The September 2026 launch ledger: three new Gurugram registrations, and not one of them is an ordinary flat

Why this

The monthly check: what actually got a RERA number

Every month, brochures and broker pages "launch" more projects than the regulator registers. Under the Real Estate (Regulation and Development) Act, 2016, Section 3 bars a promoter from advertising, booking or selling in a project that needs registration before the certificate exists, so the certificate date is the only date that makes a launch real. At the start of each month we pull the HARERA Gurugram register in full, filter it to the certificates dated in the month before, and open the file behind every new row. August's ledger is here.

September is a short list with an unusual shape. Gurugram's register shows three certificates dated in the month. The best-known name on it, Lodha, is a Mumbai developer's first Gurugram registration, and the file shows it is an office building, not the luxury flats the "Lodha Gurugram" pages are selling. DLF's entry is not a normal group-housing project either: it is licensed under Haryana's retirement-housing policy. And the third is a small shop block in Manesar. None of the three is the kind of project most buyers mean when they say "new launch".

The second half of this note is about the register itself. We pulled every 2026 Gurugram record and found that a certificate often goes public days or weeks after the date printed on it. So any month's count, including this one, keeps changing for a while after the month ends.

The register

Three certificates, dated 11 and 14 September

HARERA publishes every registered Gurugram project on one public page, no login needed. We pulled it on 4 October 2026 and filtered it to certificates dated in September. It returns three rows.

Two things about that table. First, the serial numbers skip. After certificate 57 (Puri Aerosphere, 26 August), the Gurugram list jumps to 61, 62 and 64. Certificates 58, 59, 60 and 63 are not on it. The list does not explain gaps, so we do not guess. The next section shows why one or more of them could still appear with a September date. Second, read the RERA number column: Lodha's is RERA-GRG-2299-2026 and DLF's is RERA-GRG-2265-2026. Those numbers are assigned when a file is lodged, which is why they do not run in certificate order.

One name check before going further. Search the same register for "Aureva" and you get two rows. DLF's is "The Aureva", Sector 63. The other is "GLS Aureva" (RERA-GRG-1977-2025), a 2025 registration by Aar Housing Pvt Ltd in Sector 4, Sohna. They are different projects from different developers. Quote the RERA number, never just the name.

Lodha, Sector 28

Lodha's first Gurugram file is an office tower on a 1.2-acre auction plot

Lodha Developers (formerly Macrotech) has been telling investors it would enter the Gurugram market, and broker pages have been running "Lodha Gurugram" for months, mostly placing it on the Golf Course Extension Road or the Dwarka Expressway, with "pre-launch" and "price on request" labels. As of 4 October, the Gurugram register has exactly one Lodha row: "Lodha Golf Course Road", Sector 28, certificate 62 of 2026. The file behind it is clear about what it is.

The land is a commercial site, bought at auction. The Letter of Intent in the file is a Haryana Shehri Vikas Pradhikaran (HSVP) e-auction letter for an "Independent Commercial Site (Commercial Complex, Shopping Mall etc.)" in Sector 28, Urban Estate Gurgaon II, measuring 4,843.03 square metres, sold freehold. The auction was held on 28 June 2024 and the LOI is dated 9 January 2025. The bid price on the LOI is Rs 180,24,71,600, about Rs 180.25 crore. The winning bidder, and owner of the land today, is Acquisitive Infradevelopers Pvt Ltd, not Lodha. The hearing record lists the land events: allotment letter on 29 April 2025, possession certificate on 4 June 2025, HSVP's no-objection for a development agreement on 31 October 2025, and a conveyance deed (No. 16177) on 12 December 2025.

Lodha is the developer under a revenue-share agreement. A joint development agreement registered on 17 December 2025 (Vasika No. 16365) gives Lodha the right to develop, market and sell, with revenue split 48:52 between landowner and developer. At the 31 August hearing, the Authority pointed out that the agreement called itself "interminable and irrevocable unless otherwise agreed between the parties in writing" and asked for a properly irrevocable JDA. It also directed both parties to file an affidavit on how the account would be run under Section 4(2)(l)(D) of the Act, the clause requiring 70 per cent of buyer money to sit in a separate account. On 7 September Lodha confirmed that a registered supplementary agreement had been executed and that the joint affidavit was on file. Registration followed on 11 September.

