Oberoi Three Sixty North, Sector 58: an ₹8,109 crore Gurgaon debut, and the cases its RERA file is subject to

The debut

Mumbai's most cautious builder arrives, and the file is not a blank page

Oberoi Realty has spent a quarter of a century building in one city. Its towers cluster around Oberoi Garden City in Goregaon, with Three Sixty West on Worli sea face and Sky City in Borivali; it carries a CARE AA+ rating, a gearing ratio of 0.19 as of June 2025, and roughly ₹2,950 crore of free cash on its books. When a developer that disciplined crosses into a new market, the arrival itself is the news. Three Sixty North, in Sector 58 on the Golf Course Extension Road, is that arrival: Oberoi's first project anywhere outside the Mumbai region.

The launch numbers were extraordinary. In July 2026 the company told the exchanges it had booked gross sales of about ₹8,109 crore at Three Sixty North, across roughly 23.1 lakh square feet of saleable area, with homes reported to start around ₹18 crore each. For context, Oberoi Realty's entire booking value for the year to March 2025 was ₹5,266 crore. One project in one city, in one launch window, out-sold the company's previous full year.

That is the brochure story, and it is real. But a registration certificate is a public document, and this one is unusually candid. Read the six HARERA files behind Three Sixty North and a second, quieter story sits underneath: a piece of land with a 2009 acquisition that a court struck down, an earlier developer whose project on it collapsed into a criminal complaint, a late fee, five approvals still pending, and a registration the Authority granted only "subject to the final outcome" of litigation that reaches the Supreme Court. None of that is hidden. All of it is in the file. A buyer writing a cheque of eighteen crore upward is entitled to read it first.

The land

A 2009 acquisition a High Court called a "colourable exercise"

The ground under Three Sixty North has a history that predates Oberoi by more than a decade. In June 2009 the Haryana government notified about 1,400 acres across Sectors 58 to 63 for acquisition; a declaration followed in 2010 and an award in 2012. Farmers from the affected villages, Ghata among them, went to the Punjab and Haryana High Court. On 10 January 2014, in Devdutt and others v. State of Haryana, the court quashed the acquisition as it applied to them, holding that the state had notified large tracts and then released roughly ninety-five per cent of the land back to private colonisers holding development licences, keeping mainly the plots of farmers who resisted. The court called it a "colourable exercise of power." That judgment is public (indiankanoon record 133374762); it was reported at the time by Business Standard and The Tribune, which named several licensees in the belt and put thousands of crores of builder investment at risk.

The state appealed to the Supreme Court. Those appeals are why, twelve years later, the HARERA registration of Three Sixty North carries the rider it does. We return to that at the end. The point to hold here is simply that this is not virgin land with a clean acquisition behind it. It is land whose acquisition a High Court set aside, now riding on an appeal whose outcome is not yet known.

The takeover

How a stalled IREO parcel became an Oberoi launch

Oberoi did not originate this project. The 14.82 acres were licensed years ago to IREO group entities under DTCP Licences 63 of 2009, 107 of 2010 and 60 of 2012, and were earlier marketed by IREO as a branded-residences project called Grand Hyatt Residences. That project did not deliver. According to the HARERA hearing record, a building plan first sanctioned on 3 July 2013 had already seen 69 units sold by the erstwhile promoter before Oberoi's involvement; of those, 14 buyers were refunded and 47 of the remaining 53 gave written consent to transfer their rights to Oberoi Realty.

Oberoi acquired the parcel for a reported ₹597 crore, with the sale deed executed in May 2024, and set about regularising it: a consolidated Licence 69 of 2025 was granted on 12 May 2025, the change of developer to Oberoi Realty was approved by DTCP on 17 June 2025, and Oberoi's own building plans were sanctioned on 19 May 2026. HARERA then registered the six towers on 26 June 2026.

That regularisation is being contested. Advance India Projects Ltd (AIPL), which says it had an earlier arrangement with IREO over this land, challenged the licence and the developer change, alleging a violation of foreign-investment rules and that Oberoi was never the lawful owner under the Haryana urban-development licensing law. The Punjab and Haryana High Court, in an interim order around 7 July 2026, restrained fresh allotments and new third-party rights pending a decision, a freeze reported by LiveLaw and others while roughly 350 units had already been allotted. On 13 August 2026 DTCP rejected AIPL's representation as without merit and upheld both the licence and the developer change, and the allotment freeze lapsed. As of the latest record, Oberoi's position has strengthened. But the question of ownership and foreign-investment compliance was decided by DTCP, the authority AIPL had accused, and not finally by a court; AIPL's remedies may not be exhausted.

The file

Six towers, no Tower D, a late fee, and five approvals still pending

Strip away the marketing and the registered project is precise. Three Sixty North is a mixed land-use colony, 95 per cent residential and 5 per cent commercial, developed under the transit-oriented-development policy, on 14.81875 acres in village Ghata. It is registered as six separate HARERA projects, one per tower, all certified on 26 June 2026: Towers A, B, C, E, F and G. There is no Tower D. Portals that advertise "seven towers, A to G" are miscounting the file. The permissible floor-area ratio is 5.0; the plans use 3.67. The architect is Park and Associates of Singapore, the structural engineer is LERA of New York, and the contractor is Larsen and Toubro, an unusually strong design and delivery bench that the brochure names directly.

