Antalya Hills asks Rs 14,500 to 14,950 per sq ft against a Sector 79 average of Rs 12,750, a premium of 14 to 17 percent. The sector itself printed minus 1.2 percent over twelve months. Possession of about 1,000 homes began in July 2026, and the registered promoter is Loon Land Development Ltd rather than M3M India. This covers what the HARERA filings record and what the developer's own figures claim.
Written by Mansi Joshi, Marketing Intelligence Lead, ZYN33 Investment Desk. Reviewed by Ritesh Arora, Founder, ZYN33 and Strata Capital Holdings, Gurugram. Advising on Gurugram residential capital allocation since 2023, with mandates ranging from Rs 3 Cr to Rs 50 Cr. Published 29 April 2026. Last reviewed 21 September 2026.
Disclosure: ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes, including on projects we discuss with you. We do not give tax advice. This post is general information. Take it to your chartered accountant.
Antalya Hills asks Rs 14,500 to Rs 14,950 per sq ft. Sector 79 averages Rs 12,750 and printed minus 1.2 percent over twelve months.
So the project carries a 14 to 17 percent premium to a sector that is currently easing. Both facts belong in any honest read of the Antalya Hills Gurgaon price, and the second is usually left out. Every rate below is an asking price, not a registered transaction value.
Two registered phases with different completion dates, and a promoter entity most buyers do not expect.
|
Item |
Registered |
|
Registered promoter |
Loon Land Development Ltd |
|
Antalya Hills Phase II |
10.074 acres, 1,392 units |
|
Phase II filed completion |
30 June 2026 |
|
Antalya Hills 3 |
24.74375 acres, 491 units |
|
Antalya Hills 3 filed completion |
31 October 2028 |
|
Licence |
195 of 2022 dated 29.11.2022 |
|
Location on the licence |
Village Sikhopur, Manesar tehsil |
The registered promoter is Loon Land Development Ltd, not M3M India. The project is marketed under the M3M brand, and the entity you contract with is the one on the filing. Verify the HARERA registration yourself at haryanarera.gov.in before you rely on any developer track record.
Note also that the two phases sit 28 months apart on completion. Which phase you buy decides your timeline entirely.
M3M's own July 2026 release puts it at 40 to 50 percent over just over three years. That is a developer figure and should be read as one.
|
Measure |
Figure |
Source |
|
Launch price, 2023 |
Rs 8,950 to 9,000 |
Developer release |
|
Current price |
Rs 14,500 to 14,950 |
Developer release |
|
Claimed appreciation |
40 to 50 percent |
Developer release |
|
Sector 79 average |
Rs 12,750 |
99acres |
|
Sector 79, 12 months |
minus 1.2 percent |
99acres |
Those two sources are not in conflict. A project can outperform its sector, and this one appears to have. What matters is that the tailwind has stopped: Sector 79 is easing while the project asks a premium to it.
Figures near plus 36.8 percent circulate for Sector 79's last year. No portal page supports that, and the verified print is negative.
Under way. About 1,000 homes began handover from July 2026, with roughly 100 families in the first tranche.
That is a genuine milestone and the strongest fact in this project's favour, given what possession delays cost buyers elsewhere. It also arrived later than earlier marketing indicated, which is the normal pattern rather than a scandal.
For later phases the filed dates are what bind. Antalya Hills 3 carries 31 October 2028. Only the filed date attracts a remedy, under Section 18 of the Real Estate (Regulation and Development) Act, 2016. Get the possession date for your specific phase in writing from the filing, not the brochure.
About Rs 2.17 to Rs 2.24 crore for 1,500 sq ft, before charges and duty.
|
At 1,500 sq ft |
Rs 14,500/sq ft |
Rs 14,950/sq ft |
|
Ticket |
Rs 2.17 Cr |
Rs 2.24 Cr |
|
Duty, male, inside limits at 7 percent |
Rs 15.2 L |
Rs 15.7 L |
|
Duty, male, outside limits at 5 percent |
Rs 10.9 L |
Rs 11.2 L |
|
Registration |
About 1 percent, capped at Rs 50,000 |
|
The licence places this project in Manesar tehsil, so confirm whether your unit falls inside or outside municipal limits before budgeting. The difference on a Rs 2.2 crore ticket is about Rs 4.4 lakh, and the circle rate revision sets the floor.
Registering in a woman's sole name cuts duty to 5 percent inside limits or 3 outside. Add GST at 5 percent if your unit has no occupancy certificate.
