Conscient Heritage Max, Sector 102 Gurgaon

Heritage Max is a finished housing society of six towers of ground plus 25 floors on about 11 to 11.5 acres in Sector 102, on the Dwarka Expressway in Gurugram. Conscient Infrastructure built it, through its company Dreamhome Infrastructure. Possession began in September 2019, and the last tower received its occupation certificate on the record in December 2024. The row this page replaces called it coming soon, named no developer and printed a single figure of about Rs 2.49 crore. A buyer today meets a resale market at about Rs 13,100 to Rs 15,100 per sq ft, with 3 BHK flats from about Rs 2.5 crore.

It is the older, cheaper end of Sector 102: built for the first wave of the expressway, delivered late, and priced now somewhat under the newer towers around it. Rents are modest, so the yield is under 3 per cent.

What sellers ask, divided by the area

• A 1,880 sq ft 3 BHK at Rs 2.50 crore: Rs 2,50,00,000 over 1,880 is Rs 13,298 per sq ft.
• A 2,149 sq ft 3 BHK with an extra room at Rs 3.10 crore: Rs 14,425 per sq ft. The portal labels it an independent house, which it is not.
• 3 BHK flats of 1,942 to 2,149 sq ft at Rs 2.55 to Rs 3.00 crore: Rs 13,131 at the bottom and Rs 13,960 at the top.
• The 2,554 sq ft 4 BHK up to Rs 3.85 crore: Rs 15,074 per sq ft. The same broker quotes the 1,942 and 2,554 sq ft plans together as Rs 2.55 to Rs 3.85 crore.

The portal average is Rs 13,450 per sq ft, against Rs 12,750 to Rs 13,300 for Sector 102 as a whole, and one sector report puts the rise over the last year at about 13 per cent. So the building trades a little above its sector, and its band is about Rs 13,100 to Rs 15,100. No registered transaction was found, so these are asks. An older 4 BHK range of Rs 2.98 to Rs 3.27 crore still shows on one portal; at about Rs 12,000 per sq ft it is a year or more out of date.

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

This site carried three separate resale pages for flats here, each with a band worked out from a formula on the area. They now fold into this page.

Each band ran from about Rs 13,000 to Rs 18,500 per sq ft. The bottom of it was roughly the market; the top was a third above it. A seller who read the old 1,942 sq ft page could have asked Rs 3.59 crore for a flat that trades near Rs 2.6 crore. A sensible range for that plan is about Rs 2.55 to Rs 2.95 crore, depending on floor and condition.

The rent, and the yield it produces

A 3 BHK lets for about Rs 40,000 to Rs 60,000 a month. A 2,075 sq ft semi-furnished flat asks Rs 60,000, two 2,149 sq ft flats let in early 2025 at Rs 40,000, and Rs 48,000 is a common figure. A furnished 3.5 BHK asks Rs 68,000 and a 4 BHK about Rs 52,000. One listing at Rs 26,000 for a 2,025 sq ft flat is undated and almost certainly old.

Divide. A 1,942 sq ft flat bought at Rs 2.61 crore and let at Rs 60,000 earns Rs 7.2 lakh a year: 2.8 per cent. At Rs 48,000 on Rs 2.55 crore it is 2.3 per cent. A 2,149 sq ft flat at Rs 40,000 on Rs 2.89 crore earns 1.7 per cent, and the 4 BHK at Rs 52,000 on Rs 3.44 crore 1.8 per cent. So the yield is about 1.7 to 2.8 per cent gross. The smaller 3 BHK plans let best for their price, as they usually do.

Late, then finished: the possession record

Possession was scheduled for March 2017. It began in September 2019, more than two years late, with the occupation certificate for towers A and B, and residents' reviews complain of the delay and of charges at handover, about Rs 50,000 for electricity and Rs 42,000 in advance maintenance. Tower F, the last, was registered with a completion date of December 2020; the occupation certificate for it appears on the record in December 2024. So every tower is now finished. A resale buyer's question is no longer when, but whether the seller holds a registered conveyance deed.

Registration: one number, one tower

The Haryana register carries registration 08 of 2018, certificate GGM/276/2018/08 dated 23 July 2018, in the name of Dreamhome Infrastructure, and lists it against tower F. That fits the dates: most of the society was built before registration began in 2017, and only the unfinished tower needed registering. One portal also prints RERA-GRG-458-2019 for the project; that number could not be matched to the register, so rely on the certificate itself. For a flat in the older towers there is no registration to check; the conveyance deed and the occupation certificate carry the weight.

