BPTP Floors in Gurgaon: Amstoria, Astaire Gardens and Prices
BPTP sells independent floors in two very different places in Gurgaon: Amstoria Country Floors in Sector 102 on the Dwarka Expressway side, and Astaire Gardens in Sector 70A off Sohna Road. The first is a 126-acre township of very large floors from ₹3.30 crore; the second is compact 3 and 4 BHK units at ₹2.04 to ₹2.55 crore.
And there is a gap inside Amstoria worth knowing before you visit any sales office. New-sale pricing there works out near ₹15,370 per sq ft. Resale asking in the same project runs ₹11,000 to ₹12,500. Same township, same buildings, roughly a fifth cheaper.
Key Takeaways
- BPTP Amstoria Country Floors, Sector 102: 2,147–5,709 sqft, ₹3.30 crore upward, at roughly ₹15,370/sqft on new sale.
- Resale inside Amstoria asks ₹11,000–12,500/sqft, with listings from about ₹2.5 crore to ₹4.5 crore. That is a 20–28% discount to new-sale rates.
- BPTP Astaire Gardens, Sector 70A: a 1,390 sqft 3 BHK at ₹2.04 crore and a 1,730 sqft 4 BHK at ₹2.55 crore, about ₹14,700/sqft. Ready to move.
- Amstoria is the large-format option — 3 BHKs there start at 2,147 sqft, bigger than most 4 BHKs elsewhere.
- Resale supply is deep: roughly 283 listings across Amstoria at a time, which is unusual for a branded floor project.
BPTP Floor Prices
| Project | Configuration | Size | Rate (₹/sqft) | Price |
|---|---|---|---|---|
| Astaire Gardens, Sector 70A | 3 BHK floor | 1,390 sqft | ₹14,676 | ₹2.04 Cr |
| Astaire Gardens, Sector 70A | 4 BHK floor | 1,730 sqft | ₹14,740 | ₹2.55 Cr |
| Amstoria, Sector 102 | 3 BHK floor | 2,147 sqft | ₹15,370 | ₹3.30 Cr |
| Amstoria, Sector 102 | 4 BHK floor | 3,440 sqft | ₹15,378 | ₹5.29 Cr |
| Amstoria, Sector 102 | 4 BHK floor | 3,480 sqft | ₹15,374 | ₹5.35 Cr |
| Amstoria resale | 3 & 4 BHK | — | ₹11,000 – 12,500 | ₹2.5 – 4.5 Cr |
Look at how tight the Amstoria new-sale rates are — ₹15,370, ₹15,378, ₹15,374. That is a developer price list, applied consistently. Now compare it to the resale row. Same project, ₹11,000–12,500. The rate is not tight there because individual sellers set their own numbers.
Amstoria: Buy Resale, Not New
This is the single most useful thing to know about BPTP floors in Gurgaon.
On a 2,147 sq ft 3 BHK, ₹15,370 per sq ft is ₹3.30 crore. The same unit at a ₹12,000 resale rate is ₹2.58 crore. That is roughly ₹72 lakh, on an identical home in an identical township — enough to pay the stamp duty three times over.
Why does the gap exist? A developer sells against a price list and has no reason to discount while inventory moves. An individual reseller has a mortgage, a timeline and a competing listing three doors down. With about 283 resale listings live across Amstoria, sellers there are competing hard with each other and not at all with BPTP's price list.
The trade-offs of buying resale here are real but small: no choice of unfinished specification, and you inherit whatever the previous owner did to the interiors. Against ₹72 lakh, most buyers will take that.
If the developer's inventory is what you want — a specific facing, a specific block, a new unit — negotiate against the resale evidence rather than the price list. Walk in with three resale comparables printed out.
Amstoria or Astaire Gardens?
These are not competing options for the same buyer. They differ on almost every axis.
Size. Amstoria's smallest floor is 2,147 sq ft. Astaire Gardens' 4 BHK is 1,730 sq ft. Amstoria's 3 BHK is bigger than Astaire's 4 BHK, and its largest units run to 5,709 sq ft.
Ticket. Astaire Gardens starts at ₹2.04 crore. Amstoria starts at ₹3.30 crore new, or roughly ₹2.5 crore on resale.
Location. Sector 102 sits on the Dwarka Expressway corridor — good for Delhi, the airport and west Delhi offices. Sector 70A is on the Sohna Road and Golf Course Extension side — good for the Gurgaon office corridors.
Rate. Astaire is marginally cheaper per square foot at about ₹14,700 against Amstoria's ₹15,370 new — but Amstoria's resale market undercuts both.
Pick by commute first, then by how much floor area you actually need. If you work in Gurgaon, Astaire. If you commute to Delhi or fly often, Amstoria.
What You Get in a BPTP Township
Both projects are licensed, planned developments rather than plot-by-plot construction, and that is the substance of what you are paying for.
Amstoria spans 126 acres and mixes country floors, farm villas and plots, so the layout has genuine open space rather than the token setbacks a standalone colony manages. Astaire Gardens is a smaller, denser plotted development with floors and plots in Sector 70A, and its units are ready to move.