An end user who wants a low rise floor with a terrace and can hold past 2030. Four situations sort it.
Wanting a low density format rather than a tower? That is the genuine differentiator here, and the format is scarce in this price band. Wanting delivered stock? Phase 1 handover has begun, which very few Gurugram premium projects can say.
Wanting rental income? Gurugram rental yield runs 1 to 3 percent gross and this corridor is no exception. Wanting to exit inside three years? The sector is printing negative and entry costs run near 8 percent. If this is not you, stop here.
Six things, and the first two are specific to this project.
Confirm the registered promoter entity for your phase, since the filing names Loon Land Development Ltd rather than the marketing brand. Then get the filed completion date for that exact phase, which ranges from 30 June 2026 to 31 October 2028 across the registrations.
Third, get the carpet area from the filing and recompute the quoted rate on it. Fourth, confirm whether the unit sits inside or outside municipal limits for duty. Fifth, get achieved rents for comparable delivered floors now that Phase 1 is occupied. Sixth, check the Manesar tehsil collector rate against your agreed price. The honest ROI maths works the full entry stack.
Anyone underwriting on a rising sector. Sector 79 printed minus 1.2 percent over twelve months, so the corridor tailwind has stopped for now.
Anyone expecting 5 percent yield, which no Gurugram corridor delivers. Anyone buying on an unsanctioned metro, since Sector 79 does not appear on the 27 station alignment under construction. Anyone leveraged to the maximum, given construction linked milestones on later phases running to 2028. And anyone needing an exit inside three years.
Sector direction is the first Risk, and it is current rather than hypothetical. A project asking 14 to 17 percent above a sector average needs that sector to rise, and it is falling.
Entity risk is second. The registered promoter differs from the marketed brand, so any developer track record argument needs checking against the filing entity.
Third, phase divergence, with filed completions 28 months apart. Fourth, yield, where the corridor pays 1 to 3 percent and no format premium changes that. Fifth, supply, with 1,392 units in Phase II alone entering one sector.
Price based: once registered resales exist inside the project, measure against those rather than the sector. Phase 1 occupancy from July 2026 means those comparables are now forming.
Event based: the genuine triggers are later phases reaching completion and visible occupancy across the community. A metro serving Sector 79 is not among them, since none is sanctioned.
Time based: possession plus three years at minimum, so 2029 or later on Phase 1 stock. Hold beyond 24 months so gains are long term rather than taxed at slab.
A real project with delivered stock and a scarce format, priced above a sector that is currently easing.
The Antalya Hills Gurgaon price of Rs 14,500 to 14,950 sits 14 to 17 percent over Sector 79's Rs 12,750. The sector printed minus 1.2 percent. Against that, handover of about 1,000 homes began in July 2026, which is more than most Gurugram premium projects can demonstrate. Buy it as a low rise home you will occupy, on a horizon past 2030, having read the filing for your phase. Do not buy it for yield or for a three year exit.
Considering Rs 1.7 Cr to Rs 3.5 Cr here with a decision due in 60 to 90 days? Send the phase and unit you are being offered. We return the registration and registered promoter for that phase, plus the filed completion date. The carpet area with the rate recomputed on it comes with it, and achieved rents from delivered floors.
Strata Capital Holdings tracks price band shifts, infrastructure timelines and inventory movement across Gurugram's corridors. ZYN33 brings that into every allocation conversation.
Stamp duty in Haryana: inside municipal limits 7 percent for a male buyer, 5 percent for a female buyer and 6 percent for joint registration. Outside municipal limits the rates are 5, 3 and 4 percent respectively. Registration adds about 1 percent of assessable value capped at Rs 50,000. GST on under construction units is 5 percent without input tax credit, nil once the occupancy certificate is issued
Published sources disagree on project scale, giving approximately 33 acres, 25 acres and separate registered phases of 10.074 and 24.74375 acres. No forward IRR or appreciation projection is adopted in this post, and no published source quantifies the price effect of a metro announcement on a Gurugram corridor
Disclaimer
This article is general information about tax and property mechanics in India. It is not tax advice, investment advice or a recommendation to buy a specific property, and it does not account for your personal circumstances. Rates, thresholds and deadlines change. Verify every figure against the source listed above and take your liquidation plan to a qualified chartered accountant before you sell anything. ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes. We do not act as your tax adviser or your adviser on the equity side.
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