AIPL Riviera Lake City Sector 103 Gurgaon

AIPL Riviera, which the developer calls Riviera at AIPL LakeCity, is the first registered phase of AIPL's Lake City township in Sector 103, Gurgaon, on the Dwarka Expressway. It is two towers of 43 floors on about 5.14 acres, with 3.5 BHK and 4 BHK flats four to a core, registered with the Haryana authority on 8 December 2025 as GGM/1019/751/2025/122. Price lists put a flat at Rs 3.28 crore to Rs 5.30 crore, about Rs 16,000 to Rs 16,500 a sq ft.

This site's earlier row called it a new launch at Rs 3.5 crore onwards. The launch was in October and November 2025; a registered project selling from a price list is now under construction, and Rs 3.5 crore is neither list's starting figure. The first question most buyers have, though, is how Riviera relates to Lake City itself.

Riviera is one phase of Lake City

AIPL Lake City, Sector 103, is the master plan; Riviera is the part of it with a registration, a price list and a completion date. Anyone offered "a flat in AIPL Lake City" today is being offered Riviera, or an expression of interest in a later phase that has no registration yet. This site's AIPL Sector 103 page covers the township; this page covers the registered phase. AIPL also builds in central Gurgaon, where this site has pages on AIPL Autograph and AIPL Business Club.

AIPL Riviera price: two lists on the same plans

The arithmetic is what ties the figures together. Rs 3.28 crore over 2,053 sq ft is about Rs 15,977, Rs 3.52 crore over 2,196 sq ft about Rs 16,029, and Rs 5.14 crore over 3,211 sq ft about Rs 16,007: one list at about Rs 16,000. Rs 3.62 crore over 2,196 sq ft, Rs 4.37 crore over 2,650 sq ft and Rs 5.30 crore over 3,211 sq ft all come to about Rs 16,500, which one page prints as the rate. The higher list is likely the later one, but neither page is dated. Two other figures do not fit: "from Rs 2.88 crore" would be about Rs 14,030 a sq ft on the smallest plan, and "from Rs 3.67 crore" about Rs 16,710 on the 2,196 sq ft plan. Treat both as unexplained.

A launch report put Riviera's value at about Rs 1,500 crore. Over 344 flats that is about Rs 4.36 crore a flat, which sits in the middle of the price lists, so the two agree. The aipl riviera brochure and the final price sheet come only from AIPL's sales office; ask for the sheet dated and signed, with parking, club charges and GST shown.

RERA, the promoter and the possession date

The registration, GGM/1019/751/2025/122, is for the Riviera phase alone. A RERA tracker names the promoter as AIPL Bharat Infrastructure Private Limited, a company in the AIPL group, on 5.1375 acres, with G+43 towers over two basements. That company's name, not only the AIPL brand, should be on your agreement.

The completion date is where the pages part ways. One gives the registered possession date as December 2030, another Q2 2030, and the tracker gives construction from about 1 January 2026 with completion up to 30 June 2033. Two and a half years separate those. The date on the registration certificate is the one the RERA Act measures delay from, and this site's guide to possession delay and refunds explains what follows if it slips. Plan your rent and EMIs on the later date.

What the developer is building

AIPL's own page describes 3.5 BHK and 4 BHK lake-facing flats, only four to a core over G+43 floors, on about 5.14 acres of an IGBC Platinum pre-certified community, with a Miyawaki forest, an infinity-style pool, a Japanese forest spa and the central lake. Two towers of 43 floors with four flats a floor would hold 344 homes if each tower has a single core, which matches the tracker's count; 332 and 340 are also printed. Some broker pages call the smallest plan a 2 BHK, but the developer does not sell one.

Plans run from about 2,053 to 3,211 sq ft. One tracker labels these carpet areas. If they were, a 2,196 sq ft carpet flat would be very large for its price; more likely the price list divides by the sale area. The registered carpet area of your flat should be on the cost sheet in sq ft, and it is the right figure for comparing Riviera with other projects.

Against the rest of Sector 103

AIPL Riviera, Sector 103 Gurgaon, prices close to the Rs 16,100 this site's Sector 103 guide gives for new launches, below Godrej Vrikshya and far below Westin Residences, and well above finished flats. A buyer paying Rs 3.6 crore here is paying for a new tower in a planned township with a lake, not for a different location: a ready flat in the same sector costs a little over half as much a foot. The wider list is on projects in Sector 103.

Location

Sector 103 sits on the Dwarka Expressway, between the Delhi border and NH-48. AIPL gives the drive as about 30 minutes to IGI Airport's Terminal 3 and 10 minutes to NH-48, near the Yashobhoomi convention centre in Dwarka. No metro station serves Sector 103 yet; the metro the marketing mentions is planned, not running. The corridor's other projects are on this site's Dwarka Expressway page.

