7 items
Builder price
₹ 3.16 Cr – ₹ 4.46 Cr
₹12,600/sq.ft · base price only
Everything Sobha Limited has filed for Aranya Phase 1.
Aranya Phase 1 is a 3 BHK and 4 BHK residential project in Sector 84, Gurgaon, developed by Sobha Limited. The project offers 308 units across 30 floors with carpet areas from 1,620 to 2,286 sq ft.
172 of 308 homes still available
44% taken
Floor 2 is the tightest — 2 of 11 homes left on it.
Carpet, built-up and super area for every layout the developer has released.
Layout drawing available on request — the developer shares it after a callback.
3 BHK
Builder price
₹ 3.16 Cr
≈ ₹ 12,600 / sq ft on super area
83 of 154 homes of this type unsold
The headline price is Basic Sale Price alone. This is every line item on top of it.
Floor rise of ₹75/sq.ft applies above the 3rd floor.
All-in cost · 3BHK+3T · floor 10
₹ 4,24,05,047
₹ 4.24 Cr · ₹ 16,888 per sq ft all-in on 2,511 sq ft
The headline price of ₹ 3.16 Cr is Basic Sale Price alone. You will pay ₹ 1,07,66,447 more (+34%) once charges, GST, stamp duty and registration are counted.
Computed from price sheet v1, which covers every configuration here, effective 1 Sept 2026. Stamp duty 7% and registration 1% are state rates and can change. Home-loan processing fees and interiors are not included.
Our own read on what this home is worth, built from the agreement values of bookings we brokered in Sector 84 — not from the developer's price list. Where it disagrees with the price above, that gap is the conversation to have.
Aranya Phase 1 · 3BHK+3T
₹ 2.41 Cr – ₹ 3.19 Cr
Midpoint ₹ 2.8 Cr at ₹11,156/sq.ft · band is ±14%
Why this number
Base rate ₹12,719/sq.ft — 1 booked comp in Sector 84, weighted down and blended with the project and locality rates.
Comparables · 1 booked
This is an automated estimate, not a valuation. It is not a bank valuation, not an offer, and it has no legal standing.Comparables are agreement values from bookings on this platform, not registry records — Indian registry prices are systematically under-reported against circle rate.New-construction and unique stock is where every AVM is weakest, including the ones with a decade of data behind them.
Twelve quarters of locality rates, with this project's own rate drawn across them.
Sector 84 has moved from ₹8,021/sq.ft in Q4 2023 to ₹12,800/sq.ft in Q3 2026 — +59.6% over 11 quarters, an annualised +18.5%. The most recent quarter alone moved +4.2%. Aranya Phase 1 is asking ₹12,600/sq.ft, 1.6% below that average — cheaper than the locality, which is either a genuine gap or a difference in what is being sold. Read the specification and the possession date before reading it as value. The number to hold against the locality average is the lower dashed line, though: ₹16,888/sq.ft all-in for the 3BHK+3T once charges, GST, stamp duty and registration are counted — +31.9% against what the locality actually transacts at.
Locality averages are the mean rate across registered transactions we can see in Sector 84 each quarter — every configuration and every developer, not this project. A project rate above or below the average is normal; it is the size of the gap that is worth a question.
Only what the developer has committed to in the agreement or the RERA filing.
Same EMI maths our lender desk uses when it sizes your sanction.
At this loan amount your own contribution is ₹ 63,27,720 before charges and stamp duty.
Monthly EMI
₹ 2,19,654
Indicative only. Our lender desk compares sanctioned rates across the banks that have approved Aranya Phase 1.
An APF number means the bank has cleared the title and approvals once, for everybody — so your file moves in days, not weeks.
6 lenders have pre-approved Aranya Phase 1
Best published LTV 85%
An APF number means the lender has already cleared the developer's title and approvals for the whole project, so your file skips the legal and technical review and turns on your income alone. You are not obliged to borrow from any of these banks — a lender without an APF here can still fund you, it will just take longer. Max LTV is the ceiling on the agreement value, not on the all-in cost, and stamp duty, registration and GST are never funded.
Compare rates and check what you would be sanctionedWhat is due, when, and how much of it in rupees.