The building is offices. The approved drawings are titled "Proposed building plan of commercial complex, site area 1.196 acres (4843.03 sqm) in Sector 28, Gurugram". The typical floor plate is labelled "OFFICE", with shared male and female washrooms on the core, and the ground-floor elevation carries "retail signage". Form REP-I lists 42 units across one tower, from 237.28 to 814.49 square metres of carpet, with eleven units of 667.85 square metres (about 7,190 sq ft). Together that is 20,625 square metres of carpet, about 2.22 lakh sq ft. Lodha's own affidavit in the file calls it a "Proposed Commercial Project". The quarterly development schedule in Form REP-I books all of the building spend under "Shops" and none under "Apartments".

The money. The filed project cost is Rs 1,150.50 crore. Land is Rs 592.55 crore of that, 52 per cent, construction Rs 324.21 crore, and "other costs including EDC, taxes, levies" Rs 214.18 crore. Note the gap between the land line (Rs 592.55 crore) and the HSVP auction price (Rs 180.25 crore). The file does not explain it. Our reading, and it is only an inference, is that the land line prices in the landowner's 48 per cent revenue share rather than the auction cheque. Fund availability over the project's life is filed at Rs 1,300 crore, the escrow account is with ICICI Bank, and construction was to start on 1 September 2026. The approvals list is almost complete: environment clearance (8 June 2026), AAI height, tree cutting and mining permissions, and the building plans (20 July 2026) are all in. The one gap is the fire scheme, applied for on 5 August. HARERA took a Rs 25 lakh demand draft as security, forfeitable if the approval is not filed within six months of registration.

Who this matters to: anyone who has been sold "Lodha's Gurugram project" as a home. On today's register, there is no registered Lodha residential project in Gurugram. Any Lodha flats being marketed on the Golf Course Extension Road or the Dwarka Expressway are, as of this note, not on the HARERA list. That does not mean they will not be registered. It means you cannot pay for one yet. Lodha's own stated plan, reported from its FY26 fourth-quarter earnings call, put its first Gurugram housing launch at the end of FY2026-27 or early FY2027-28 (Constro Facilitator, attributed).

DLF, Sector 63

DLF's Aureva is licensed as retirement housing, and its draft agreement points to a policy it does not attach

The Aureva is registered under Haryana's "Policy for Planned Development of Retirement Housing", notified by the Town and Country Planning Department on 4 November 2024 (No. Misc-1022/7/18/2024-2TCP, as cited in DLF's draft agreement). DTCP granted Licence 209 of 2025 on 16 October 2025 for a "Retirement Housing Project" over 4.16875 acres in village Maidawas, Sector 63. The licence was issued to five land-owning companies (Vamil, Hoshi, Akina, Atherol and Arlie Builders & Developers) in collaboration with DLF Home Developers. The hearing record notes that an NCLT order of 14 January 2026 merged those five companies into DLF Ltd, and that DTCP had been told of the merger on 6 July 2026. HARERA made registration conditional on DTCP formally recognising the merger.

What the file says is being built. Form REP-I lists 172 apartments of a single size, 218.263 square metres of carpet (about 2,349 sq ft), in one tower of stilt plus 45 floors, described in the registration order as "4BHK + staff dormitory", plus four small commercial units of 16 to 36 square metres (186.86 square metres of commercial land in all). The land breakdown shows a 1,815.84-square-metre clubhouse. The approved ground-floor drawing, by architects Arcop Associates with SBA Design N Code, includes a zone marked "Residential (MED.)", which reads as a medical facility. The drawing does not say who would run it. Filed cost is Rs 1,656.33 crore, of which construction is Rs 963.99 crore (58 per cent) and land only Rs 120.38 crore (7 per cent), with Rs 534.33 crore in EDC, taxes and other charges. Escrow is with Axis Bank, Sector 56. The REP-II affidavit puts the occupation certificate at 31 May 2033 and completion at 31 October 2033, and the draft agreement repeats both dates.

What the policy asks for, and what we could not verify. We tried to pull the 4 November 2024 policy text from the Town and Country Planning Department's website for this note. The site did not respond to repeated requests, so what follows comes from press reports of the notification, not the document itself. The Tribune (8 November 2024) reported that the policy caps ground coverage at 40 per cent, requires a 24x7 on-site ambulance, a basic medical facility with a small emergency room, a tie-up with a nearby super-specialty hospital, doorstep pharmacy delivery, wheelchair access and senior-friendly fixtures, and requires a tripartite agreement between the buyer, the developer and the service provider before possession, with a district monitoring committee to resolve disputes. A later Tribune piece (14 December 2024) and Constro Facilitator added a site size of 0.5 to 10 acres and shops capped at 4 per cent of FAR. The Aureva's REP-I shows a permissible FAR of 3.15, which is consistent with a reported 2026 increase through transferable development rights, but we have not seen that amendment notified. The age rule that broker pages quote ("55 and above") is not in any primary or press source we could open. Neither is any rule on whether a flat can be resold or let to someone younger. Until you have read the policy itself, treat those as unknowns.

