Ganga Anantam 85, Sector 85 Gurgaon

Ganga Anantam, which its developer calls Anantam 85, is a high-rise housing project by Ganga Realty on about 5.29 acres in Sector 85, Gurugram: three towers, 524 flats, 3 and 4 BHK only, two flats to a floor. It launched in 2024 under HRERA registration GGM/829/561/2024/56, with a registered completion date of 21 October 2028. The row this page replaces called it a new launch, named no developer and printed a band of about Rs 4 to Rs 5.7 crore marked as an estimate, worked out from a formula. Ganga Realty's own price starts at Rs 3.38 crore for the 2,051 sq ft 3 BHK, and the market runs at about Rs 15,000 to Rs 16,500 per sq ft.

It is being built, not finished: a buyer today pays for a flat that will not exist until 2028. The price per sq ft is already level with finished towers nearby, so the question is whether the height and the plans are worth the wait.

What the developer and the market ask, divided by the area

• Ganga Realty's page: from Rs 3.38 crore for the 3 BHK of about 2,051 sq ft. Rs 3,38,00,000 over 2,051 is Rs 16,480 per sq ft.
• A broker price sheet: Rs 3.95 crore for a 2,392 sq ft 3 BHK and Rs 5.12 crore for a 3,101 sq ft 4 BHK, both about Rs 16,510 per sq ft, plus GST, location premium and the maintenance deposit.
• Transfers of allotments: about 39 listings at Rs 3.10 to Rs 4.96 crore, median about Rs 15,700 per sq ft. A 2,051 sq ft 3 BHK on the 15th floor asks Rs 3.38 crore, the developer's own figure, and a 2,400 sq ft flat asks Rs 3.60 crore, Rs 15,000.

At launch in 2024, early bookings were quoted from about Rs 3.3 to Rs 3.59 crore, and one broker describes a Rs 17,500 base less a Rs 1,000 launch discount; that figure could not be tied to a single source, so treat it as indicative. The pattern is familiar: a transferred allotment trades a little under the developer's current list, because the seller wants out and the buyer carries the remaining instalments.

Two sets of sizes for the same two plans

Ganga Realty gives the 3 BHK as about 2,051 sq ft and the 4 BHK as about 3,000 sq ft. Broker sheets give the same plans as 2,392 and 3,101 sq ft. Carpet areas are about 1,128 to 1,355 sq ft for the 3 BHK and 1,720 for the 4 BHK. No source explains the gap, and it matters: Rs 3.95 crore over 2,051 sq ft would be Rs 19,260, not Rs 16,510. So before comparing any two quotes, ask which area each one divides by, and compare carpet with carpet.

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

This site carried two separate resale pages for flats in Anantam, Sector 85, each with a band worked out from a formula on the area. Both plans exist. They now fold into this page.

Each band ran from about Rs 13,000 to Rs 18,500 per sq ft, which put the bottom well below anything the developer has charged and the top above it. A buyer should expect to pay about Rs 3.1 to Rs 3.4 crore for the 3 BHK and Rs 4.5 to Rs 5 crore for the 4 BHK, plus GST on an under-construction flat and the charges above.

Construction and the date to hold them to

The registration runs from April 2024 to a completion date of 21 October 2028. A construction report from March 2026, on a site that is not the developer's, put the structure at about 55 to 65 per cent with a slab every 10 to 12 days, and Ganga Realty publishes its own construction updates. Floors are given as up to 60 storeys by the developer and 55 to 59 by brokers. Until the occupation certificate is granted, a purchase is an allotment. The date in the registration is the one the buyer's agreement should carry; a later date in the sale papers is a warning.

What it would earn

Nothing yet. Finished flats in Sector 85 give the comparison: a 2,280 sq ft 3 BHK in SS Leaf lets for Rs 55,000 a month, and a 1,829 sq ft 3 BHK for Rs 42,500. On a Rs 3.38 crore 3 BHK, Rs 47,600 a month would be Rs 5.71 lakh a year: about 1.7 per cent, and 2 per cent at Rs 55,000. Like every finished Gurgaon tower checked in this series, Anantam will be a home or a bet on capital growth, not an income.