In both, the licence, the sanctioned layout, the internal roads and the maintenance come as one package, and lenders will fund purchases without a lengthy approval investigation. That is the practical difference from a resale floor on an open HUDA plot in Sector 5.
The Approval Position
Haryana's stilt-plus-four policy is stayed by the Punjab and Haryana High Court, and the town planning department froze fresh S+4 approvals from 21 July 2026, disabling the application portal.
Completed BPTP floors — which is most of what is on the market in both projects — are unaffected. They can be bought, registered and financed normally. What has stopped is the next wave of comparable supply across the whole state, which supports pricing for finished stock.
If a sales office shows you something not yet completed, ask for the sanction date against that cutoff and the occupation certificate position before paying anything beyond a refundable amount. Our stilt-plus-four guide explains the position in full.
Rent and Yield
Large floors let to a narrower tenant pool than compact ones. A 2,147 sq ft 3 BHK in Sector 102 rents to families who specifically want that much space and can pay for it, and there are fewer of them than there are tenants for a 1,400 sq ft unit.
Astaire Gardens' smaller configurations let more easily, and its Sohna Road and Golf Course Extension catchment is a larger employment pool than the Dwarka Expressway corridor currently supports.
Neither is a yield play. Both are owner-occupier products where the return case is the home itself plus appreciation. If you want rental income from a floor, a Sector 51 resale will serve you better on the same capital.
Honest Cons
- New sale is materially above resale in Amstoria. ₹15,370/sqft against ₹11,000–12,500. Do not buy from the price list without checking resale first.
- Large units narrow your exit. A 3,440 sqft floor has fewer buyers and fewer tenants than a 1,400 sqft one.
- Sector 102 is still filling in. Check what schools, healthcare and retail are actually operating nearby.
- Maintenance is ongoing. Township standard is charged for; budget it monthly.
- Ordinary yields. Both projects are homes to live in rather than assets to let.
Registry Cost
Stamp duty in urban Haryana is 7% for a male buyer, 5% for a female buyer and 6% for joint ownership, plus registration fees capped at ₹50,000 above ₹90 lakh, charged on the higher of your deal value and the circle rate.
On a ₹3.30 crore Amstoria floor that is ₹16.5 lakh in a woman's name against ₹23.1 lakh in a man's. On a ₹2.04 crore Astaire floor, ₹10.2 lakh against ₹14.28 lakh. Circle rates were revised from 1 April 2026 — check Sectors 102 and 70A in the collector rate list and see our registration charges guide.
BPTP Against the Alternatives
| Option | Rate (₹/sqft) | Why you'd pick it |
|---|---|---|
| BPTP Amstoria resale | ₹11,000 – 12,500 | Very large floors at licensed-colony rates |
| BPTP Astaire Gardens | ≈ ₹14,700 | Ready to move, Gurgaon-side commute, lower ticket |
| DLF Garden City floors | ₹11,000 – 12,700 | Branded township, cheaper entry, smaller units |
| Vatika India Next floors | ₹10,500 – 13,600 | 2 BHK stock from ₹82 lakh, deepest resale market |
| All branded floor projects | ₹11,000 – 25,800 | Every developer project compared |
Who Should Buy a BPTP Floor
Families who need genuinely large floor plates — 2,000 sq ft and up — inside a licensed township with clean paperwork, and who will buy resale rather than from the price list. Buyers on the Dwarka Expressway corridor who fly often or work in Delhi. And for the Sohna Road side, buyers who want a ready-to-move floor at a ₹2 crore ticket without a renovation project.
It suits you less if you want rental yield, a compact and liquid unit, or the lowest rate per square foot in the belt — for that, compare against the full Gurgaon price list.
FAQ
What is the price of BPTP floors in Gurgaon?
Astaire Gardens in Sector 70A runs ₹2.04–2.55 crore for 1,390–1,730 sqft floors, about ₹14,700 per sq ft. Amstoria Country Floors in Sector 102 starts at ₹3.30 crore for 2,147 sqft, about ₹15,370 per sq ft new, with resale from roughly ₹2.5 crore.
Is BPTP Amstoria resale cheaper than buying new?
Substantially. New-sale pricing works out near ₹15,370 per sq ft while resale asks ₹11,000–12,500 — roughly a 20–28% gap. On a 2,147 sqft 3 BHK that is about ₹72 lakh for the same home in the same township.
How big are BPTP Amstoria Country Floors?
Units range from 2,147 to 5,709 sq ft across a 126-acre township. The smallest 3 BHK there is larger than the 1,730 sqft 4 BHK at BPTP's own Astaire Gardens.
Should I buy in BPTP Amstoria or Astaire Gardens?
Choose by commute. Sector 102 sits on the Dwarka Expressway for Delhi and the airport; Sector 70A is on the Sohna Road and Golf Course Extension side for Gurgaon offices. Then by size — Amstoria for large floor plates, Astaire for a lower ticket and a ready-to-move unit.
How many BPTP Amstoria units are available for resale?
Roughly 283 listings at a time across the township — unusually deep for a branded floor project, and the reason resale sellers there compete on price while the developer does not.
Want the Amstoria resale listings that are genuinely priced below the developer's list, with the registry evidence to back it? Tell us your configuration and budget.
