01
Entry
₹17,000/sq.ft today against a ₹17,000 launch — a 0.00% move.
Against the 7 registered comparators in the immediate belt, that sits 9.7% above the comparator median of ₹15,500/sq.ft, in a band running ₹11,000 to ₹20,000.
Project Dossier · Prepared by KC Realty
A registered group-housing development. 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 25 September 2025. Project type: New.
The contractual outer date on the filing. Roughly a 7-year build from registration.
Current rate ₹17,000/sq.ft — a ₹0 (0.00%) move since launch.
Project address: Sector 86, Gurugram, Haryana
CIN U45201DL2005PLC133161.
Section 02 — Inventory
The filing does not carry a unit-level floor-plan schedule for this project. We pull the unit-numbered price sheet directly from the developer on request.
Configuration, super and carpet area, floor-wise pricing and the full cost breakup including GST, PLC, parking and IFMS — on the specific unit you are considering.
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.
₹17,000/sq.ft today against a ₹17,000 launch — a 0.00% move.
Against the 7 registered comparators in the immediate belt, that sits 9.7% above the comparator median of ₹15,500/sq.ft, in a band running ₹11,000 to ₹20,000.
RERA completion is 30 September 2032. 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 1.41 of a permissible 1.41 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: 3 declared facilities carry the status "yet to be prepared"; 16 specification lines on the filing are marked N/A.
On the credit side, all 6 statutory approvals on the filing are recorded as already obtained, and every service NOC is approved. That is a cleaner-than-average entitlement position.
Your realistic exit windows are the construction-linked resale market between now and 2032, 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 ₹1,58,021.79 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 |
|---|---|---|---|---|
| Aura The Oryza | Sector 88A, Gurgaon | ₹15,500 /sqft | 3 BHK | Newly Launched |
| Emaar Serenity Hills (Phase 1) | Sector 86, Gurgaon | ₹17,500 /sqft | 3 BHK 4 BHK | Newly Launched |
| County The Centre Court | Gurgaon | ₹15,000 /sqft | 3 BHK | Ready To Move |
| Ss Cendana And Ss Kiavasa | Sector 83, Gurgaon | ₹11,000 /sqft | 3 BHK | Early Stage Construction |
| Ss Camasa | Sector 90, Gurgaon | ₹13,500 /sqft | 4 BHK | Early Stage Construction |
| Signature Global Twin Tower DXP | Sector 84, Gurgaon | ₹20,000 /sqft | 3 BHK 4 BHK | Early Stage Construction |
| Jms Group Silver Living | Gurgaon | Not published | 3 BHK | Newly Launched |
| Godrej Zenith | Sector 89, Gurgaon | ₹15,500 /sqft | Studios 2 BHK 3 BHK 4 BHK | Early Stage Construction |
| Emaar Serenity Hills (Phase 2) | Gurugram | ₹17,000/sq.ft | 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.
Against a permissible 1.41 — about 100% of the allowable envelope consumed.
Headroom of 0.00 FAR remains unconsumed on the filed scheme.
This registration covers 7.213 acres of a 25.9-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 | 75,958.28 | 759.58 | 48.07% |
| Other cost | 15,619.19 | 156.19 | 9.88% |
| Apartment construction cost | 64,663.46 | 646.63 | 40.92% |
| Infrastructure cost | 1,780.86 | 17.81 | 1.13% |
| Estimated project cost | 1,58,021.79 | 1,580.22 | 100.00% |
Land is ₹760 Cr, or 48.07% of the declared cost, against 40.92% 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 25.9-acre licensed holding while only the registered 7.213-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 |
|---|---|---|
| No Objection Certificate For Height Clearance | 04-08-2025 | Obtained |
| Approval Of Zoning Plan | 06-08-2025 | Obtained |
| Assurance Of Storm Connection | 05-09-2025 | Obtained |
| Approval Of Building Plan Briii | 25-09-2025 | Obtained |
| Assurance Of Sewerage Connection | 08-09-2025 | Obtained |
| Assurance Of Water Supply | 08-09-2025 | Obtained |
| Service | Provider | Status |
|---|---|---|
| Roads | GMDA | Pending |
| Water Supply | GMDA | Approved |
| Electricity | DHBVN | Pending |
| Sewage Disposal | GMDA | Approved |
| Storm Water Drainage | GMDA | Approved |
Approved Plans — all recorded as approved
| Document | Uploaded |
|---|---|
| Declaration Supported By Affidavit Duly Signed By The Promoter To Be Enclosed. | 18-09-2025 |
| Service Plans Showing The Services On The Layout Plan | 18-09-2025 |
| Demarcation Plan | 18-09-2025 |
| A Complete Set Of The Last Approved Building Plans | 25-09-2025 |
| In Case Of Plotted Colony, The Latest Layout Plan | 25-09-2025 |
| Copy Of License Along With Schedule Of Land | 17-11-2025 |
| 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 | 17-11-2025 |
| In Case Of Group Housing/ Commercial Sites, A Copy Of The Approved Site Plan | 17-11-2025 |
| Documents Relating To The Entry Of License And Collaboration Agreement In The Revenue Record | 17-11-2025 |
| Non Default Certificate From A Chartered Accountant | 17-11-2025 |
| Zoning Plan | 17-11-2025 |
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.
Declared but recorded as "yet to be prepared"
3 of the 20 facilities on this filing carry the status "yet to be prepared". That is the promoter telling the Authority the scheme for them has not been drawn up. If any of these is decisive for you, get its scope, timing and specification written into your agreement — a facility listed on a filing is not the same as a facility contracted to you.
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, doors and windos frames, glass work, electric fittings, conducting and wiring details, cupboard details, water storage, lift details, external glazings, windows/glazings, main doors, internal doors, electrical fittings, cng pipe line, provision of wifi and broadband facility, external finishing/colour scheme. 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 86, Gurugram, Haryana, in District Gurugram, Tehsil Manesar.
Yes. It is registered with Haryana RERA under RERA-GRG-2053-2025, received 25 September 2025. 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 30 September 2032. 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 current rate on the filing is about ₹17,000 per sq.ft, up from a ₹17,000 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.
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 Emaar India Limited as the promoter (CIN U45201DL2005PLC133161).
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-2053-2025.
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 Emaar Serenity Hills (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-2053-2025 dated 25 September 2025. 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-2053-2025, 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.