Oberoi Gurgaon Launch Price: ₹35,000 per sq.ft. and the Real Cost of an ₹18 Crore Home

Oberoi Gurgaon Launch Price: ₹35,000 per sq.ft. and the Real Cost of an ₹18 Crore Home

The Oberoi 360 North launched at a base selling price of ₹35,000 per sq.ft. on saleable area, with homes starting at ₹18 crores at Oberoi Realty's Three Sixty North in Sector 58, Gurugram. Measured on RERA carpet area, the homes booked in Phase 1 sold at an average of ₹59,961 per sq.ft. Taxes and duties add about 10% to 12% on top: 5% GST while the project is under construction, and 5% to 7% stamp duty in Gurugram, depending on who owns the home.

Oberoi Realty Gurgaon Launch Price

The base rate is quoted on saleable area, which includes the home's share of walls, shafts, lobbies and common spaces. Oberoi Realty launched homes of about 5,500 sq.ft. to 8,500 sq.ft. in saleable area, in 3 BHK plus Studio and 4 BHK plus Studio layouts, with larger duplexes and penthouses above them.

Floor-wise location charges apply on higher floors, so two homes of the same size in the same tower can have different prices.

Oberoi 360 North Price Per Square Foot on Carpet Area

Carpet area is the usable space inside your walls, and RERA requires developers to state it when they sell a home. In the first week of bookings, Oberoi Realty reported selling 13.52 lakh sq.ft. of RERA carpet area, equivalent to 23.10 lakh sq.ft. of saleable area. That puts usable space at about 58.5% of the saleable figure.

Apply that ratio to the smallest saleable size and you get roughly 3,220 sq.ft. of carpet area.

Divide the base rate by the same ratio, and you land almost exactly on the carpet-area average the company reported, showing the Phase 1 average stayed close to the published base rate.

Gurgaon Luxury Apartments Price

Gurugram's average residential price was about ₹14,872 per sq.ft. in March 2026. The Oberoi 360 North price per sq.ft. is roughly 2.4 times that average. Put another way, ₹18 crores at the city average would buy about 12,100 sq.ft., more than twice the smallest home in this project.

Oberoi Three Sixty North Flat Price: Full Cost Sheet

Here is what an ₹18 crore agreement value costs once the main government charges are added, for a home bought while the project is under construction:

• Agreement value: ₹18 crore
• GST at 5%: ₹90 lakh
• Stamp duty at 7% (man as sole owner): ₹1.26 crore
• Registration fee: ₹50,000, the Haryana maximum
• Total for a sole male owner: about ₹20.17 crore

Floor charges, parking, club membership and maintenance deposits, if any, come on top according to the developer's cost sheet. Ask for the Oberoi Gurgaon cost sheet in writing for the exact unit you are considering.

Stamp Duty in Gurgaon for Luxury Homes

Stamp duty within Gurugram's municipal limits is 7% for men, 5% for women and 6% for joint ownership by a man and a woman. On an ₹18 crore home, registering in a woman's name instead of a man's saves ₹36 lakh, and joint ownership saves ₹18 lakh.

For an under-construction home, you pay this duty when the conveyance deed is registered at possession, not at booking, so you don't need to fund it upfront.

GST on Under-Construction Property

Homes priced above the affordable housing limit attract 5% GST while under construction, without input tax credit, under the rates in force since 1 April 2019. GST is charged on each instalment as you pay it, so it follows the construction-linked schedule rather than falling all at once.

Oberoi 360 North Payment at Booking

Phase 1 shows how the money moves. Oberoi Realty collected about ₹835 crores from the project in the July to September 2026 quarter, and its finance chief described this as the booking-stage payment, with the next instalment due in the following quarter. Buyers needed that first tranche ready within days of launch.

Home Loan for an ₹18 Crore Flat

RBI rules cap a home loan above ₹75 lakh at 75% of the property's value, and stamp duty and registration charges are left out of that value for homes above ₹10 lakh. So a home loan for an ₹18 crore flat can be at most ₹13.5 crore. You fund at least ₹4.5 crore of the price yourself, plus taxes and duties.

Your first cheque is also capped. Under Section 13 of the RERA Act, a developer cannot collect more than 10% of the cost, ₹1.8 crore here, before a registered agreement for sale is signed.

Frequently Asked Questions

Do I need to deduct TDS when buying an ₹18 crore flat?

Yes. When you buy property worth ₹50 lakh or more, you must deduct 1% TDS from each payment and deposit it with the government against the seller's PAN. On ₹18 crores, that is ₹18 lakh in total. It is part of the price, not an extra cost, but it needs the developer's PAN and timely filing.

Is GST charged on a ready-to-move flat?

No. GST does not apply to a home bought after the completion or occupation certificate has been issued. It applies only while the project is under construction. Every Oberoi Realty home in Sector 58 is currently under construction, so you should budget for GST on each instalment until the certificate is issued.

What does RERA carpet area include?

RERA carpet area is the net usable floor area of a home. It includes internal partition walls but excludes external walls, service shafts, exclusive balconies or verandahs and open terraces. It is the legal basis for selling a home, so always compare projects and price per sq.ft. on carpet area, not saleable area.

Does the launch price include GST and stamp duty?

No. The base price covers the home itself, and GST, stamp duty, registration and floor charges are added on top. When comparing quotes from different sellers, ask whether each figure is the base price or the all-inclusive cost, because the gap on an ₹18 crore home can be more than ₹2 crores.

Can NRIs pay for the home from abroad?

Yes. NRIs can pay through an NRE, NRO or FCNR account in India or through an inward remittance by normal banking channels. Payment in foreign currency notes or traveller's cheques is not allowed, and the bank records of each payment matter later for repatriation. Our NRI buying guide explains repatriation and tax for luxury homes.

What will Phase 2 cost?

Oberoi Realty has not announced a Phase 2 price. In October 2026, management said it wants an experience centre ready first and expects it to support higher prices. Until a RERA registration and price list are issued, you can use Phase 1 as a reference and register for launch updates on oberoi.digital.

How do I get a cost sheet for a specific home?

You can request a unit-wise cost sheet on https://oberoi.digital/ or by calling or messaging +91 87962 55735. Ask for the base price, floor charges, GST, other charges and the payment schedule on one page, so you can compare the total cost of each size and floor before you decide on a home.

The Basis Behind These Numbers

Prices and tax rates in this guide reflect Oberoi Realty's launch announcements, its results for the quarter ended 30 September 2026, Haryana stamp duty rates and RBI and GST rules as of 23 October 2026. The ₹18 crore example is illustrative. This website is run by an authorised channel partner and is not the official website of Oberoi Realty.