The AIPL Riviera payment plan and the bill

One page describes a construction-linked plan: a booking amount of about Rs 11 lakh, instalments of about 10 per cent as work proceeds, 30 per cent at the superstructure and the last 30 per cent at possession. Under the RERA Act no more than 10 per cent may be taken before the agreement for sale is registered: Rs 32.8 lakh on a Rs 3.28 crore flat and Rs 53 lakh on Rs 5.30 crore.

The full working is on this site's registration charges page.

Before you book

1. The registration certificate for GGM/1019/751/2025/122, the completion date on it and the promoter's name.
2. A dated cost sheet: which list, carpet and sale area, floor rise, parking, club and GST.
3. The agreement for sale with the payment plan tied to construction stages, and nothing above 10 per cent before it is registered.
4. The phase: that your flat is in Riviera, not an expression of interest in an unregistered Lake City phase.
5. The township plan: what else is approved around the lake, and when, because later phases will change your view and your neighbours. The authority's register, explained in this site's Haryana RERA guide, lists each registration.

Our view: AIPL Riviera is a registered, under-construction phase of two 43-floor towers inside AIPL's Lake City, priced at about Rs 3.28 crore to Rs 5.30 crore, roughly the going rate for a new Sector 103 launch and below Godrej Vrikshya. The old row's "new launch at Rs 3.5 crore onwards" no longer describes it. The case for it is a large flat in a planned township from a developer with finished projects in Gurgaon; the case against is a completion date anywhere from 2030 to 2033 and a township whose later phases are not yet on any register.

Frequently asked questions

What is the AIPL Riviera price?

Two price lists circulate for the same plan sizes. At about Rs 16,500 a sq ft, a 2,196 sq ft flat is Rs 3.62 crore, a 2,650 sq ft flat Rs 4.37 crore and a 3,211 sq ft flat Rs 5.30 crore. At about Rs 16,000, the 2,053 sq ft plan is Rs 3.28 crore and the 3,211 sq ft plan Rs 5.14 crore. So expect Rs 3.28 crore to Rs 5.30 crore before GST, stamp duty and parking, and ask for a dated cost sheet to see which list applies.

What is the AIPL Riviera RERA number?

GGM/1019/751/2025/122, registered with the Haryana authority in Gurugram on 8 December 2025 as the first phase of AIPL Lake City. A RERA tracker names the promoter as AIPL Bharat Infrastructure Private Limited and the land as 5.1375 acres. Check that your allotment letter carries this number and not a general Lake City reference.

Is AIPL Riviera the same project as AIPL Lake City?

No. AIPL Lake City is the whole township in Sector 103, marketed at about 53 acres around a 3.25-acre lake. Riviera is its first registered phase: two towers of 43 floors on about 5.14 acres, with its own registration. Other parts of Lake City had no registration on the pages read, so Riviera is the only part of the township that can be booked today.

When is AIPL Riviera possession?

The dates disagree. One page gives the registered possession date as December 2030 and another Q2 2030, while a RERA tracker gives construction from about 1 January 2026 and completion up to 30 June 2033. The completion date on the registration certificate is the one a delay is measured from; read it before booking, and plan for the later date.

What is the AIPL Riviera payment plan?

One page describes a construction-linked plan: a booking amount of about Rs 11 lakh, instalments of roughly 10 per cent each as work proceeds, 30 per cent at the superstructure stage and the last 30 per cent at possession. Under the RERA Act the developer may not take more than 10 per cent of the price, Rs 32.8 lakh to Rs 53 lakh here, before a registered agreement for sale.

What sizes and configurations does Riviera at AIPL Lake City offer?

The developer sells 3.5 BHK and 4 BHK flats, four to a core over 43 floors. Plans run from about 2,053 to 3,211 sq ft; one tracker calls these carpet areas, while the price lists divide by the same figures, so confirm on the cost sheet which area they are. Broker pages that label the smallest plan a 2 BHK are not using the developer's description. Unit counts of 332, 340 and 344 are printed.

How does AIPL Riviera compare with Godrej Vrikshya and other Sector 103 projects?

At about Rs 16,000 to Rs 16,500 a sq ft, Riviera sits close to the Rs 16,100 this site's Sector 103 guide gives for new launches. Godrej Vrikshya allotments transfer at about Rs 17,900 to Rs 19,250 on the basic rate, Westin Residences asks about Rs 26,000, and Oxirich Chintamanis, due in 2027, resells at about Rs 12,000 to Rs 16,000. Ready flats in the sector ask about Rs 9,750.