Birla Navya Sector 63A Gurgaon

Birla Navya is a low-rise estate of independent floors on about 47 acres in Sector 63A, on the Golf Course Extension Road, built by Birla Estates with Anant Raj through a joint venture called Avarna Projects LLP. It is not one project but five pockets sold one after another since January 2020: Amoda I and II, Drisha 1A and 1B, Anaika, and Avik. Each pocket is a set of buildings of basement, stilt and four floors, one flat to a floor. The first four pockets are finished and occupied, with more than 340 families living there. Anaika's registered completion date was 31 December 2025. Only Avik is still being built.

The row this page replaces called the whole estate a New Launch and printed "Rs 3.96 Cr onwards". Neither holds. Read on 26 September 2026, resale floors in Birla Navya ask about Rs 17,500 to Rs 19,200 per sq ft on the areas the listings print, with one portal's average at about Rs 15,200 against Rs 15,500 for Sector 63A as a whole. A 2 BHK of 1,440 sq ft is offered at Rs 2.65 crore, which is Rs 1.3 crore under the old floor. The Rs 3.96 crore figure reads like a "from" price for the newest pocket, printed against an estate most of which has been lived in for two years.

At a glance

What sellers ask, divided by the area

The priced resale listings read for this page, each divided by the area it prints:

• A 2 BHK of 1,440 sq ft at Rs 2.65 crore: Rs 18,400 per sq ft.
• A 4 BHK with an extra room, 3,485 sq ft, at Rs 6.34 crore: Rs 18,190.
• In Anaika, a 3.5 BHK with study of 1,800 sq ft at Rs 3.15 crore: Rs 17,500.
• In Anaika, a 3 BHK with an extra room of 2,600 sq ft at Rs 5 crore: Rs 19,230.
• In Anaika, a 3 BHK of 2,200 sq ft at Rs 3.25 crore: Rs 14,770, the cheapest ask per foot on the list and one to ask questions about before anything else.

So the working rate is about Rs 18,000 per sq ft, and the honest band is Rs 14,800 to Rs 19,200. That is well above the Rs 15,200 portal average, which blends older Amoda asks with everything else. One portal also reports the estate's rate down 4.9 per cent in the last quarter, so the top of the band is being tested rather than rising.

Carpet or super area: the trap in these listings

Birla Navya's listings mix two measures of the same flat, and the per-sq-ft figures give it away. One portal puts Anaika's average at about Rs 24,800 per sq ft for the first quarter of 2026, up from Rs 24,350. A 4 BHK in Anaika of 1,860 sq ft is offered at Rs 5 crore, which is Rs 26,900 per sq ft. Those numbers only make sense on carpet area, the smaller figure the registration uses. The same pocket's asks on the larger super area divide to Rs 17,500 to Rs 19,200. Neither measure is wrong. Comparing one with the other is: a buyer who reads Rs 24,800 against a neighbour's Rs 18,000 will think Navya dear when it is not, or will overpay for a flat described in super area because Rs 20,000 looks cheap against Rs 24,800. Ask every seller for both areas, in writing, and divide by the same one each time.

The two one-unit pages that now fold into this one

This site also carried two one-unit resale pages for Birla Navya, Sector 63A. Both name the same estate and the same sector, so both belong here, and they now fold into this page. Each printed a formula: the area times Rs 15,000, and that result times 1.30.

Here the formula landed close, by luck rather than design: Rs 15,000 to Rs 19,500 happens to straddle where Navya trades. The 1,370 sq ft plan is a standard Amoda or Drisha 3 BHK. The 3,050 sq ft figure is too big for a 3 BHK in the older pockets, whose 3 BHK plans stop near 2,550 sq ft, so it is either an Avik plan, where 3 BHK floors run 2,250 to 3,600 sq ft, or an older floor measured with its basement or terrace. Ask which before you price it. The nearest priced unit, the 3,485 sq ft 4 BHK at Rs 6.34 crore, puts it near Rs 5.5 crore.

The rent, and the yield it produces

Floors in Birla Navya let at about Rs 45,000 to Rs 85,000 a month for a 3 BHK and Rs 80,000 to Rs 95,000 for a 4 BHK, with maintenance of Rs 8,000 to Rs 12,500 a month on top and power and water paid by the tenant. A 4 BHK with a servant room of 3,489 sq ft asks Rs 95,000.

Now divide. A 3 BHK letting at Rs 65,000 earns Rs 7.8 lakh a year; on the Rs 2.47 crore a 1,370 sq ft plan costs at Rs 18,000, that is 3.2 per cent gross. The 4 BHK at Rs 95,000 earns Rs 11.4 lakh a year; against the Rs 6.34 crore ask for a 3,485 sq ft floor, 1.8 per cent. The larger the floor, the worse the return, which is normal on this road and a reason to buy the big plans only to live in.

Avik, the pocket still being built

Avik is the part of Navya that is still under construction, and it is priced differently. The developer's price list runs from about Rs 5.69 crore for a 3 BHK with three toilets and Rs 5.70 to Rs 6.35 crore for a 3 BHK with a utility room, to Rs 6.16 to Rs 7.93 crore for a 4 BHK with utility and from Rs 7.76 crore for a 4 BHK with a family lounge. Its 3 BHK plans run 2,250 to 3,600 sq ft. Broker pages quote Avik from Rs 3.39 crore or Rs 3.63 crore; those are the smallest plans on the brochure and should be checked against the developer's own sheet. Possession is quoted for about 2030. A buyer choosing between a finished Amoda floor at Rs 18,000 today and an Avik floor on a plan is choosing between a flat they can see and a four-year wait at a similar or higher rate. The cost of that wait, and a buyer's rights if a date slips, are on the possession delay page.