Two things in the file deserve a buyer's full attention. First, HARERA treated this as an "ongoing project," because the underlying 2013 building plan predated the current registration, and levied a late fee of ₹1,47,34,488, computed across the full 14.81875 acres against the 2013 plan's sanctioned area. This is the same mechanism a reader of this blog will recognise from the Puri Aerosphere file: a plan brought onto the RERA books years after it was first sanctioned. Separately, because 69 units had been sold under that 2013 plan before registration, the Authority directed its Planning branch to open separate proceedings for a possible violation of Section 3 of the RERA Act, which bars selling before registration.

Second, the registration is conditional. On the record, the approved fire scheme, the approved service plans and estimates, a rectified copy of Licence 69 of 2025, a tree-cutting permission, a power-line-shifting NOC and a mining permission had all not been obtained as of the hearing. Oberoi undertook to submit the fire scheme and the service plans within six months and lodged two demand drafts of ₹25 lakh each as forfeitable security against that deadline; the other approvals must come before construction begins. These are common conditions and Oberoi has the balance sheet to meet them, but they are open items, and the six-month clock is a date a buyer can check. Money is held in a project escrow at Axis Bank, Sector 56 Gurugram, per the seventy-per-cent rule. The filed cost across the six registrations is about ₹3,207 crore.

The homes

What eighteen crore buys: a bare concrete shell, and a staff studio

The homes are large, and they are sold unfinished. The RERA forms register two size bands. Towers A, B and C hold apartments of roughly 264 to 272 square metres of carpet area, about 2,850 to 2,930 square feet; Towers E, F and G are larger, roughly 426 to 438 square metres of carpet, about 4,590 to 4,715 square feet; and Tower A carries four penthouses of 482.74 and 551.22 square metres, up to about 5,930 square feet of carpet. Each home comes with a separate staff studio of around 31 square metres, which is the "and Studio" in Oberoi's own "3 BHK and Studio, 4 BHK and Studio" description. There is roughly one home per floor, and the towers rise to about the thirty-seventh floor with refuge floors at the fifteenth, twenty-third and thirty-first.

The critical word is bare shell. The RERA specification describes a bare-shell apartment: the price buys a structurally complete concrete envelope, and the interiors, flooring, fittings and full fit-out are the buyer's own cost, on top of the ticket price. Channel-partner listings quote much larger "saleable" sizes (5,600 square feet for the smaller homes, 8,500 and up for the larger) and prices around ₹33,500 per square foot, or ₹18 to 19 crore and rising; those figures are not on Oberoi's own page, which publishes neither sizes nor prices. Treat the carpet area, from the file, as the honest number, and budget the fit-out separately.

Access

One corridor in, and a road that floods in a single shower

Sector 58 sits at the head of the Golf Course Extension Road, the spine that links Golf Course Road to the north with Sohna Road and the Southern Peripheral Road to the south. The approved site plan shows the parcel fronting a 90-metre Southern Peripheral Road on its south, across a green belt and service road, with a 60-metre sector road on its east toward Sectors 61 and 56, and internal access crossing a revenue rasta, the same class of village right-of-way this blog has flagged at other Gurgaon projects. A BPCL gas pipeline runs along the western edge. The location is genuinely central to the corridor's office and retail belt.

It is also a corridor with a water problem the marketing will not mention. The Southern Peripheral Road is a chronic monsoon bottleneck: on 24 July 2024 a single morning's rain submerged stretches of the SPR, Golf Course Road and Sohna Road, and The Tribune reported a twenty-minute crossing taking over an hour, with the traffic police blaming the drainage. The SPR's own natural sink, Ghata Lake, once spread across hundreds of acres as the floodplain for stormwater draining in from Delhi; it has shrunk to a fraction of that and been largely built over, which environmental reporting has tied directly to the belt's flooding. An SPR elevated corridor meant to relieve the congestion has been discussed since 2019 and, as of mid-2026, is still only at the detailed-project-report stage. A buyer should plan for years of an at-grade, waterlogging-prone SPR, and should walk, or drive, the Ghata Chowk approach in a heavy shower before deciding.

Neighbourhood

Good hospitals and schools nearby, and a lake that was built over

The daily-life layer is strong, with one caveat about distances. The nearest large hospital is Marengo Asia in Sector 56, on the Golf Course Extension Road itself, with Artemis in Sector 51 and CK Birla in Sector 51 close behind; the big super-specialities, Medanta in Sector 38 and Fortis in Sector 44, are real but noticeably further than the "two kilometres" some portals claim, so verify drive times on a map rather than a brochure. For schools, Heritage Xperiential in Sector 62 and Scottish High in Sector 57 are the nearest marquee names, essentially on the same road, with DPS Sector 45 next; GD Goenka and Pathways sit further out on the Sohna corridor. Retail runs from the Sector 56 daily-needs market through AIPL Joy Street and M3M Urbana on the Golf Course Extension Road to Good Earth City Centre and South Point Mall on Golf Course Road; Oberoi's own 5 per cent commercial "Boulevard" will add a high street inside the gate.

