01
Entry
₹30,000/sq.ft today against a ₹18,000 launch — a 66.67% move.
Against the 5 registered comparators in the immediate belt, that sits 22.4% above the comparator median of ₹24,500/sq.ft, in a band running ₹20,000 to ₹36,000.
Project Dossier · Prepared by KC Realty
5 towers rising to 39 floors, 1137 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 29 August 2022. Project type: New.
The contractual outer date on the filing. Roughly a 8-year build from registration.
39 floors per tower.
Computed against the 25.08-acre figure.
Super areas 3,956 – 3,956 sq.ft.
Current rate ₹30,000/sq.ft — a ₹12,000 (66.67%) move since launch.
Project address: Sector 63, Gurugram, Haryana-122102
CIN U74899HR1995PLC082458.
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 | 3,956 sq.ft | ~2,255 sq.ft | 57% | ₹11.87 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.
₹30,000/sq.ft today against a ₹18,000 launch — a 66.67% move.
Against the 5 registered comparators in the immediate belt, that sits 22.4% above the comparator median of ₹24,500/sq.ft, in a band running ₹20,000 to ₹36,000.
RERA completion is 31 March 2030. That is roughly a 8-year capital commitment from registration. The payment plan determines how much of your money is actually deployed, and when.
The filing consumes 3.14 of a permissible 3.15 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 57%, so you are paying super-area rates on materially less usable floor; a 39-storey build carries a long vertical delivery curve; 2 specification lines on the filing are marked N/A.
On the credit side, all 3 statutory approvals on the filing are recorded as already obtained, and every service NOC is approved. That is a cleaner-than-average entitlement position.
1137 units is a large float. That gives real resale liquidity and plenty of price evidence, but you will more often be selling against other owners of the same product at the same time.
Your realistic exit windows are the construction-linked resale market between now and 2030, 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 ₹5,41,803.06 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 |
|---|---|---|---|---|
| Emaar Marbella Terraces | Sector 66, Gurgaon | Not published | 4 BHK 5 BHK | Newly Launched |
| Three Sixty North Tower G By Oberoi Realty | Sector 58, Gurgaon | ₹33,500 /sqft | 5 BHK | Newly Launched |
| Three Sixty North Tower E By Oberoi Realty | Sector 58, Gurgaon | ₹33,500 /sqft | 5 BHK | Newly Launched |
| Three Sixty North Tower C By Oberoi Realty | Sector 58, Gurgaon | ₹33,500 /sqft | 4 BHK | Newly Launched |
| Three Sixty North Tower B By Oberoi Realty | Sector 58, Gurgaon | ₹33,500 /sqft | 4 BHK | Newly Launched |
| Three Sixty North Tower A By Oberoi Realty | Sector 58, Gurgaon | ₹33,500 /sqft | 4 BHK | Newly Launched |
| Sobha Crescent | Sector 63A, Gurgaon | ₹24,500 /sqft | 4 BHK 3 BHK | Newly Launched |
| Adani Samsara Ivana 2.0 | Sector 63, Gurgaon | ₹21,000 /sqft | 4 BHK | Early Stage Construction |
| Pioneer Urban Alura | Sector 62, Gurgaon | ₹36,000 /sqft | Duplex 4 BHK 5 BHK 6 BHK | Newly Launched |
| Bptp Downtown-66 | Sector 66, Gurgaon | ₹20,000 /sqft | 3 BHK | Newly Launched |
| DLF Arbour | Gurugram | ₹30,000/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 3.15 — about 100% of the allowable envelope consumed.
Headroom of 0.01 FAR remains unconsumed on the filed scheme.
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 | 31,225.35 | 312.25 | 5.76% |
| Other cost | 1,75,778.18 | 1,757.78 | 32.44% |
| Apartment construction cost | 3,25,471.75 | 3,254.72 | 60.07% |
| Infrastructure cost | 9,327.78 | 93.28 | 1.72% |
| Estimated project cost | 5,41,803.06 | 5,418.03 | 100.00% |
Land is ₹312 Cr, or 5.76% of the declared cost, against 60.07% 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.
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 |
|---|---|---|
| License Approval | 20-12-2012 | Obtained |
| Building Plan /Site Plan Approval | 20-01-2023 | Obtained |
| Zoning Plan Approval | 02-01-2023 | Obtained |
| Service | Provider | Status |
|---|---|---|
| Roads | GURUGRAM METROPOLITAN DEVELOPMENT AUTHORITY | Pending |
| Water Supply | GURUGRAM METROPOLITAN DEVELOPMENT AUTHORITY | Approved |
| Electricity | DAKSHIN HARYANA BIJLI VITRAN NIGAM | Approved |
| Sewage Disposal | GURUGRAM METROPOLITAN DEVELOPMENT AUTHORITY | Approved |
| Storm Water Drainage | GURUGRAM METROPOLITAN DEVELOPMENT AUTHORITY | Approved |
Approved Plans — all recorded as approved
| Document | Uploaded |
|---|---|
| Demarcation Plan | 10-02-2023 |
| Cash Flow Statement Of The Proposed Project | 10-02-2023 |
| Documents Relating To The Entry Of License And Collaboration Agreement In The Revenue Record | 10-02-2023 |
| In Case Of Group Housing/ Commercial Sites, A Copy Of The Approved Site Plan | 10-02-2023 |
| In Case Of Plotted Colony, The Latest Layout Plan | 10-02-2023 |
| Zoning Plan | 10-02-2023 |
| Copy Of License Along With Schedule Of Land | 10-02-2023 |
| Declaration Supported By Affidavit Duly Signed By The Promoter To Be Enclosed. | 10-02-2023 |
| Non Default Certificate From A Chartered Accountant | 10-02-2023 |
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: wood work etc, electric fittings. 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 63, Gurugram, Haryana-122102, in District Gurugram, Tehsil Badshahpur St.
Yes. It is registered with Haryana RERA under RERA-GRG-1138-2022, received 29 August 2022. 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 31 March 2030. 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 3,956–3,956 sq.ft band, at a carpet efficiency of about 57%.
The current rate on the filing is about ₹30,000 per sq.ft, up from a ₹18,000 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.
1137 residences across 5 towers of 39 floors, at a declared density of about 45 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 Dlf Home Developers Limited as the promoter (CIN U74899HR1995PLC082458).
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-1138-2022.
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 DLF Arbour 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-1138-2022 dated 29 August 2022. 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-1138-2022, 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.