How many towers, how many flats

Six towers of ground plus 25 floors. The land is 11 acres on one portal, 11.25 on another and 11.5 on two more. The flat count is 581 on two portals and 500 on two others. Neither difference touches the price per sq ft. A separate portal listing called Conscient Heritage Max II, with a few rentals of its own, appears to be an alias for the same society rather than a second phase; check the tower on any flat it lists.

Where it sits in Sector 102

Sector 102 lies on the Dwarka Expressway, which opened in 2024 and lifted the whole sector. Its neighbours are the fairest comparison: Emaar Imperial Gardens, Emaar Gurgaon Greens and Adani M2K Oyster Grande, all in Sector 102. The sector's other listings are on the flats in Sector 102 page, and the corridor on the Dwarka Expressway page. Conscient's other delivered building, Conscient Hines Elevate in Sector 59, trades at nearly twice the rate, which is the gap between Golf Course Extension Road and the expressway.

Who this suits, and who should look elsewhere

Heritage Max suits a family that wants a finished 3 or 4 BHK of 1,900 to 2,600 sq ft on the Dwarka Expressway for about Rs 2.5 to Rs 3.9 crore, in a low-density society that has been lived in since 2019. It suits a buyer who prefers an occupied building with a track record to a launch with a date. It does not suit an investor after rent; 1.7 to 2.8 per cent gross will not carry a loan. It does not suit anyone who wants a new building's finish, or who would pay the top of an old formula band.

Before you pay anything

1. The tower, and its occupation certificate: A and B from 2019, F from 2024.
2. The plan and area: 1,942, 2,149 or 2,554 sq ft, on super area.
3. The arithmetic: the ask over the area, against Rs 13,100 to Rs 15,100.
4. The title: a registered conveyance deed in the seller's name.
5. Dues: maintenance, electricity deposits and a no-dues letter from the maintenance agency.

Frequently asked questions

What is the resale price in Conscient Heritage Max, Sector 102?

Owners ask about Rs 13,100 to Rs 15,100 per sq ft on super area, with the portal average near Rs 13,450. A 1,880 sq ft 3 BHK asks Rs 2.50 crore, 1,942 to 2,149 sq ft plans Rs 2.55 to Rs 3.10 crore, and the 2,554 sq ft 4 BHK up to Rs 3.85 crore. The old figure of Rs 2.49 crore onwards was about right only for the smallest plan.

Is Heritage Max ready to move?

Yes. Possession was scheduled for March 2017 and began in September 2019, more than two years late, with the occupation certificate for towers A and B. The last tower, F, received its occupation certificate on the record in December 2024. The society has been lived in for six years, so there is no construction wait on a resale.

What is the RERA number of Heritage Max?

The Haryana register carries registration 08 of 2018, certificate GGM/276/2018/08 dated 23 July 2018, in the name of Dreamhome Infrastructure, a Conscient company, and lists it against tower F. The earlier towers were largely built before registration began in 2017, so for a flat in those towers the conveyance deed and the occupation certificate are the documents that matter.

What rent does a flat in Heritage Max earn?

A 3 BHK lets for about Rs 40,000 to Rs 60,000 a month, with Rs 48,000 a common figure, and a furnished 3.5 BHK about Rs 68,000. A 4 BHK asks about Rs 52,000. Against the asks that is a gross yield of about 1.7 to 2.8 per cent, lowest on the larger flats.

What sizes are the flats in Heritage Max?

3 BHK plans with a servant room run from about 1,870 to 2,162 sq ft, including the common 1,942 and 2,149 sq ft layouts, some with a study. The 4 BHK runs from about 2,475 to 2,860 sq ft, the 2,554 sq ft plan with five bathrooms the one most often listed. All figures are super area.

How many towers and flats does Heritage Max have?

Six towers of ground plus 25 floors on about 11 to 11.5 acres. The number of flats differs: 581 on two portals and 500 on two others. The acreage and tower count agree across sources; take the flat count from the approved plan if it matters to you.

Who is the developer of Heritage Max?

Conscient Infrastructure, the Gurugram developer behind Conscient Hines Elevate and Heritage One. The promoter named on the Haryana registration is Dreamhome Infrastructure Pvt Ltd, a company of the group, so that is the name to expect on the older allotment papers.