Cocoa County Sector 88A Gurgaon

Cocoa County is County Group's high-end project at Sector 88A, Gurugram — about 24 acres on Pataudi Road at Harsaru, nine towers rising to 25 floors, 844 homes of 2,592 to 4,671 sq ft super area, and a gross development value the developer puts at Rs 4,500 crore. Phase 1 on this site is already delivered. Phases 2, 3 and 4 are the towers now being sold, and all three carry HARERA Gurugram registrations granted in 2026.

No base price is published. The developer's own brochure does publish the four unit sizes, the full schedule of additional charges and four payment plans, and those are enough to work out very closely what a home here will cost. That arithmetic is below, along with the one number in the brochure that changes every comparison a buyer makes.

The project in numbers

Four unit types, and the number the brochure publishes that almost nobody reads

The brochure prints super, built-up, carpet and balcony area on every one of its four floor plans, which is unusually straight of it. Very few Gurgaon brochures show you carpet at all. Here is the whole schedule in one place:

All figures in sq ft. Every plan carries four lifts per core.

Carpet runs between 57 and 60 per cent of super area across all four types — a loading of 68 to 74 per cent. Gurgaon commonly quotes on super area at a loading of 25 to 35 per cent. This is roughly double that, and every rate you are quoted has to be adjusted for it before it can be compared with anything.

The reason is in the last column: the balconies are enormous. Type A carries 1,241 sq ft of balcony — more than a small flat — and one of them runs 43 feet long. Balconies sit inside super area and outside carpet area, so they inflate the number you are charged on. That is a genuine feature of the product and a fair reason to buy it. It is also why you should take the carpet figure for your own type and price the home on that, not on the brochure headline.

What a home here should cost, from the developer's own figures

No base price is published, but the developer has published a gross development value, a unit count and four unit sizes. Those are a price.

The four plans average 3,521 sq ft. Across 844 homes that is roughly 2.97 million sq ft of saleable area, and Rs 4,500 crore over 2.97 million sq ft works out to about Rs 15,140 per sq ft of super area. Sector 88A averages about Rs 13,100 per sq ft, so that is a premium of roughly 16 per cent over its own sector — a credible high-end position rather than a fanciful one.

Carried onto the published sizes, that rate gives:

These are our figures, not the developer's, derived from a stated gross development value and an assumed even unit mix. Treat them as the number to test a quote against, not as a price list. If what you are quoted lands far above this, ask what the unit mix actually is, because a mix weighted to the larger plans pulls the rate down and a mix weighted to the smaller ones pushes it up.

And apply the loading before you compare. At Rs 15,140 per sq ft of super area on a 73 per cent loading, you are paying about Rs 26,200 per sq ft of carpet. That is the number to put next to any other project, because a scheme quoting Rs 18,000 per sq ft on a 30 per cent loading is charging about Rs 23,400 per carpet foot and is cheaper than it looks next to this one.

The extras are published, and they are not small

The additional charges sheet is specific, which is welcome, and it adds up to real money. On the 2,592 sq ft plan:

Take a realistic unit — 2,592 sq ft, a 6th-to-10th floor, park facing, a corner, 5 KVA of backup — and the extras come to about Rs 33.8 lakh on top of the base price, or roughly 8.6 per cent of the implied Rs 3.92 crore. GST and Haryana stamp duty are on top of that again: 7 per cent for a male buyer and 5 per cent for a female buyer on urban property, plus the registration fee. Ask for the cost sheet with every one of these lines filled in for your unit number before you compare this project with anything.

The floor charges run the wrong way, and that is worth money

Read the floor charge ladder again. It peaks at Rs 350 per sq ft on the 6th to 10th floors and then falls the higher you go, down to Rs 100 per sq ft on the 21st to 25th. In most Gurgaon towers the premium climbs with height. Here it does the opposite.

Whatever the reasoning — the podium and green views read best from the lower-middle floors — the practical effect is that the top of the building is the cheapest floor premium in it. On a 2,592 sq ft home, moving from the 6th-to-10th band to the 21st-to-25th saves Rs 6.48 lakh on the floor charge alone, and buys the long view. If you were going to pay for height anyway, this is the rare tower where height is on sale.

