Sobha Crescent, Sector 63A Gurgaon

Section 01 — Situation

The Filing At A Glance

Sobha Crescent is a group-housing project by Sobha Limited at Sector 63A, Village Behrampur, within the Gurugram-Manesar Urban Complex. The registered phase is 2 towers, 336 units, filed with HARERA on 19 February 2026 under RERA-GRG-2185-2026, with a declared completion of 31 March 2033.

RERA Registration

RERA-GRG-2185-2026

Received 19-02-2026. Application submitted 19-02-2026, 15:27 hrs. Project type: NEW. Applicant type: Company.

RERA Completion

31 March 2033

The contractual outer date on the filing — roughly a seven-year build from registration.

Project Size

2 Bldgs · 336 Units

40 floors per tower, 7 lifts per tower.

Density

42.05 units/acre

Computed against the 7.99-acre figure. See the land note in Section 05.

Configurations

3 & 4 BHK

Super areas 2,277 – 2,966 sq.ft.

Launch Price

₹24,000/sq.ft

Current rate ₹24,500/sq.ft — a ₹500 (2.08%) move since launch.

District & Tehsil

Gurugram · Wazirabad

Project address: Sector 63A, Village Behrampur, Gurugram-Manesar Urban Complex.

Developer

Sobha Limited

CIN L45201KA1995PLC018475. Incorporated 1995, Bengaluru. Known for a backward-integrated, in-house construction model.

Declared Future Phases — Not Yet Registered

Beyond the two registered towers, the development is planned to add two further towers and a separate sports block of roughly 4 acres. Those components are not RERA-registered today. Treat them as intent, not entitlement, until they appear on the HARERA portal in their own right — and price your decision on the 336 units that are actually registered.

Section 02 — Inventory

Configurations & Pricing

Two configurations are on the filing. 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.

4 BHK

2 unit variants on file

₹6.54–7.27 CrIndicative, BSP

Super Area: 2,669 & 2,966 sq.ft
Carpet Area: ~1,521 – 1,693 sq.ft
Carpet Efficiency: 57%
Parking: 2 bays
Rate Applied: ₹24,500/sq.ft

3 BHK

3 unit variants on file

On requestArea not disclosed

Super Area: Not itemised on the filing
Project Size Band: 2,277 – 2,966 sq.ft
Areas & Price: Confirmed on request

Which Areas The Filing Actually Discloses

The unit schedule itemises super areas for the 4 BHK only — two size variants, 2,669 and 2,966 sq.ft, which is exactly the number of 4 BHK variants on the filing. Both figures belong to that configuration and to no other.

Super areas for the 3 BHK are not itemised in the same schedule, and Sobha's own project page publishes only the combined 2,277 – 2,966 sq.ft band. We will not pair areas across configurations to fill the gap — that is exactly how wrong sizes get quoted. We confirm the exact area of any specific unit against the approved floor plan before you book.

What The Arithmetic Says About The "Starting Price"

At ₹24,500/sq.ft the 4 BHK reconciles cleanly at both ends: 2,966 × 24,500 = ₹7.27 Cr and 2,669 × 24,500 = ₹6.54 Cr. The quoted ₹5.58 Cr entry ticket reconciles instead to a 2,277 sq.ft unit (2,277 × 24,500 = ₹5.58 Cr) — the bottom of the stated size band, which on this reading is a 3 BHK, not any 4 BHK on the schedule.

So the advertised entry price and the scheduled units are different homes. Ask for the unit-numbered price sheet before you anchor on the lower figure. We will pull it for you.

4 BHK size variants — reconciled at the current ₹24,500/sq.ft
Configuration	Super Area	Carpet Area	Efficiency	Indicative BSP
4 BHK — variant 1	2,669 sq.ft	~1,521 sq.ft	57%	₹6.54 Cr
4 BHK — variant 2	2,966 sq.ft	1,693 sq.ft	57%	₹7.27 Cr
Advertised entry ticket	2,277 sq.ft	~1,298 sq.ft	57%	₹5.58 Cr

Only the configuration whose areas the filing itemises is reconciled here; the final row shows the advertised entry ticket, whose implied size sits below every scheduled 4 BHK. Carpet areas marked "~" are derived at the stated 57% efficiency, not quoted on the filing. BSP only — GST, PLC, parking, IFMS and other charges are additional.

Section 03 — Assessment

The Lens

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.