The part to read twice. The draft Agreement for Sale DLF filed with HARERA (24 pages) has a clause headed "Additional clauses as per policy". It says only that the promoter and the allottee will comply with the retirement policy of 4 November 2024, "as annexed in Annexure A", as amended from time to time. Annexure A is listed on the last page, but the policy text is not part of the 24 pages uploaded, and nothing in the body says who may live in the flat, who you can resell or let it to, or who runs the services. The payment plan (Schedule C) and the rate are blank, which is normal for a draft. A buyer should see the policy annexed and its occupancy and resale rules spelled out before paying more than the 10 per cent Section 13 allows ahead of an agreement.

Correction, 9 October 2026: an earlier version of this note said the "Additional clauses as per policy" section was empty and that the policy was attached. The clause is present (it is highlighted in the filed PDF, and our text extraction missed it), and the policy annexure is not in the uploaded document. We regret the error.

Still pending. Environment clearance, fire scheme approval, and service plan and estimates: the promoter has four months from registration for these, against three demand drafts of Rs 25 lakh each (Rs 75 lakh, forfeitable). The electrification plan is also due within four months, and mining permission before construction starts. The promoter told HARERA the site sits on a 24-metre metalled road and needs no separate access permission, and filed an affidavit to that effect. DLF Home Developers' own litigation disclosure in the file, as of 31 July 2026, lists four matters on other projects (two civil suits on The Arbour, a land case on Central 67, and a HARERA customer complaint on a DLF City Phase I floor). None is against this project.

What the market is saying, and where it contradicts the record. Several broker sites say The Aureva "launched" in the first week of August 2026 with HARERA approval on 10 August. The register says the certificate is dated 14 September and was published on 25 September. On DLF's own Q1 FY27 earnings call on 5 August, executive Aakash Ohri called senior living "a retirement policy scheme that we are going to be launching soon" (Business Today, attributed). Broker and press-release pages also claim a 55-plus age rule, a Medanta-run medical facility, about 4,200 sq ft homes and prices of Rs 11.76 to 13.44 crore. None of that is in the HARERA file we read. The 4,200 sq ft figure is a super-area-style number set against the file's 2,349 sq ft of carpet. Treat all of it as marketing until it appears in the signed agreement.

M9 Square, Manesar

The third certificate: 24 shops in an industrial colony

M9 Square is the smallest file of the month and easy to misread. The hearing record explains it: DTCP Licence 136 of 2022 (8 September 2022, valid to 7 September 2027) covers an industrial plotted colony of 118.15 acres in Sectors M9, M10, M13 and M14, Manesar, issued to 23 land-owning companies in collaboration with Worldwide Resorts and Entertainment. What got registered in September is one "distinct commercial component, Commercial 4", of 0.218 acres (882.28 square metres), holding 24 small units of about 17 to 51 square metres each. Filed cost is Rs 16.88 crore, completion 29 August 2029, escrow with Indian Overseas Bank. The fire scheme is pending, secured by a Rs 25 lakh draft with a four-month deadline. The parent colony, "The Golden City", appears in the promoter's track record as 561 plots with 461 already sold. Form REP-I also records a joint development arrangement with Emaar India Ltd and the land-owning companies, a 60:40 revenue share, and a Rs 375 crore refundable security deposit. Some broker price figures for "M9" refer to the plotted colony, not to this shop block.

The money

Three cost sheets, three different kinds of project

Every Form REP-I splits the filed cost into land, construction, infrastructure and "other" (EDC, taxes, levies). Put September's three side by side and the split tells you what kind of project each one is before you open a drawing.

Lodha's is a land-heavy cost sheet: a small, expensive central plot under a tall building. DLF's is the opposite. Land is cheap in the filing because DLF's group already held it through the merged companies, and nearly a third of the cost is EDC, taxes and levies. M9 Square is a tiny file in which infrastructure is a bigger share than construction. None of these numbers is a sale price, and none of the three files contains one.