Registration: three numbers, one delivered phase, and one to refuse

Cocoa County is registered with the Haryana authority in three phases, granted in 2026:

• Phase 02 — RC/REP/HARERA/GGM/1086/818/2026/58
• Phase 03 — RC/REP/HARERA/GGM/1087/819/2026/59
• Phase 04 — RC/REP/HARERA/GGM/1088/820/2026/60

Look each one up yourself at haryanarera.gov.in and match the promoter name, the area registered, the number of units and the completion date on the certificate against what you have been told. Confirm which registration your tower sits under before you book, because three registrations mean three separate completion dates and three separate delay clauses. A Phase 4 buyer holding a Phase 2 timeline has the wrong date.

Two things to be careful of. The master plan marks Phase 1 as delivered on this same site — that is the earlier scheme, finished, and not what is being sold now. And a different County Group project in this sector carries registration 46 of 2017 (RC/REP/HARERA/GGM/46 of 2017/7(3)/45/2024/04): that is County The Center Court, about 444 homes of 1,260 to 2,175 sq ft quoted from roughly Rs 2.15 crore to Rs 2.57 crore. A 2017 number does not cover a tower whose construction starts in 2026, and anyone offering it for Cocoa County is quoting the wrong project.

Where the 24 acres came from — and the brochure now confirms it

The promoter named on the developer's own brochure is Ashiana Landcraft Realty Private Limited. That is not an incidental detail. It is the company that was building The Center Court on this land, went into the corporate insolvency resolution process in January 2022, and had a resolution plan approved in August 2023. County Group is building Cocoa County through the very entity it acquired.

The site was assembled from three parcels at Harsaru:

• About 14 acres from the Ashiana Landcraft insolvency — roughly Rs 75 crore paid to lenders, with about 326 homebuyers who had been waiting since 2014.
• About 10 acres from the Ansal group, partially built — roughly Rs 50 crore to the Authority and Rs 110 crore to lenders, with exits given to 42 buyers. The structures were demolished back to greenfield and the two holdings amalgamated into about 17 acres.
• A further 7.9 acres of development rights to Perfect Megastructure Pvt Ltd, a County Group subsidiary, under an agreement dated 9 July 2024 with Brock Developers Pvt Ltd and Ashiana Landcraft Realty, worth about Rs 105 crore.

17 plus 7.9 is 24.9 acres, which is the "approximately 24 acres" being advertised. The land cost lands near Rs 340 crore against a stated Rs 4,500 crore of revenue and about Rs 1,300 crore of planned construction spend. A developer holding land at a thirteenth of gross development value has room to finish the build, and no pressure at all to discount.

Title that comes through a resolution process is generally cleaner than title bought in the open market, because claims are extinguished in the process rather than following the asset. That is the good news, and it comes with specific homework. Ask for the NCLT order approving the resolution plan and confirmation its terms are complied with; ask what became of the 326 buyers waiting since 2014 and whether any claim or case is still live; ask for proof the Authority dues on the Ansal parcel are paid and its licence transferred; ask for the agreement of 9 July 2024 and what happens to your home if it is ever terminated; and ask for the licence and sanctioned plans over the amalgamated site.

Nine towers, 844 homes — and the arithmetic closes again

Nine towers, floor charges to the 25th floor, four lifts per core. 844 homes across nine towers is about 94 a tower, which over 25 floors is about 3.75 homes a floor — exactly what four lifts per core and units of 2,592 to 4,671 sq ft imply. The unit count, the tower count, the height and the lift core all describe the same building, which is more than can be said for a good many launches.

The towers split into two specification grades, and the brochure gives them as "Specifications A & B" and "Specifications C & D". The unit types carry the same letters, and they line up exactly: Types A and B are the large 4 BHKs at 3,825 and 4,671 sq ft, Types C and D the 2,997 and 2,592 sq ft homes. Set against the tower names on the master plan — A, B1, B2 then C1, C2, C3, D1, D2, D3 — that makes A, B1 and B2 the three Gold Segment towers the launch announcement referred to: the three that get both the biggest homes and the higher specification. The difference is real and worth pricing:

Everything else — kitchen, doors, windows, wall finish, sanitary, railings — reads the same across both sets. If you are quoted a Gold Segment price, check your tower letter is A, B1 or B2 and that VRV and false ceilings are written into your agreement. A VRV system against split units is a meaningful cost difference and the only place the two grades really part company.

