Oberoi Three Sixty North Tower A

Oberoi Three Sixty North is Oberoi Realty's first project outside of Mumbai. That sentence carries more weight than most developer taglines do. Vikas Oberoi paid over Rs. 1,000 crore for 14.82 acres in Sector 58 before releasing a single floor plan. Oberoi Realty is a listed company. It built Three Sixty West in Worli, the most valuable residential address in Mumbai by transaction value. The same promoter, same standards, same structure, applied to Gurugram's Golf Course Extension Road for the first time.

Tower A received HARERA registration (RERA-GRG-2240-2026) on 20 May 2026. The RERA completion date is 31 December 2033. Oberoi has registered each tower individually, which is the correct structure and consistent with how Three Sixty West was handled in Mumbai. The current RERA covers six residential towers (A, B, C, E, F, G) with 500 units. The retail and commercial component (Phase 9, covering 6.97 acres of the total parcel) is not included in this filing; Oberoi intends to retain and operate the retail, not sell it.

The Product: What You Are Actually Buying

Three Sixty North offers two formats across its seven residential towers, and the format determines almost everything about the product: price, outlook, deck size, and ceiling volume.

Towers A, B, and C sit on the smaller land slices (phases 1, 2, and 3, covering approximately 3.13 acres combined). These are the 5,500 sq ft apartments with 10-ft decks. Towers E, F, and G (phases 5, 6, and 7, approximately 2.31 acres combined) are the larger format: 8,500 sq ft with 12-ft decks. The future expansion tower D (Phase 4, 0.94 acres) is also expected to be in the 8,500 sq ft range. All units across all towers share a 3.7m ceiling height and bare shell delivery.

Every apartment across all towers has its own private lift lobby and 3 dedicated private lifts, in addition to 8 shared service lifts per tower. This is not a shared lobby with private lifts. It is a private lobby feeding private lifts, which is a structural feature of the Three Sixty West DNA that Oberoi is replicating here. At 5,500 to 8,500 sq ft with individual lift lobbies, these are home-within-a-building units, not apartments in the conventional sense.

The building envelope is a full glass facade. Bare shell delivery means buyers get RCC slab, dry walls, concrete ceilings, main door, powder-coated aluminium windows, provision for VRV air conditioning, electrical wiring to main DB, and underground/overhead water tanks. Everything beyond that is the buyer's scope. The RERA spec confirms this: no flooring, no kitchen, no sanitary ware, no wardrobes, no internal finishes. This is how Three Sixty West was delivered. Buyers in this segment typically spend Rs. 3-7 crore on interiors on top of the unit cost.

L&T has been awarded the civil construction contract. L&T Construction is one of the two or three firms in India capable of building a project of this specification and complexity. The project sits adjacent to the Grand Hyatt Gurugram. The clubhouse is 1.25 lakh sq ft, larger than most standalone luxury residential projects in NCR.

The Phasing: Understanding the Land Parcel

The 14.81875-acre licensed parcel in Village Ghata, Sector 58 is broken into nine phases per the HARERA-approved phasing plan. Understanding this breakdown is important because the RERATracker RERA page covers Tower A only, and buyers will see different figures across different filings.

The nine phases, as per the HARERA phasing document: Phase 1 (Tower A, 1.20 acres), Phase 2 (Tower B, 0.51 acres), Phase 3 (Tower C, 1.41 acres), Phase 4 (Future Expansion, 0.95 acres), Phase 5 (Tower E, 0.93 acres), Phase 6 (Tower F, 0.67 acres), Phase 7 (Tower G, 0.71 acres), Phase 8 (Primary School, Nursery School, and EWS, 1.46 acres), and Phase 9 (Community Building and Retail, 6.97 acres). Total: 14.82 acres.

Phase 9 is the retail and community component. Oberoi has stated it will retain the retail, not sell it, and bring in premium brand tenants as operator. This is the same model Oberoi has followed at Commerz and Sky City in Mumbai. The 6.97-acre retail phase is the largest single phase on the parcel and is the reason the residential density across the full 14.82 acres looks optically low.

Density: Why the ReraTracker Figure Needs Context

ReraTracker shows a density of 33.74 units per acre for this project, based on 500 units across 14.82 total licensed acres. (Expected to Change)

The Three Sixty West Reference

Three Sixty West in Worli, Mumbai is the only directly comparable reference for what Oberoi builds when they commit to an ultra-luxury address. Tower A is the Ritz-Carlton hotel tower. Tower B is the residential tower, managed by the Ritz-Carlton, built by Samsung C&T (Burj Khalifa, Petronas Towers), designed by Kohn Pedersen Fox (Shanghai World Financial Center), with structural engineering by Leslie E. Robertson Associates (World Trade Center Tower 4). Bare shell delivery. Private lift to every residence.