01

Entry

₹24,500/sq.ft today against a ₹24,000 launch — a 2.08% move. Against the five registered comparators in Sectors 58/62/63/66 — counting Oberoi's Three Sixty North once rather than once per tower — that puts Crescent 16.7% above the comparator median of ₹21,000, in a band running ₹20,000 to ₹36,000: roughly 17–22% above the ₹20,000–21,000 cluster and 27–32% below the ₹33,500–36,000 cluster.

It is priced as an upper-mid entrant on the corridor, not the top of it. The premium you are paying over the cluster below is, in effect, a bet on the Sobha build standard and the 40-storey format.

02

Return

RERA completion is 31 March 2033. That is a long capital commitment — roughly seven years from registration — and the payment plan will determine how much of your money is actually deployed, and when.

The filing shows only 1.27 of a permissible 2.62 FAR consumed — about 48%. Low FAR consumption is what produces the low-density product. Read it as a product decision with a cost: fewer units to amortise the land over.

03

Risk

Three things to hold in view. One: the two extra towers and the ~4-acre sports block are unregistered — the amenity picture you buy into today is not yet a RERA obligation. Two: carpet efficiency is 57%; you are paying super-area rates on a 1,693 sq.ft carpet in the 4 BHK. Three: a 40-storey twin-tower build carries a genuinely long vertical delivery curve.

On the credit side: all six statutory approvals are recorded as already obtained, and every GMDA/DHBVN service NOC is approved. That is a cleaner-than-average entitlement position.

04

Exit

336 units is a small absolute float for a 40-storey pair — scarce supply supports resale, but also means 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 on Golf Course Extension in the interim — which is exactly what our Section 04 tracking is for.

Two Diligence Cross-Checks We Ran

The cost stack reconciles. Land (₹1,07,217.82 L) + apartment construction (₹40,347.80 L) + infrastructure (₹22,096.00 L) + other (₹46,236.01 L) = ₹2,15,897.63 L, exactly the declared estimated project cost. No unexplained gap.

The spend schedule reconciles. Summing all 28 quarters of declared infrastructure expenditure from 2027 to 2033 gives ₹22,095.06 L against a declared infrastructure cost of ₹22,096.00 L — a ₹0.94 L rounding difference. The promoter's quarterly plan is internally consistent with its own budget, which is more than we can say for many filings.

Section 04 — Ground

The Micro-Market

Registered projects in the immediate belt — Sectors 58, 62, 63 and 66 — and where Crescent sits against them on rate. This is the band your resale will eventually be quoted inside.

Pioneer Urban Alura · S62

₹36,000

Three Sixty North · S58

₹33,500

Sobha Crescent · S63A

₹24,500

Adani Samsara Ivana 2.0 · S63

₹21,000

Emaar Urban Oasis · S62

₹20,500

BPTP Downtown-66 · S66

₹20,000

Neighbouring Registered Projects
Project	Sector	Rate	Configurations	Stage
Emaar Marbella Terraces	Sector 66	Not published	4, 5 BHK	Newly Launched
Three Sixty North — Towers A, B, C, E, G (Oberoi Realty)	Sector 58	₹33,500/sq.ft	4, 5 BHK	Newly Launched
Adani Samsara Ivana 2.0	Sector 63	₹21,000/sq.ft	4 BHK	Early Stage Construction
Pioneer Urban Alura	Sector 62	₹36,000/sq.ft	Duplex, 4, 5, 6 BHK	Newly Launched
BPTP Downtown-66	Sector 66	₹20,000/sq.ft	3 BHK	Newly Launched
Emaar Urban Oasis	Sector 62	₹20,500/sq.ft	2 BHK, Duplex	Early Stage Construction
Sobha Crescent	Sector 63A	₹24,500/sq.ft	3, 4 BHK	Newly Launched

Section 05 — Terrain

Land, FAR & Usage

Three different land figures appear across the filing. They are not contradictory — they measure different things — but you should know which one you are being quoted.

Total Licensed Land

11.9968 acres

The full licensed holding — the envelope inside which future phases would sit.

Project Land Area

7.99 acres

The figure the 42.05 units/acre density is computed on (336 ÷ 7.99).

Construction Parcel

4.960 acres

The land-details parcel for this registration. 336 units on 4.96 acres reads as ~67.7 units/acre.

Proposed FAR

1.27

Against a permissible 2.62 — about 48% of the allowable envelope consumed.

