IREO Savannah Sector 35 Sohna Gurgaon

IREO Savannah is a DDJAY plotted colony on 30.81 acres in Sector 35, Sohna, with 549 plots and a Haryana RERA registration dated 16 January 2023. The one thing worth knowing before you look at a single plot: the registration number GGM/668/400/2023/12 is held by Faith Buildtech Private Limited, not by IREO Private Limited. The IREO name on the hoarding and the company you would actually be contracting with are not obviously the same thing, and on a plot purchase that distinction is the whole ball game.

The registration, and whose name is on it

Start here, because almost no listing for this project does. Search portals sell it as "IREO Savannah" and file it under the IREO brand. The RERA record that portals themselves carry names the promoter as Faith Buildtech Private Limited, a Delhi-registered company (CIN U70101DL2010PTC207871) whose directors are listed as Abhinav Aggarwal and Aatish Solanki.

That is not automatically a problem. Plenty of Haryana plotted colonies are built by a licence-holding company that carries a better-known brand on the marketing. But it changes what you check:

• The agreement to sell and the allotment letter should name the same entity as the RERA registration. If the paper says one company and the hoarding says another, ask why in writing.
• The DTCP licence for the colony is issued to the licence holder. Ask for the licence number and its validity, not just the RERA number.
• Any promise about specification, timeline or buy-back made in the brand's name is only enforceable against whoever signs.

This matters more than usual with the IREO name attached. IREO Private Limited and its managing director have been the subject of a long-running Enforcement Directorate money-laundering investigation tied to the alleged diversion of homebuyer funds, with more than thirty homebuyer FIRs across Gurugram, Panchkula, Ludhiana and Delhi forming the predicate offences, and separate proceedings that have reached the Supreme Court. None of that is an allegation against this Sohna colony or against Faith Buildtech. It is a reason to establish, on paper and before you pay a token, exactly which company owes you a plot.

What the project actually is

Savannah is a gated plotted colony under Haryana's Deen Dayal Jan Awas Yojana. You buy land, you register it in your name, and you build on it yourself within the sanctioned norms. There is no builder handing you a finished flat, and no construction-linked payment plan on a structure. What the developer owes you is developed land: roads, sewer, water, electricity, a boundary, and the common areas shown on the sanctioned layout.

At 30.81 acres for 549 plots, the average plot works out at roughly 271 sq yd of gross land each — which, after roads, parks and the community sites DDJAY requires, is consistent with saleable plots in the 117-179 sq yd band. The 100-250 sq yd range one portal prints does not fit that arithmetic and should be treated as a listing error until the layout plan says otherwise.

Price, and the thing the resale market is telling you

Fresh inventory is quoted at about Rs 1.25 lakh per sq yd. Resale asks on the same colony come in at roughly Rs 1.10 to Rs 1.20 lakh per sq yd.

Read that carefully, because it is unusual and it is useful. In a colony that is selling well, resale normally trades at or above the developer's current ask, because early buyers are sitting on paper gains and are not in a hurry. Here the resale ask sits below the fresh ask. Two readings are possible, and you can tell them apart with one afternoon of calls:

• Early investors want out. A block of investor-held plots hitting the market at once pushes asks down. That is a negotiating opportunity on a resale plot, and a reason to ask the developer why fresh stock is priced above it.
• The rates are not comparing the same thing. A fresh plot at Rs 1.25 lakh may be a preferred-location plot; the resale at Rs 1.10 lakh may be an interior plot on a narrower road. Corner, park-facing and wide-road plots in Sohna routinely carry 10 to 20 per cent premiums.

Either way, do not accept a single per-sq-yd number for the colony. Ask for the rate against the specific plot number, with the preferential location charges shown separately.

For context, Sector 35 land rates have moved about 9.6 per cent in the last year and about 63.5 per cent over three years, and DDJAY plots across Sohna average roughly Rs 54,000 per sq yd. Savannah is asking well over double the Sohna DDJAY average. Some of that is the gated-colony product and the sector; you should satisfy yourself the rest is justified by comparing against the other registered colonies nearby before you commit.

Location and connectivity

Sector 35 sits on the Gurgaon-Sohna corridor. The relevant road is NH-248A, the Gurgaon-Sohna highway, now widened with the Sohna elevated stretch. A fair amount of marketing for this project calls it "NH-28A", which is a different national highway entirely and in a different part of the country. It is a small thing, but it tells you how carefully a given listing was written.

What genuinely helps the address:

• The Sohna elevated road, which cut the crawl between Sohna and Gurgaon's Rajiv Chowk end considerably.
• The Delhi-Mumbai Expressway, which passes close to Sohna and gives the town a national connection it never had.
• The KMP Expressway and the Southern Peripheral Road for cross-NCR movement without entering Gurgaon proper.
• Sohna's own Master Plan 2031, which zones 6,110 hectares for planned development and earmarks commercial land along the Eastern Peripheral corridor.

What does not help: Sohna is still a town, not a suburb. Schools, hospitals and daily retail exist but are thinner than in south Gurgaon, and the honest commute to Cyber City in the morning peak is not the number a sales office will quote you.

How it compares to the other Sohna colonies

Sector 35 is one of the more active DDJAY sectors in Sohna, and Savannah is not alone on it. LID Green Valley is a ready-to-move colony on the same sector at roughly Rs 1.00 to 1.10 lakh per sq yd, and the ATS Homekraft plots are also in Sector 35. Further out, GLS Arawali City in Sector 4 quotes from about Rs 69,900 per sq yd on a smaller parcel.

The comparison that matters is not brand against brand. It is ready land against land you wait for. Savannah's stated completion is December 2027; a ready colony lets you build now. If you are buying to build within a year, that gap is worth real money and should be argued as such.

Pros

• A genuinely large parcel at 30.81 acres, which supports proper roads, parks and community sites rather than a token layout.
• Registered with Haryana RERA, with a number and a date you can verify yourself.
• Sector 35 has seen roughly 63.5 per cent land-rate growth over three years, so the sector's demand is real, not projected.
• Plotted ownership: you register the land, control the design, and are not exposed to a builder's construction risk on a structure.
• Amenity set is reasonable for a plotted colony - gym, park, jogging track, badminton and basketball courts, children's play area, rainwater harvesting.

Cons

• The promoter on the registration is Faith Buildtech Private Limited, while the marketing leads with the IREO brand. You have to establish which entity owes you what.
• The IREO name carries live legal baggage at the group level, which does not touch this colony directly but does mean extra diligence is sensible.
• Resale asks sit below fresh asks, which is not what a strong colony usually looks like.
• Plot-size ranges disagree across sources, so nobody selling it online is reading the sanctioned layout.
• At about Rs 1.25 lakh per sq yd it is priced at over twice the Sohna DDJAY average, and the premium needs justifying plot by plot.
• Completion is stated as December 2027, so this is not land you can build on immediately.

Our view

The colony itself looks like a sensible DDJAY product: a big parcel, a real registration, an active sector. The reason to be careful is not the land, it is the paperwork around the name. Ask for the RERA certificate and the DTCP licence, check the promoter name on both against the name on your agreement, and get the plot number, the exact area and the rate written into the booking form rather than quoted over a phone.

If you are comparing across Sohna, read our Sohna plots guide for current rate bands and the legal checks, and the DDJAY policy explainer for what a developer must deliver under this scheme. The full set of registered Sohna colonies is on our Sohna projects page.

Frequently asked questions

Talk to our Sohna team before you pay a token - we will pull the registration and the licence for the specific plot you are looking at, and tell you plainly if the numbers do not line up.