by the Haryana Real Estate Regulatory Authority under RERA-GRG-2142-2025 dated 16 January 2026. Figures expressly identified as computed — cost-share percentages, price reconciliations, density cross-checks, FAR consumption and comparator medians — are arithmetic worked out by KC Realty from those disclosures and are shown so that they may be independently checked. They are analytical observations, not statements of fact by the promoter.
2. No representation or warranty. This page is provided on an "as is" and "as available" basis, for general information only. KC Realty gives no representation, warranty, assurance or guarantee of any kind, express or implied, as to the accuracy, completeness, currency, reliability or suitability of any content, and expressly disclaims all such warranties to the fullest extent permitted by law. Public records are amended and may contain errors or omissions; content may become out of date at any time and KC Realty is under no obligation to update it.
3. Not an offer. Nothing on this page constitutes an offer, an invitation to offer, a solicitation, an advertisement, a prospectus or any part of a contract, and no contractual, fiduciary or advisory relationship arises from your accessing or relying on it. No statement here forms part of, varies, supplements or overrides any agreement between you and the promoter.
4. Independent verification is your responsibility. Prices, rates, availability, configurations, areas, layouts, plans, specifications, approvals, amenities and timelines are indicative, subject to change without notice and subject to statutory approvals. All prices are base selling price only; GST, PLC, parking, IFMS, stamp duty, registration and all other statutory and incidental charges are additional. Areas stated are as declared and may be super, carpet or built-up as indicated; where carpet area is derived it is marked as such. Before making any booking, payment or financial commitment you must satisfy yourself independently by inspecting the official records of the Haryana Real Estate Regulatory Authority, the sanctioned plans and approvals, the allotment letter and the builder-buyer agreement, and by taking your own legal, financial and tax advice. You should rely solely on those documents and not on this page.
5. No liability. To the maximum extent permitted by law, KC Realty, its proprietor, employees and associates accept no liability whatsoever for any loss, damage, cost or expense — whether direct, indirect, incidental, special, consequential or for loss of profit or opportunity — arising out of or in connection with any use of, or reliance on, this page or any error or omission in it.
6. Independent agent; not the promoter. KC Realty (KiloCharlie Realty) is an independent real estate agent registered with the Haryana Real Estate Regulatory Authority, Gurugram. It is not the promoter, developer, builder, owner, landowner or joint-development partner of this project, and is not authorised to make any representation, warranty or commitment on the promoter's behalf. Any such representation, if made, is not binding on the promoter. All payments must be made directly to the promoter in the project's designated RERA account by traceable banking channel; KC Realty does not collect, receive or hold buyer funds.
7. Not investment advice. Nothing on this page is investment, financial, tax, accounting or legal advice, or a recommendation to buy, sell or hold any property or other asset. KC Realty is not a registered investment adviser. Real estate carries risk, including construction delay, regulatory change and loss of capital. Past or prevailing prices are not indicative of future returns, and no return, rental, appreciation, buy-back or assured outcome of any kind is promised or implied.
8. Third-party marks. All project names, brand names, trademarks, service marks and logos referred to are the property of their respective owners and are used purely for identification and descriptive purposes. Their use does not imply any endorsement, affiliation, sponsorship or partnership. Comparative information about other projects is included for general market context only.
9. Governing law. This notice is governed by the laws of India, and the courts at Gurugram, Haryana shall have exclusive jurisdiction. If any part of this notice is held unenforceable, the remainder continues in effect. By continuing to use this page you accept this notice in full.
Project HARERA registration: RERA-GRG-2142-2025, available at the Authority's official website.
HARERA registered real estate agent: KC Realty (KiloCharlie Realty), registration no. RC/HARERA/GGM/4668/4263/2026/703. Registered with the Haryana Real Estate Regulatory Authority, Gurugram under section 9 of the Real Estate (Regulation and Development) Act, 2016.