Permissible FAR

2.62

Headroom of 1.35 FAR remains unconsumed on the filed scheme.

Lifts

7 per tower

14 lifts serving 336 homes across two 40-floor towers.

Reading The Land-Usage Units Correctly

The filing's land-usage allocation totals 20,072.41. Read as square metres, that is 4.96 acres — precisely the construction parcel declared elsewhere in the same filing. So the allocation is stated in square metres, and it reconciles to the parcel exactly. Anyone quoting those figures to you as square feet has mis-read the form.

Within that parcel, parks and playgrounds take 32.3% against a 10.0% apartment footprint — the arithmetic behind the low-density claim. We will walk you through the full allocation line by line on request.

Section 06 — The Desk

The Promoter's Cost Stack

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 — and here, land is very nearly half of it.

Declared Project Cost — figures in ₹ lakhs
Head	Amount (₹ L)	In ₹ Cr	Share of Project Cost
Land cost	1,07,217.82	1,072.18	49.66%
Other cost	46,236.01	462.36	21.42%
Apartment construction cost	40,347.80	403.48	18.69%
Infrastructure cost	22,096.00	220.96	10.23%
Estimated project cost	2,15,897.63	2,158.98	100.00%

Observation 01

Land Is Half The Project

At ₹1,072 Cr, land is 49.66% of the declared cost — construction is only 18.69%. On a Golf Course Extension parcel that is not unusual, but it is the single most important number in the stack: it is what makes the ₹24,500 rate structurally difficult to discount.

Observation 02

Read It Against The Licensed Land

The land cost sits against a 11.9968-acre licensed holding while only 336 units across 4.96 acres are registered. Any per-unit cost you derive from this table therefore overstates the cost of the registered phase, because the land line carries the unregistered future phases too. Do not use it as a margin calculation.

RERA Registration Fee Paid

₹14,70,000

Cheque no. 24580 dated 18-02-2026, drawn on Axis Bank Limited, payable to HRERA Gurugram.

Balance Sheets Filed

Last 3 Years

Annexed to the application.

Non-Default Certificate

On Record

CA certificate that the applicant has not defaulted on debt liabilities in the past five years.

Section 07 — Entitlement

Approvals, NOCs & Documents

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, and all five service NOCs are approved.

Statutory Approvals
Approval	Date	Status
Airport Height Clearance	30-05-2024	Obtained
LC IV	17-04-2025	Obtained
LC V	17-04-2025	Obtained
Forest NOC	11-08-2025	Obtained
Demarcation cum Zoning & Phasing Plan	14-11-2025	Obtained
BR III	18-02-2026	Obtained

Service NOCs
Service	Provider	Status
Roads	GMDA	Approved
Water Supply	GMDA	Approved
Sewage Disposal	GMDA	Approved
Storm Water Drainage	GMDA	Approved
Electricity	DHBVN	Approved

Approved Plans — all recorded as approved

Layout Plan
Demarcation Plan
Zoning Plan
Building Plan
Site Plan
Floor Plan
Apartment Plans
Elevation Section
Detail of Permissible FAR
Detail of Covered Area Achieved FAR

Documents On The RERA Record
Document	Uploaded
Zoning Plan	18-02-2026
Demarcation Plan	18-02-2026
Copy of licence along with schedule of land	18-02-2026
Declaration supported by affidavit, signed by the promoter	19-02-2026
CA certificate confirming Form REP-1-C-X against books of accounts	19-02-2026
Non-default certificate from a Chartered Accountant	19-02-2026
Latest layout plan (plotted colony)	19-02-2026
Documents on entry of licence & collaboration agreement in revenue record	19-02-2026
Approved site plan (group housing / commercial sites)	19-02-2026

We pull and read these documents for clients before a booking, rather than after.

Section 08 — Provision

Declared Facilities

These are the facilities committed on the RERA filing, each qualified "as per project report". A committed facility is a contractual item; a rendering is not. Ask for the project report if a specific amenity is decisive for you.

Club house / community centre
Playgrounds and parks
Shopping area
School
Hospital / dispensary
Parking
Internal roads and pavements
Street lighting
Water supply system
Underground water tank
Rain water harvesting
Storm water drainage
Sewage treatment & garbage disposal
STP (sewage treatment plant)
Electricity supply system
Electric sub-station
Renewable energy system
Fire, HVAC and AC for apartments
Security and fire fighting
Any other — as per project report

Section 09 — Build

Specifications On File

The construction and unit-wise 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.