Registration: six numbers, one estate

The row said the estate was registered, and it is, but not under one number. Birla Estates' own page lists six Haryana registrations:

• Amoda I and II: RC/REP/HARERA/GGM/390/122/2020/06
• Drisha 1A: RC/REP/HARERA/GGM/391/123/2020/07
• Drisha 1B: RC/REP/HARERA/GGM/553/285/2022/28
• Anaika: RC/REP/HARERA/GGM/596/328/2022/71
• Birla Navya Phase 1 (2023): RC/REP/HARERA/GGM/673/405/2023/17
• Avik Phase 2: RC/REP/HARERA/GGM/909/641/2025/12, dated 5 February 2025

A resale in Amoda and one in Avik are different contracts under different registrations with different completion dates. Put the pocket's number on the agreement, and read it on the authority's site before paying a token; the Haryana RERA guide explains what each registration commits the developer to.

Where it sits in Sector 63A

Sector 63A is a sector of low-rise floors and a few tower schemes. Next door, the JV partner's own Anant Raj Estate Residences is a tower project, and Sobha's Sector 63A scheme is another. Floors from other builders in the sector are on the CBS luxury floors page, and the wider road is on the Golf Course Extension Road page. Navya's case against those neighbours is the scale of the estate: 47 acres of four-storey buildings with their own clubhouse, pool and greens, where most floors in the sector stand on single plots with none of that.

Who this suits, and who should look elsewhere

It suits a family that wants a finished 3 BHK floor of about 1,300 to 1,800 sq ft for about Rs 2.4 crore to Rs 3.3 crore, in a gated estate by a listed developer, and would rather have a floor with its own entrance than a flat on the thirtieth storey. It suits a buyer who has priced Avik and would rather pay the same rate for a floor they can walk through today. It does not suit an investor after rent, because 1.8 to 3.2 per cent gross is a low return even for this road. It does not suit anyone who compares the carpet-area average with a super-area ask and thinks they have found a bargain. And it does not suit a buyer in a hurry to get into Avik on the strength of a broker's "from" price, when the developer's sheet starts near Rs 5.7 crore. Other finished floors across the city are on the builder floors page.

Before you pay anything

1. The pocket and its registration number: Amoda, Drisha, Anaika or Avik, on the agreement.
2. Both areas, carpet and super, in writing, and whether the basement or terrace is counted.
3. The rate against the band. Rs 17,500 to Rs 19,200 on super area is the market; ask why anything sits outside it.
4. The conveyance on a finished floor, or the developer's payment statement and transfer fee on an Avik allotment.
5. Maintenance: Rs 8,000 to Rs 12,500 a month on the listings, and a no-dues letter.

Frequently asked questions

What is the price of Birla Navya, Sector 63A, on resale?

Resale floors ask about Rs 17,500 to Rs 19,200 per sq ft on the areas the listings print, with a working rate near Rs 18,000; one Anaika floor asks as little as Rs 14,770. A 2 BHK of 1,440 sq ft is offered at Rs 2.65 crore, an Anaika 3.5 BHK of 1,800 sq ft at Rs 3.15 crore, and a 3,485 sq ft 4 BHK at Rs 6.34 crore.

Is Birla Navya ready to move or a new launch?

Mostly ready. Amoda I and II and Drisha 1A carried a completion date of June 2024, more than 340 families live across the older pockets, and Anaika's registered date was 31 December 2025, with resale floors now listed as ready. Only Avik, the last pocket, registered in February 2025, is under construction, with possession quoted for about 2030. The estate as a whole is not a new launch.

Why do some listings show Birla Navya at Rs 24,800 per sq ft?

That figure is on carpet area, the smaller measure the registration uses. One portal puts Anaika at about Rs 24,800 per sq ft on that basis, and a 1,860 sq ft 4 BHK at Rs 5 crore works out near Rs 26,900. The same pocket's asks on super area divide to Rs 17,500 to Rs 19,200. Get both areas in writing and compare like with like.

What rent does a Birla Navya floor earn, and what is the yield?

A 3 BHK lets for about Rs 45,000 to Rs 85,000 a month and a 4 BHK for Rs 80,000 to Rs 95,000, with maintenance of Rs 8,000 to Rs 12,500 on top. A 3 BHK at Rs 65,000 on a Rs 2.47 crore price yields about 3.2 per cent gross; a 4 BHK at Rs 95,000 against Rs 6.34 crore yields only 1.8 per cent.

What are the RERA numbers for Birla Navya?

There are six, one for each phase. Amoda I and II are GGM/390/122/2020/06, Drisha 1A GGM/391/123/2020/07, Drisha 1B GGM/553/285/2022/28, Anaika GGM/596/328/2022/71, a 2023 phase GGM/673/405/2023/17, and Avik Phase 2 GGM/909/641/2025/12 of 5 February 2025. Put the right pocket's number on the agreement and check it on the Haryana authority's site.

Who developed Birla Navya?

Birla Estates, the property arm of Aditya Birla Real Estate, the listed company formerly called Century Textiles, with Anant Raj as its partner. The estate is held through a joint venture, Avarna Projects LLP, so that is the name to expect on the paperwork. Navya was Birla Estates' first project in Gurugram and was launched in January 2020, with early prices starting at about Rs 1.36 crore.

How much does Avik at Birla Navya cost?

The developer's price list starts a 3 BHK with three toilets at about Rs 5.69 crore, a 3 BHK with utility at Rs 5.70 to Rs 6.35 crore, and a 4 BHK with utility at Rs 6.16 to Rs 7.93 crore. Broker pages quoting Avik from Rs 3.39 or Rs 3.63 crore describe the smallest plans. Avik is under construction, with possession quoted for about 2030.