Schedule computed on ₹ 3,16,38,600
| Milestone | Share | Amount | Cumulative |
|---|---|---|---|
0On bookingOn booking | 10% | ₹ 31,63,860 | 10% · ₹ 31.64 L |
1Within 45 days of bookingDate linked | 15% | ₹ 47,45,790 | 25% · ₹ 79.1 L |
2On completion of foundationConstruction stage | 10% | ₹ 31,63,860 | 35% · ₹ 1.11 Cr |
3On completion of 3rd slabConstruction stage | 10% | ₹ 31,63,860 | 45% · ₹ 1.42 Cr |
4On completion of 7th slabConstruction stage | 10% | ₹ 31,63,860 | 55% · ₹ 1.74 Cr |
5On completion of brickworkConstruction stage | 15% | ₹ 47,45,790 | 70% · ₹ 2.21 Cr |
6On completion of flooringConstruction stage | 15% | ₹ 47,45,790 | 85% · ₹ 2.69 Cr |
7On offer of possessionOn possession | 15% | ₹ 47,45,790 | 100% · ₹ 3.16 Cr |
| Total | 100% | ₹ 3,16,38,600 |
Milestone amounts are on the agreement value only. GST, stamp duty, registration and the one-time charges in the cost sheet above are billed separately, mostly at agreement and at possession.
What is within reach of Sector 84.
2 of these are announced but not yet operational — we mark them so a brochure promise can't read as something you can use today.
Metro Station, Sector 84
2.7 km · 7 min drive · 4.8★
Ring Road Junction, Sector 84
3.0 km · 8 min drive · 4.2★
Bus Terminus, Sector 84
4.4 km · 11 min drive · 4.2★
Photographed and rated by our field team, not the developer.
Latest verified progress · 63d ago
80%
Handover committed for Jan'31. Percentages are our site engineer's assessment, not the developer's marketing figure.
1 Jul 2026
Progress verified on site by the Just Prop field team.
80% complete at this visit
1 May 2026
Progress verified on site by the Just Prop field team.
60% complete at this visit
1 Mar 2026
Progress verified on site by the Just Prop field team.
40% complete at this visit
1 Jan 2026
Progress verified on site by the Just Prop field team.
20% complete at this visit
From buyers and visitors. Bookings we can see are marked verified.
3.8
4 reviews · 2 verified
Bought or visited Aranya Phase 1?
Sign in to write a reviewMeera Nair
1 Sept 2026
Amenities are adequate rather than lavish, which suited us. Maintenance is well run and the society is quiet.
Farhan Qureshi Verified buyer
1 Sept 2026
Sales process was straightforward and the cost sheet matched what we were quoted, which is more than I can say for the other two projects we shortlisted.
Kiran Rao Verified buyer
1 Sept 2026
Location is the real value here. Everything we need is inside a two-kilometre radius, and that has not changed in the five years we have lived here.
Meera Nair
1 Sept 2026
Construction quality is genuinely good — we checked the slab work ourselves during a site visit. Handover slipped by about two months but the builder kept us informed.
Machine-read, drawn only from what the developer has filed. It cites the field it read and refuses when the answer is not there.
Answered only from the developer's filed record — price sheet, payment plan, specifications, RERA and the stored distances. If it is not on file, you get told that instead of a guess.
Judgement calls, opinions and anything not on the record — answered in public by the advisor who covers this project, usually within a working day.
1 of 1 answered by our advisors. We publish the unanswered ones too.
Is the quoted price inclusive of car parking and club charges?
Suresh Patil · 1 Sept 2026
No — the headline price is the basic sale price. Parking, club, IFMS and statutory charges are itemised in the full cost sheet on this page.
Just Prop Advisory · 1 Sept 2026
Answered by the advisor who covers Aranya Phase 1, and published here for the next buyer.
The developer's own material, plus the papers we hold on file.
The developer's own PDF — master plan, floor plates, specifications and the amenity list, exactly as issued.
Enter a phone number to download
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Developer
Backward-integrated developer with an in-house construction arm; consistently top-rated on delivery quality.
Matched on locality, budget, configuration and possession window — not locality alone.
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Callback in 5 min · 3 BHK,4 BHK