Horizon Floors Sector 93 Gurgaon

Horizon Floors is a low-rise gated scheme of 2 and 3 BHK independent floors in Sector 93, New Gurugram, built by Guliani Group and handing over from November 2026. The developer launched it on 5 August 2025 and describes it as a 9.8-acre township of 130 floors, sized about 963 to 1,395 sq ft, each with its own lift and parking, on a 30:70 construction-linked plan. Quotes have moved from about Rs 1.25 crore at launch to about Rs 1.5 crore now. That is the whole marketing story, and two of its numbers deserve a closer look before anyone pays a booking amount.

The project in numbers

The 9.8 acres and the 130 floors do not describe the same thing

Do the arithmetic and the two headline figures pull apart. 9.8 acres is 47,432 sq yd. Split across 130 homes, that is about 365 sq yd of gross land behind every floor. A normal licensed plotted colony in Gurgaon does not work out anywhere near that. Plots run up to 150 sq m, roughly 180 sq yd, four homes sit on each of them, and about half the licensed area goes to roads, greens, the community site and the services. That leaves something in the region of 80 to 90 sq yd of gross land per home. Horizon Floors, on its own two numbers, would be roughly four times less dense than that.

Run it the other way and the gap is plainer. 130 floors at four to a plot is about 32 plots. At 180 sq yd each, that is 5,850 sq yd, or 1.2 acres. One and a bit acres out of 9.8 is twelve per cent of the site in plots, and no plotted licence in Haryana is drawn that way.

The likely explanation is dull rather than sinister: the 9.8 acres is the licensed colony, and the 130 floors are the part of it Guliani Group is building and selling itself, with the rest of the plots sold on or still to come. That is a perfectly ordinary arrangement. It also changes what a buyer is buying, because the club, the greens and the internal roads being shown belong to the whole colony, not to the 130 floors, and the rest of that colony will be built by somebody else on somebody else's timetable.

So ask one question in writing: does the 9.8 acres and does the 130 refer to the same licence? Ask for the licence number, the area it covers, the total number of dwelling units sanctioned on it, and how many of those Guliani Group is building. A one-page answer settles it. Nobody selling you the floor will mind being asked, and if they do mind, that is an answer too.

What the quote works out to per sq ft

Sector 93 averages about Rs 10,650 per sq ft across all stock, up around 4.9 per cent over the last year. Low-rise floors across Gurgaon's licensed plotted colonies trade at roughly Rs 11,000 to Rs 12,000 per sq ft on built-up area in 2026. Those two bands are the ruler to hold Horizon Floors against.

• Rs 1.25 crore for the 963 sq ft home is about Rs 12,980 per sq ft. Above the sector average, at the top of the low-rise band, which is what a brand-new gated scheme with a lift per floor can defend.
• Rs 1.5 crore for the 1,395 sq ft home is about Rs 10,753 per sq ft. That is the sector average almost exactly, and on those terms the larger floor is the better buy of the two.
• Rs 1.5 crore for the 963 sq ft home is about Rs 15,576 per sq ft. That is roughly 46 per cent above the sector average and well clear of anything comparable stock in Sector 93 is fetching.

All three readings are consistent with what is being published, because no source states which size the current Rs 1.5 crore quote buys. That single missing fact is worth more than every amenity in the brochure. Ask for the price list with the size against each unit number, and work out your own rate per sq ft before you discuss anything else. Ask, as well, whether the size quoted is super area or built-up. Gurgaon quotes on super area at a loading of 25 to 35 per cent over carpet, and on a low-rise floor that difference is a whole bedroom.

What a licensed low-rise floor actually gets you

A stilt-plus-four floor in a licensed colony is a different asset from an apartment in a tower, and the differences are the reason people buy them. Each floor is separately registrable in your own name, so you hold a conveyance deed rather than a share in a housing society. The top floor usually carries roof rights, which is why it is priced higher. There is no common lobby, no shared corridor and, at Horizon Floors, a lift serving your floor alone. Our wider explainer on DDJAY independent floors in Gurgaon sets out the format, and the Deen Dayal Jan Awas Yojana policy page covers the licence rules the colonies are drawn under.

The trade-offs are just as real. Four families share one plot with no resident welfare association above them, so the maintenance of the lift, the pump and the facade is a private arrangement between four owners. Home loan sanction on floors is steadier than it used to be but still turns on the licence and the registration being clean. And resale depth is thinner than in a large branded society, because the buyer pool for a Rs 1.5 crore floor in New Gurugram is smaller than the pool for a Rs 1.5 crore apartment.

Possession is close, which changes what you check

A November 2026 handover is weeks away, not years, and that is the most useful thing about this project. It also means the paperwork either exists now or it does not.

• The registration number. No source we could reach publishes an HRERA registration number for Horizon Floors. Ask for it, then look it up yourself on the Haryana authority's own portal and match the project name, the promoter name, the area and the completion date on the certificate against what you have been told. A number read out on a call is not a check.
• The licence. Ask for the colony licence number and its validity, and for the sanctioned building plans for your block.
• The completion date on the certificate, not the one in the brochure. Where they differ, the registration governs, and the delay clause in your own agreement is what actually pays.
• The occupation certificate. Possession without an OC is not possession. Ask whether it has been applied for and make your final payment conditional on it.
• What the 30:70 is linked to. Construction stages or calendar dates are two very different promises. Get the schedule in the agreement.
• The cost sheet in full — base price, preferential location charge, club and maintenance deposits, power backup, GST where it applies, and Haryana stamp duty and registration on top.

Sector 93 and what sits around it

Sector 93 is New Gurugram, on the Pataudi Road side, with NH-48 and the Dwarka Expressway both within a few kilometres and the Southern Peripheral Road reachable from the same junctions. IGI Airport runs about 32 km via the expressway. IMT Manesar, the employment base that makes this belt work, is roughly 7 km. Garhi Harsaru Junction is the nearest rail halt at around 3.5 km. Schools including DPS and RPS International sit 3 to 6 km out, and Aarvy Healthcare is within about 3 km.

The sector is not short of company. DLF Garden City Enclave holds the plotted end of Sector 93 and prices land near Rs 1.25 lakh per sq yd, Ashiana Amarah runs the family-branded apartment end from about Rs 2.5 crore, and DLF Garden City Floors covers the same low-rise product one sector across. Anyone comparing should price all four on the same per sq ft basis rather than on the brochure headline. The rest of the pipeline is on our new launches in Gurgaon page, and the retail that will serve this catchment includes City Centre 92 in Sector 92.

About Guliani Group

Guliani Group is a Gurugram developer working the low-rise residential segment. Horizon Floors is described in its own announcements as its flagship development in that format, launched in August 2025 and reaching an advanced stage of construction a year later with a sample home open for walkthroughs. A sample home you can stand in, and a site you can walk, are worth more than any credential at this stage. Go and see it, then ask for the address of anything the group has already handed over and go and see that too.

Our view

The product is sound and the timing is the best part of it. A gated, low-rise scheme with a private lift per home, delivering in November 2026 in a sector averaging Rs 10,650 per sq ft, is a fair proposition for a buyer who wants to move in rather than wait out a five-year build. The 30:70 plan and a walkable sample home both point the same way.

Two things stop it being a straightforward yes. The price is quoted as a floor with no size against it, and the spread between the honest reading and the expensive one is 45 per cent of the rate. And the 9.8 acres and the 130 floors are not arithmetic that closes, which almost certainly means the township being shown is bigger than the part being sold. Get the size against the price and the licence against the acreage, in writing, and you will know within a day whether this is the sector average or half as much again. Both answers are fine to buy at, as long as you know which one you are paying.