Where it sits in Sector 85

Sector 85 is on the New Gurgaon side of the Dwarka Expressway belt, among towers that are mostly finished. SS Leaf in Sector 85 resells at about Rs 11,600 per sq ft and Godrej Air in Sector 85 at about Rs 14,300, both finished. Under construction nearby, M3M Golf Hills in Sector 79 trades near Rs 14,500 and Whiteland Aspen in Sector 76 near Rs 14,800. Anantam at Rs 15,000 to Rs 16,500 is the dearest of the set, and a buyer is paying for the height, two flats to a floor and the large plans. The corridor is on the Dwarka Expressway page.

Who this suits, and who should look elsewhere

Anantam suits a buyer who wants a large new 3 or 4 BHK in a very tall tower with two flats a floor, can wait to 2028, and accepts paying above finished neighbours for it. It suits a buyer who reads the registration and holds the developer to its date. It does not suit anyone who needs a home before 2028, or an investor after rent. It does not suit a buyer who compares a price on one area with a price on another.

Before you pay anything

1. The area: 2,051 or 2,392 sq ft, 3,000 or 3,101 sq ft, and the carpet area.
2. The all-in cost: the base rate, GST, location premium and the maintenance deposit.
3. The registration: GGM/829/561/2024/56, and the completion date in your agreement.
4. For a transfer: the allotment letter, the payments made and Ganga Realty's consent to transfer.
5. The progress: the developer's latest construction update, against the registered date.

Frequently asked questions

What is the price of Ganga Anantam in Sector 85?

Ganga Realty prices the 2,051 sq ft 3 BHK from Rs 3.38 crore, which is Rs 16,480 per sq ft. A broker price sheet gives Rs 3.95 crore for a 2,392 sq ft 3 BHK and Rs 5.12 crore for a 3,101 sq ft 4 BHK, both about Rs 16,500 per sq ft before GST, location premium and the maintenance deposit. The old band on this page was a formula, not a price.

What is the RERA number of Ganga Anantam?

HRERA registration GGM/829/561/2024/56, dated 3 June 2024, also recorded as RERA-GRG-1615-2024. The promoter is Jai Ganga Realtech LLP, the Ganga Realty project company, for three towers in Village Badha, Sector 85, with a registered completion date of 21 October 2028.

When is possession of Ganga Anantam?

The registered completion date is 21 October 2028. The project launched in 2024 and is under construction; a construction report from March 2026 put the structure at roughly 55 to 65 per cent. There is no occupation certificate yet, so a flat bought today is an allotment, not a home.

What sizes are the flats in Ganga Anantam?

Two plans, both with a utility and a servant room and two flats to a floor. Ganga Realty gives the 3 BHK as about 2,051 sq ft and the 4 BHK as about 3,000 sq ft; broker sheets print 2,392 and 3,101 sq ft for the same plans. Carpet areas are about 1,128 to 1,355 sq ft for the 3 BHK and 1,720 for the 4 BHK. Ask which figure a price uses.

Can I buy a resale flat in Ganga Anantam?

Yes, as a transfer of an allotment. About 39 such listings asked Rs 3.10 to Rs 4.96 crore at a median near Rs 15,700 per sq ft, a little under the developer's Rs 16,500, and a 2,051 sq ft 3 BHK on the 15th floor asked Rs 3.38 crore. A listing calling it ready to move is wrong: nothing is finished before 2028.

How tall is Ganga Anantam?

Three towers on about 5.29 acres, with 524 flats. Ganga Realty describes them as up to 60 storeys; broker sheets say 55 to 59 floors over two basements. It is marketed as among the tallest residential towers in Gurugram. The approved plan in the allotment papers settles the floor count.

What rent would a flat in Ganga Anantam earn?

None yet: the towers are not finished. Nearby finished Sector 85 flats let for about Rs 42,500 to Rs 55,000 a month for a 3 BHK. At Rs 3.38 crore that would be a gross yield of about 1.7 to 2 per cent once the building is ready, so this is a purchase for living in or for capital growth, not for income.