The lag

Why the month's count is not final: certificates go public late

Last month we counted three August registrations. On 17 September a fourth appeared: ATS Grandstand Phase 2, certificate 54, dated 17 August but not published on its record until 15 September. We wanted to know whether that was a one-off, so we opened all 58 Gurugram records with a certificate dated in 2026 and read three dates from each: when HARERA received the application, the date printed on the certificate, and the date the certificate was uploaded to the record.

The result, which as far as we know nobody else publishes:

• Application to certificate: a median of about 6 weeks (42.5 days) across the 58 records, ranging from 21 days to 218. Lodha took 49 days, DLF 60, M9 Square 29.
• Certificate to publication: a median of 6.5 days and an average of about 12 across the 56 records with an upload date. Seventeen took two weeks or more, and the slowest took 78 days.
• Across a month-end: 20 of 56 certificates were published in a later calendar month than the one printed on them. That is about one in three.

So a ledger written on the 3rd of a month is a first count, not a final one. Our 3 September parse counted 12 certificates for June and 3 for August. The same list now shows 14 and 4. Grandstand is a confirmed late listing. For the two extra June rows, we cannot tell from the list whether they arrived late or our earlier parse missed them, but the lesson is the same either way. We will carry corrections forward each month, and the chart below shows them.

On the current list, 2026 runs 10, 6, 9, 4, 3, 14, 5, 4 and 3 from January to September: 58 certificates in nine months. September's three ties May for the lowest month. The quieter second half that August suggested still holds after the corrections.

The Noida half

Noida again in aggregates only, and one district number worth knowing

UP RERA still has no open, browsable list of everything registered in a month. Its project search needs a registration number you already have, so we cannot build a project-by-project Noida ledger the way we can for Gurugram. What it does publish is board-meeting approvals. For September:

• 214th Authority meeting (press release dated 22 September 2026, primary): 12 projects statewide, Rs 1,663.85 crore, 3,090 units, across Lucknow, Ghaziabad, Hapur, Ayodhya, Prayagraj and Kanpur. Gautam Buddh Nagar, the Noida and Greater Noida district, had no project in this batch. Ghaziabad had three residential projects, Rs 605.06 crore and 574 units.
• 212th and 213th meetings (reported by PTI, 12 September, secondary): 13 projects statewide, Rs 2,380.04 crore, 4,724 units. Gautam Buddh Nagar's share was reported as one residential and one commercial project, about Rs 186 crore and 564 units.
• 215th meeting (reported 2 October, secondary; the meeting date was not stated): 11 projects, Rs 2,086.06 crore, 1,873 units, with Gautam Buddh Nagar's share reported as two residential projects worth Rs 1,800.36 crore and 1,398 units, roughly 86 per cent of the batch's investment.

No report names the projects, developers, sectors or UP RERA numbers. So, as with August, these are the authority's figures, quoted as aggregates and nothing more. The one useful takeaway: after an August batch that was all commercial, registered residential supply in the Noida district came back in September and early October, and the 215th batch put most of its money there. When a "Noida new launch" is pitched to you, ask for the UPRERAPRJ number and check it on up-rera.in.

Loud, not listed

What is being marketed in Gurugram but is not on the register

Our chatter sweep (broker pages and press-release sites; we treat none of it as fact) turned up three names worth checking against the register. As of 4 October 2026:

• "Lodha" residential projects on the Golf Course Extension Road or the Dwarka Expressway: no such row. The only Lodha registration in Gurugram is the Sector 28 office tower.
• A Birla Estates project in Sector 36, pitched as "RERA coming soon" with a launch claimed for early 2027: no Sector 36 Birla row. The Birla-branded rows on the list are Arika (Sectors 31-32A, two phases) and Pravaah (Sector 71) by Birla Estates, and the Navya phases in Sector 63A by Avarna Projects LLP.
• L&T Realty pages naming a Gurugram sector (two pages name different sectors): no L&T row.

None of this means a project is improper. Developers can talk about land they hold. It means there is nothing yet that you can legally book, and any expression-of-interest cheque you write today has none of RERA's protections behind it.

Do it yourself

How to run this check in ten minutes

Verdict

A thin month, with three files worth reading

September added three Gurugram registrations, and none of them is the mid-market group housing most buyers are shopping for. Lodha's long-trailed entry is on the register, but as offices on a central commercial plot. DLF has registered a project under the 2024 retirement-housing policy, and the rules that make it different are not yet written into the draft agreement. The third is a shop block. Noida's registered supply came back in aggregate, without names we can verify. Most usefully for anyone tracking launches, the register itself lags. Count a month once, then count it again.

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