What is being built around the towers

The master plan is unusually full for a Gurgaon scheme, and the sports provision is the part that stands out: a cricket pitch, padel court, pickleball court, golf putting greens, tennis court, volleyball court and a multi-purpose court, alongside a club, swimming pool, percussion plaza, water rivulet, water cascade walk, floating cafe, nature trail, hammock garden, sculpture court, kids' play area, tot-lot, senior citizens' area and a pet park. A school site, a place of worship and a commercial pocket sit inside the same plan.

Two notes on it. The master plan labels the clubhouse Club Mocha, while the launch announcement described a G+2 clubhouse called Club Elixir with a grand lobby, gym, banquet halls, courtyards, spa, meditation zones, restaurants and a cafe. Ask which name is on the sanctioned plan and whether these are one building or two. And the brochure's own disclaimer says the master plan and layout "are subjected to change" and that the version attached to your Agreement to Sale is the one that counts — so ask for the layout that will be annexed to your agreement, and check the padel court and the putting greens are still on it.

Four payment plans, and they are not equivalent

The choice matters more here than the discount attached to it. The down payment plan asks for 95 per cent of the money within 30 days on a building that completes in 2032 — six years of your capital, at your risk, against a developer with no pressure to discount. The construction-linked plan releases money against fourteen verifiable events and is the one that keeps your leverage. If a discount is offered for paying up front, work out what that discount is worth as an annual return over six years before taking it; it is usually less than it sounds.

Sector 88A and the corridor

Sector 88A sits on the Dwarka Expressway corridor in New Gurugram, with Pataudi Road at the door and NH-48 close by. It has been one of the city's stronger performers: flat rates are up 14.4 per cent in a year, 66.9 per cent in three and 114.8 per cent in five. The established stock around it is mid-segment rather than luxury — Godrej Oasis near Rs 11,400 per sq ft, Godrej Icon near Rs 11,650 — which is the context for a project pitching at roughly Rs 15,000.

For comparison in the same belt, see Raheja India Rashtra in Sector 88A on the plotted side, Experion Cascades for a branded apartment in the same sector, Trinity in Sector 88B and Indiabulls in Sector 88 next door, and Laburnum Victory Floors for the low-rise end. The corridor is on our Dwarka Expressway page and the rest of the pipeline on new launches in Gurgaon.

About County Group

County Group, which also trades as ABA Corp, built its name in Greater Noida West with Orange County, Cleo County, Cherry County, Olive County, Ivy County, County 107 and Coco County — the last at Sector 10, Noida Extension, and the project most people find when they search that name. Cocoa County is the group's first Gurugram development and a far larger undertaking than any of them, at Rs 4,500 crore of gross development value. Its corporate office is at County Spaces, Sector 135, Noida; the sales gallery is on site at Pataudi Road, Harsaru.

There is no delivered County Group project in Gurugram to inspect, so the reference check is the Noida stock and the delivered Phase 1 on this site. Go and see both. Ask owners about handover quality and about what maintenance looks like three years in, and walk the delivered phase here rather than only the sample flat.

Our view

This is a better-documented launch than most. Three HARERA registrations, a delivered phase on the same land, four published unit sizes with carpet and built-up printed beside super, a full schedule of additional charges and four payment plans is more disclosure than a great many Gurgaon projects manage, and the land behind it was assembled for around Rs 340 crore against a Rs 4,500 crore book with title coming through an approved resolution. The specification on the A and B towers is genuine, the sports provision is unusual, and Sector 88A has done 114.8 per cent over five years.

Three things to settle before you pay. The loading is 73 per cent, more than double the Gurgaon norm, so price the home per sq ft of carpet — about Rs 26,200 at the implied rate — and not per sq ft of super. The extras run near Rs 33.8 lakh on a 2,592 sq ft unit before GST and stamp duty, so get the full cost sheet for your unit number. And the finish date is 31 December 2032, so take your own tower's registration, its completion date and its delay clause, and pick the payment plan that keeps your money in step with the building rather than ahead of it.