On connectivity, be precise about the metro, because the marketing rarely is. The nearest working metro is the Sector 55 to 56 Rapid Metro terminus, roughly 1.8 kilometres away by portal estimate, on Golf Course Road, not on this corridor. There is no operational metro on the SPR or the Golf Course Extension Road, and none funded or under construction there; a Golf Course Extension to Sector 5 line was approved in principle in 2024 but is still only at the detailed-project-report stage. Drive times, all approximate portal estimates, put Cyber City at about 8 to 10 kilometres and twenty minutes off-peak, and IGI Airport at roughly 23 kilometres and half an hour to forty minutes; peak-hour and monsoon numbers are worse. And the wider Ghata and Gwal Pahari edge sits against the Aravali, where a November 2025 Supreme Court order widened what counts as protected forest and triggered active demolition drives, while Gurugram remains a groundwater "dark zone" extracting far above what it recharges. None of this touches Three Sixty North's own approvals, but it is the environment the home sits in.

The builder

A strong developer, and an FIR that names its chairman

On the balance-sheet and delivery layer, Oberoi Realty is about as solid as Indian listed developers get. It is listed on the BSE and NSE, its chairman and managing director Vikas Oberoi holds, with the promoter group, about 67.7 per cent, and it reported revenue of ₹5,286 crore and net profit of ₹2,226 crore for the year to March 2025, on very low leverage. Its Mumbai delivery record, from the Goregaon Garden City campus to the Ritz-Carlton-serviced Three Sixty West on Worli, is generally regarded as premium and comparatively on-time, and we could not find a documented consumer-court or RERA possession-delay order against it, which is more than can be said for many of the Gurgaon names this blog has reviewed. There is a well-reported dispute with its original Worli joint-venture partner, Skylark, over that project, but we were not able to confirm a case number and do not assert one.

The complication is specific to this land, not to Oberoi's construction record. On the complaint of AIPL, an FIR was registered at the DLF Phase 2 police station in Gurugram in June 2024 naming several people, including IREO's managing director Lalit Goyal and, per the reporting, Oberoi Realty's chairman Vikas Oberoi, under the cheating, forgery and criminal-breach-of-trust provisions of the penal code; the complaint alleges that IREO took money from around seventy buyers of the earlier Grand Hyatt Residences project on this land. An FIR is an allegation, not a finding, and its inclusion of the acquirer's chairman is contested. Separately, IREO, the seller in this chain, is under an Enforcement Directorate money-laundering probe, and its managing director has been arrested, though no public source ties that probe specifically to this parcel. We report these as documented, attributed facts, and as the reason the file reads the way it does, not as conclusions about guilt.

The rider

Four things the certificate itself says it is subject to

This is the sentence most buyers will never see, and it is the most important one in the file. The HARERA registration of Three Sixty North was granted, in the Authority's own words, "subject to the final outcome" of the Supreme Court appeals arising from the 2014 quashing, named in the order as Civil Appeal No. 8977 of 2014 (Jai Narayan alias Jai Bhagwan and others v. State of Haryana) with connected appeals including State of Haryana v. Dev Dutt; subject to "the final outcome of the CBI/ED investigation under process"; and subject to "other pending litigations before various courts, tribunals and forums." The Authority also directed Oberoi to disclose the pending litigation in its brochure, marketing material and website.

Read plainly, that means the regulator registered the project while recording that the title's foundation, the acquisition, is still contested at the Supreme Court, and that an investigation it describes as "CBI/ED" is open. Registration did not resolve any of that. It documented that it is unresolved. A buyer's practical response is not panic, it is paperwork: ask the seller, in writing, for the current status of those Supreme Court appeals, the text of the DTCP orders of March 2024 and August 2026 and whether AIPL has appealed, the exact "subject to" wording in the registration certificate, and written confirmation of whether this parcel and its licences are named in any CBI or ED proceeding. A developer as well-resourced as Oberoi can answer all of that. The test of the project is whether it does.

Verdict

Who this is for, and who should wait

Three Sixty North is a genuinely high-quality product from a genuinely high-quality builder, on land with a genuinely unresolved legal history. Those facts do not cancel out; they have to be held together. For a buyer who can afford eighteen crore and upward, wants the largest bare-shell homes on the Golf Course Extension Road, trusts Oberoi's delivery, and treats the litigation as a title risk to be diligenced and insured against rather than ignored, this is a serious project worth serious examination. For a buyer who needs certainty of title before committing, or who is uncomfortable owning into an asset whose registration is written as subject to a Supreme Court appeal and a criminal investigation, the honest advice is to wait for those outcomes, or to buy elsewhere on the same corridor where the file is clean.

What Bedrock will not do is tell you it is either a sure thing or a scandal. It is neither. It is a strong building on contested ground, and the contest is documented in the developer's own registration certificate. Read the file, not the launch number.

If you are evaluating a purchase in these markets, Akhut Estates advises buyers directly: akhut.in/contact.