Puri Aerosphere

Puri Aerosphere is a 22-storey office tower by Puri Construction on Dwarka Expressway in Sector 111, Gurugram, registered with HRERA under number GGM/1085/817/2026/57 dated 26 August 2026. It is the first phase of a 6.85-acre commercial estate, built on 1.6759 acres, carrying about 6 lakh sq ft of saleable office space over a 33,000 sq ft floor plate, with ground floor retail, a first floor amenity deck and a Hyatt Regency hotel planned on the adjoining land. Units start at about 1,450 sq ft and run in multiples to a full 33,000 sq ft floor. At Rs 18,500 per sqft, the smallest unit is roughly Rs 3 crore. Two things make this different from most Gurugram strata office sales. Puri is keeping the leasing rights, the ground floor retail and the top two floors rather than selling out and walking away. And the whole investment case rests on rent: the developer expects Rs 150 to 160 per sq ft at possession.

About Puri Construction, the Developer of Puri Aerosphere

Puri Construction Private Limited, CIN U45201DL1971PTC005522, was founded in 1971 by Mohinder Singh Puri as a civil construction contractor, with Arjun Puri of the second generation now on the board. It is a closely held family company, unlisted, working only in Gurugram and Faridabad, and it has delivered more than 7 million sq ft and over 5,000 homes across fourteen projects.

The balance sheet is the unusual part. As of June 2024 ICRA recorded nil external debt, Rs 131 crore of unencumbered cash and interest coverage of 88.7 times, with a BBB+ (Stable) and A2 rating on Rs 300 crore of facilities that has been reaffirmed at every review since July 2021. FY2024 sales bookings were Rs 950 crore against recognised revenue of Rs 263 crore. The land bank of around 10 million sq ft, principally on Dwarka Expressway, is fully paid for. No lender can attach a project, freeze an escrow or force a distressed sale here, which on this particular corridor is not a small thing.

That matters because Dwarka Expressway was where the industry's worst decade played out. Licensed heavily between 2008 and 2012, the road ran five to six years late on land litigation, alignment disputes and high tension towers standing on the carriageway, and only opened fully in 2024. Leveraged developers on the same stretch did not all survive. Puri delivered Diplomatic Greens in Sectors 110A and 111 and Emerald Bay in Sector 104 in December 2020, both before the expressway opened, with no court-appointed board, no RERA enforcement order and no buyer association against it.

What Puri Aerosphere Is, and What Is Actually for Sale

The tower runs from ground to the 21st floor. Not all of it is on the market, and the split is worth understanding before you look at a price list. The ground floor is retail: sixteen shops and a restaurant around an office entrance lobby and a naturally ventilated lift lobby running nearly 33 metres. Puri is not selling this retail. The first floor is an amenity deck rather than leasable space, holding a restaurant, an auditorium, conference rooms, a gym, a CXO lounge with private discussion rooms, a first aid room and wrap-around terraces.

Floors 2 to 21 are office floors, each with nineteen units around a 2,400 mm mechanically ventilated corridor and a double height lobby, served by ten lifts plus fire lifts. Puri is retaining the top two floors for itself. That leaves floors 2 to 19, eighteen saleable floors at a 33,000 sq ft plate, which is where the roughly 6 lakh sq ft of saleable office area comes from.

Unit sizes start at about 1,450 sq ft and step through 1,550, 2,000 and 3,000 sq ft, combinable in multiples up to a whole 33,000 sq ft floor. The expression of interest is Rs 20 lakh.

Beyond this tower, the estate covers 6.85 acres in total. The balance 5.18 acres is planned for a second phase of around 14 lakh sq ft including a further office building and a 300-key Hyatt Regency. That hotel agreement is meaningful in itself: an international operator ran its own feasibility on this site before putting its flag on it. It is not, however, registered or committed under this RERA filing, which covers 1.6759 acres and this tower alone.

Price and Payment Plan at Puri Aerosphere

The list price is Rs 19,500 per sqft with a Rs 1,000 inaugural discount, so Rs 18,500 on a full cheque. GST at 12 percent takes the effective cost to Rs 20,720 per sq ft, and that is the figure to use for every calculation because it is what actually leaves your account.

The construction linked plan runs 30 percent within nine months of booking, 25 percent on superstructure, 25 percent on application for the occupation certificate and 20 percent on offer of possession. On a Rs 3 crore unit that is roughly Rs 90 lakh in the first nine months and about Rs 60 lakh held back to possession.

On timing, the sales conversation is a five-year build. The agreement provision recorded in the RERA filing commits possession on or before 30 June 2034, and the registration itself runs to 30 June 2033.