In 2023, Oberoi Realty bought back 63 units in Three Sixty West for Rs. 3,403 crore. The project now trades at Rs. 1.4 lakh per sq ft in resale. Radhakishan Damani paid Rs. 1,238 crore for 28 units. BK Goenka paid Rs. 240 crore for a triplex. Three Sixty North will have a comparable consultant lineup. The exact team has not been publicly confirmed for NCR as of the RERA filing date, but the pattern from West (international architect, global contractor, specialist MEP, lighting, sports consultants) is what Oberoi does. L&T is confirmed. The rest will follow.

The point of the West reference is not that North will reach Worli prices. It is that the buyer who commits to an Oberoi address before it has matured is making a very different bet from the buyer who evaluates it on current comparables. The comparable buyers at West did not have comps either. The decision turned on whether you believed the developer would execute. Three Sixty West answers that question.

Golf Course Extension Road: Corridor Context

Three Sixty North sits on GCER at Sector 58, adjacent to the Grand Hyatt Gurugram. The corridor runs from Sohna Road at the southern end up through Sectors 55-65 before connecting to Golf Course Road via the Rapid Metro link. The sector has mature social infrastructure: GD Goenka, DPS, and several established schools are within reach; Medanta is a 15-20 minute drive; retail at Ambience, South Point Mall, and Garden Galleria is within the corridor. What the corridor does not yet have is an ultra-luxury comps set. Trump Tower (Sector 65) launched at Rs. 16,000/sq ft and trades at approximately Rs. 34,000 today. DLF The Arbour (Sector 63) launched at Rs. 18,000 and is around Rs. 32,000. The weighted GCER average is approximately Rs. 23,000-27,000 per sq ft in 2026. Oberoi entering at Rs. 40,000 is above every existing supply point on the corridor. This is a category creation, depending on whether the buyer cohort the project targets actually materialises.

Oberoi Three Sixty North: Specifications:

RERA ID (Tower A): RERA-GRG-2240-2026 (received 20 May 2026; verify at haryanarera.gov.in). Oberoi files each tower under a separate RERA registration; Tower A is the first registered phase. Total licensed land: 14.81875 acres. Tower A registered land: 1.20332 acres.

Total residential towers: 7 (A, B, C, (D future expansion), E, F, G). Total residential units expected: approximately 500. RERA completion date: 31 December 2033. FAR for Tower A: 3.67 proposed against 5.0 permissible. Phase 9 (retail and community, 6.97 acres) not included in current RERA.

Product split: Towers A, B, C: 5,500 sq ft, 10-ft decks. Towers E, F, G (and expected Tower D): 8,500 sq ft, 12-ft decks. Ceiling height: 3.7m throughout. Delivery: bare shell. Private lift lobby per apartment with 3 dedicated lifts; 8 shared lifts per tower.

Construction spec per RERA: bare shell RCC slab, dry walls, concrete ceiling throughout. Fire-rated main door. Powder-coated aluminium windows (fixed and full-height sliding). Provision for VRV air conditioning. Electrical wiring to main DB. Underground and overhead water storage. No flooring, no kitchen fittings, no sanitary ware, no wardrobes, no internal finishes, no CNG, no WiFi provision in RERA spec. External grade paint on facade.

Contractor: L&T Construction (civil works). Facade: full glass. Adjacent: Grand Hyatt Gurugram. Clubhouse: 1.25 lakh sq ft.

NOC status: all five approved. Roads (already connected), water (GMDA), electricity (DHBVN), sewage (GMDA), storm water (GMDA). Approvals obtained: COD (June 2025), airport height clearance (September 2025), forest NOC (March 2025), EC (June 2026), BR-III (May 2026), licence (May 2025), phasing plan (April 2026), all plan-level approvals (zoning, building, site, floor, apartment, elevation). Pending: fire scheme, service estimates, layout plan.

Escrow: Axis Bank, Sector 56, Gurugram, A/c 924020042122822. Tower A estimated project cost: Rs. 458.24 Cr; apartment construction Rs. 335.66 Cr; infrastructure Rs. 9.10 Cr. Land cost allocated to Tower A in RERA: Rs. 45.14 Cr (total land cost across full parcel estimated Rs. 1,000+ Cr per public records of acquisition).