Keystone Seasons

Keystone Seasons is an under-construction, wellness-themed luxury residential project by Keystone (registered applicant Keystone World Pvt Ltd) in Sector 77, Gurgaon, in the New Gurgaon belt near the Southern Peripheral Road and NH-8. It is a deliberately boutique, low-density development: two towers, just 175 large 3 and 4 BHK homes on about 4 acres, built around a "wellness at every level" design idea. For a buyer, the appeal is an intimate, green, premium-specified home from a founder with a strong project-delivery pedigree, at a relatively accessible New Gurgaon entry. The honest counterpoints are a low carpet efficiency, only one car park per home, and the fact that this is the maiden ground-up project under the Keystone brand, so a buyer is partly backing the founder's track record rather than a long company delivery record. Pricing has moved from a launch rate of around Rs 11,000 per sq ft to roughly Rs 13,500 per sq ft, a gain of about 23%.

Registered with HARERA under RERA-GRG-1571-2024 (received 27 February 2024), this phase sits on 4.0350 acres, part of a 16.54-acre total licensed parcel, with 2 buildings rising to 25 floors and 175 units, and a low FAR of 1.78. The density is low at about 43.42 units per acre. Homes are 3 and 4 BHK, from 2,280 to 2,972 sq ft. On the 2,280 sq ft 3 BHK, the carpet area is 1,143 sq ft (about 50% carpet efficiency) with a built-up area of 1,710 sq ft (about 75% built-up efficiency); the 50% carpet figure is on the lower side, so a buyer should weigh usable carpet against the super area. The registered listing shows one car park per home, which is modest for homes of this size and price. An entry home works out to around Rs 3.08 crore on base price.

The Promoter

Keystone Seasons is promoted by Keystone World Pvt Ltd, led by founder and Managing Director Vaibhav Tapdiya. Per the company's own material, Tapdiya is a Chartered Accountant and MBA who founded Keystone in 2019 after a career from 2004 to 2018 as a director and shareholder associated with a series of landmark Gurugram developments, including Time Tower, Time Residency and Time Center, and the Taj Damdama resort developed for the Dhoot Group. That hospitality-and-real-estate background, and endorsements from figures such as CBRE's regional head, are the credibility base the project is sold on. The honest framing a buyer should hold alongside this: Keystone Seasons is the maiden ground-up residential project under the Keystone brand itself (HRERA shows it as the company's first project), so while the founder's prior delivery record is real, the brand's own standalone track record is still being established. The other named individuals on the RERA filing are director Surendra Maheshwari and authorised representative Sibasis Bhattacharya.

A Wellness-Themed, Boutique Community

The project's design hook, consistent across the developer's material, is wellness and the idea of the four seasons: it is marketed as a low-density, green, IGBC Gold-oriented community with a high proportion of open space, air-purification systems in homes, wide balconies, Aravali and skyline views, and an amenity set including a pool with whirlpools, wellness and spa zones, sports courts, a mini-theatre and terrace jogging tracks, with homes offered in four interior design themes. The architect is cited in the developer's brochure as Rajeev Agarwal Architects, a New Delhi practice. The boutique scale (only 175 homes across two towers) genuinely supports the privacy and low-density pitch, which is verifiable from the RERA figures. The specific wellness features, amenity sizes and the IGBC rating sit in developer material rather than the RERA filing, so a buyer should confirm them against the approved plans and the agreement.

Specification

The registered specification is genuinely premium for the segment: Italian or imported marble in the living, dining and family lounge and in the private apartment lift lobbies; laminated wooden flooring in bedrooms; low-VOC acrylic emulsion paint; Kohler, Grohe or Roca (or equivalent) bathroom fittings; split air-conditioning; UPVC single-glazed windows; high-speed elevators; and granite kitchen counters. The honest gaps in the registered specification are wood work, cupboards and modular wardrobes, all marked not applicable, and kitchen appliances, also not included, so those are buyer fit-outs.

Why Sector 77, Gurgaon

Sector 77 sits in New Gurgaon, near the Southern Peripheral Road (SPR) and NH-8 (and a short drive from the Dwarka Expressway), with connectivity toward Golf Course Extension Road, Sohna Road, DLF Cyber City and IGI Airport, and the Hyatt Regency and retail and schools nearby. The biggest validator of the micro-market is its neighbour: Sector 77 (with the adjoining Sector 76) is home to DLF Privana, DLF's roughly 116-acre ultra-luxury township (Privana South and North in Sector 77, Privana West in Sector 76), which has drawn intense demand and strong price appreciation since launch. A marquee DLF township next door anchors the pocket as a recognised premium address and tends to lift surrounding infrastructure and values, which is part of the locational case for a smaller project like Keystone Seasons sitting in the same sector. The honest counterpoint is that parts of the area's civic and social infrastructure are still maturing, so part of the thesis is the corridor building out over time, and a buyer should not assume a boutique project will command the same pricing or pace as the DLF township next door. Any rental or appreciation expectation should be treated as a projection, not a promise.

Keystone Seasons: Specifications at a Glance

• Developer: Keystone (Keystone World Pvt Ltd), founded 2019; founder and MD Vaibhav Tapdiya (a CA and MBA with prior involvement in Time Tower, Time Residency, Time Center and the Taj Damdama resort)
• Location: Sector 77, Gurgaon (New Gurgaon, near SPR and NH-8)
• HARERA Registration: RERA-GRG-1571-2024 (received 27-02-2024)
• Land Area (this phase): 4.0350 acres (part of a 16.54-acre total licensed parcel)
• Towers / Residences: 2 buildings, 175 units, 25 floors
• Density: ~43.42 units per acre; FAR 1.78 (low)
• Configurations: 3 BHK and 4 BHK
• Super Area Range: 2,280 to 2,972 sq ft
• Carpet / Built-up Efficiency: 1,143 sq ft carpet (~50%) and 1,710 sq ft built-up (~75%) on the 2,280 sq ft 3 BHK
• Car Parks: 1 per home (modest for the segment)
• Theme: wellness-centric, low-density, green community (IGBC-oriented, air purification, four interior design themes), per developer material
• Architect: Rajeev Agarwal Architects (cited in the developer's brochure)
• Price: launched ~Rs 11,000 per sq ft, current ~Rs 13,500 per sq ft; entry ~Rs 3.08 crore on base price
• Possession (RERA): September 2029