Rental Expectations and Yield at Puri Aerosphere

Puri is guiding Rs 150 to 160 per sq ft per month at possession. Everything about this investment turns on whether that lands, so here is the arithmetic and here is the market against which to judge it. Yields below are calculated on the GST-inclusive cost of Rs 20,720 per sq ft, which is the honest basis. On a 1,450 sq ft unit costing about Rs 3.00 crore:

- **Rs 100 per sq ft per month** gives Rs 17.4 lakh a year, a 5.79 percent gross yield

- **Rs 125 per sq ft per month** gives Rs 21.75 lakh a year, a 7.24 percent gross yield

- **Rs 150 per sq ft per month** gives Rs 26.1 lakh a year, an 8.69 percent gross yield

- **Rs 160 per sq ft per month**, the top of the developer's guidance, gives about a 9.27 percent gross yield

Larger units scale the same way: at Rs 150 per sq ft a 2,000 sq ft unit earns about Rs 36 lakh a year and a 3,000 sq ft unit about Rs 54 lakh.

The case for it rests on the hotel anchor, the airport access and the building's grade lifting this address out of the commodity corridor.

Design and Approvals at Puri Aerosphere

The building is a glass tower with timber-toned vertical screens and planted sky terraces cut into the facade at intervals, wrapping a double height air conditioned entrance lobby in stone with a reception counter. It is targeting LEED Gold certification. Floor plates are efficient rectangles served by a central core of ten lifts, with a 2,400 mm mechanically ventilated corridor and motorised openable windows at the lobby ends.

Puri Aerosphere Location: Why Sector 111, Dwarka Expressway

Sector 111 sits at the Delhi end of Dwarka Expressway, which is the point of the address. IGI Airport is fifteen to twenty minutes away, Dwarka is immediately across the border, and the expressway now runs fully open after opening in 2024, connecting to NH-48 and the wider Gurugram office belt. For a business that needs airport proximity without paying Aerocity rents, this is the closest credible alternative.

Puri is not a stranger here. Diplomatic Greens sits in Sectors 110A and 111 and Diplomatic Residences is under construction in Sector 111, so the group has a residential catchment of its own around this tower, which matters for the ground floor retail and for the smaller office tenants.

The counterpoint is that the office market is still thin at Dwarka Expressway: The residential side has filled in fast. The office demand story is younger than the address suggests, and Aerosphere is being priced for where that story goes rather than where it is.

Puri Aerosphere Specifications at a Glance

- Developer: Puri Construction Private Limited, CIN U45201DL1971PTC005522, founded 1971, unlisted and family held

- Registered office: 4-7B Ground Floor, Tolstoy House, 15 and 17 Tolstoy Marg, New Delhi 110001

- Directors: Mandeep Singh Oberoi and Tarak Nandy Mazumder. Escrow account operated by Arjun Puri

- Address: Sector 111, Dwarka Expressway, Tehsil and District Gurugram

- RERA ID: GGM/1085/817/2026/57 dated 26 August 2026, registered with HRERA Gurugram, valid to 30 June 2033

- Land: 1.6759 acres registered for this tower, out of 6.731 acres of licensed land. Licences 98 and 99 of 2010, valid to 18 November 2030

- The tower: 22 levels, ground to 21st floor, 33,000 sq ft floor plate, ten lifts plus fire lifts

- Unit sizes: from about 1,450 sq ft, then 1,550, 2,000 and 3,000 sq ft, combinable in multiples up to a full 33,000 sq ft floor

- Ground floor retail: sixteen shops of about 876 sq ft carpet each plus a 2,612 sq ft restaurant, retained by the developer

- First floor amenities: restaurant, auditorium, conference rooms, gym, CXO lounge with private discussion rooms, first aid room and terraces

- Certification: targeting LEED Gold

- Wider estate: 6.85 acres in total, with a second phase of about 14 lakh sq ft planned on 5.18 acres including a 300-key Hyatt Regency. Not covered by this registration

- Leasing: leasing rights retained by the developer rather than sold with the units

- Price: Rs 19,500 per sq ft list, Rs 18,500 after the inaugural discount on a full cheque, Rs 20,720 after 12 percent GST

- Payment plan: 30 percent within 9 months, 25 percent on superstructure, 25 percent on application for the occupation certificate, 20 percent on offer of possession

- Expected rent: Rs 150 to 160 per sq ft per month at possession as per the developer

- Escrow: UCO Bank, Parliament Street, New Delhi, account 01200210006740, IFSC UCBA0000120

- Project cost: Rs 840.07 crore in total, of which Rs 689.86 crore is construction and Rs 48.60 crore infrastructure

- Possession: the agreement provision in the filing commits possession on or before 30 June 2034