Construction Specifications

Flooring

Superior quality vitrified tile / ceramic

Wall finishing

Plastic emulsion paint

Internal finishing

Plastic emulsion

Kitchen

Superior quality vitrified / ceramic tile, plastic emulsion

Bathroom fittings

PNC / equivalent

Wood work

Doors

Doors & window frames

Both-side masonite skin doors; aluminium / UPVC / glass windows

Main doors

Both-side masonite skin

Internal doors

Both-side masonite skin

Windows / glazings

Heavy-duty aluminium glazed sliding windows

Glass work

Hardened glass

External glazing

Exterior paint

External finish / colour scheme

Exterior paint

Electrical fittings

Clipsal-Opale / equivalent

Conducting & wiring

Havells, Cobra, Salzer, Polycab, Lapp / equivalent

Lifts

7 lifts per tower

Cupboards

N/A

Water storage

N/A

Air conditioning

N/A on the specification sheet — but "Fire and HVAC and AC for Apartments" appears as a funded facility head

CNG pipeline

N/A

Wi-Fi / broadband provision

N/A

Unit-Wise Specifications

Living / dining / foyer / family lounge

Superior quality vitrified tile flooring; plastic emulsion walls and ceiling

Bedrooms

Superior quality vitrified tile flooring; plastic emulsion walls and ceiling; wardrobes N/A

Master bedroom / dress room

Superior quality vitrified tile flooring; plastic emulsion walls and ceiling; modular wardrobes N/A

Master toilet

Ceramic / vitrified tile floor and walls; plastic emulsion ceiling; white countertop basin; PNC sanitary ware and fittings

Toilets

Superior quality ceramic tile floor and walls; plastic emulsion ceiling; white countertop basin; PNC fittings

Kitchen

Superior quality vitrified tile floor; ceramic tile / plastic emulsion walls; plastic emulsion ceiling; PNC fixtures; counters and appliances N/A

Sit-outs

Superior quality ceramic tile floor; exterior paint walls and ceiling; MS railing; PNC fixtures

Utility rooms / utility balcony / toilet

Superior quality ceramic tile floor; plastic emulsion walls and ceiling; toilet available; balcony available

What The Spec Sheet Does Not Include

Modular wardrobes, kitchen counters, kitchen appliances, water storage, CNG piping and broadband provision are all marked N/A on the filing. Air conditioning is N/A on the specification sheet even though HVAC/AC appears as a funded head in the infrastructure schedule. If any of these matter to you, get the position in writing in the agreement — the RERA specification sheet is the document that binds.

Section 10 — Queries

Straight Answers

The questions buyers actually ask, answered from the filing rather than from the brochure.

Where exactly is Sobha Crescent?

Sector 63A, Village Behrampur, in the Gurugram-Manesar Urban Complex, District Gurugram, Tehsil Wazirabad — on the Golf Course Extension Road belt, one of the city's premium residential corridors.

Is it RERA registered, and under what number?

Yes. The current phase is registered with Haryana RERA under RERA-GRG-2185-2026, received 19 February 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.

What is the possession timeline?

RERA completion is filed for 31 March 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.

What configurations and sizes are available?

3 and 4 BHK residences, with super areas across a 2,277–2,966 sq.ft band and a carpet efficiency of about 57%. The unit schedule itemises the 4 BHK only, in two variants of 2,669 and 2,966 sq.ft (2 parking bays). The 3 BHK areas are not itemised on the filing — we confirm them against the approved floor plan on request.

What does it cost?

The current rate is about ₹24,500 per sq.ft, up from a ₹24,000 launch. Indicative base prices run from ₹5.58 Cr to ₹7.27 Cr. That is BSP 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.

How many homes, towers and floors?

336 residences across 2 towers of 40 floors, 7 lifts per tower, at a declared density of about 42 units per acre.

Are more phases coming?

Two further towers and a separate sports block of roughly 4 acres are planned. They are not yet RERA-registered, so treat the specifics as subject to confirmation as and when those components are formally launched.

Who is the developer?

Sobha Limited — incorporated 1995, headquartered in Bengaluru, known for a backward-integrated, in-house construction model and its build-quality reputation.

Are home loans available?

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.

Where do my payments actually go?

Into the project's designated RERA account, held with IDBI Bank — 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.

Always Pay Into The Designated Account

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-2185-2026.

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.

Sobha Crescent