Ireo Victory Valley Sector 67 Gurgaon

Ireo Victory Valley is not a new estate. It was launched in May 2010 on about 25 acres of Sector 67, off the Golf Course Extension Road, the first phase received its occupation certificate in October 2016, and families have lived in its towers since 2016 and 2017. Two of them, at 178 and 172 metres and 51 floors, are among the tallest residential buildings in Gurugram. The page this one replaces described the estate as "recently completed" and "a new estate that has yet to prove its maintenance". That was wrong by seven years, and it mattered, because the age of a building is the first thing its price has to answer for.

What the listings say, read on 26 September 2026, is that Victory Valley trades at a median of about Rs 20,100 per sq ft, with one portal's average higher at Rs 22,300. Sector 67 around it averages Rs 15,800 to Rs 16,300. So a ten-year-old estate asks 23 to 41 per cent over its own sector, and the rest of this page is about whether that premium is paid for by anything a buyer can check.

What is actually for sale, unit by unit

This site used to carry nine separate pages for Victory Valley, one per floor plan, each printing a formula against one area. They now fold into this page. Here are the sizes they named, what they printed, and what each size implies at the median rate.

Every "old row" figure is the area times Rs 15,000, then that times 1.30. Every one of them sits below the market, and the gap widens with size: the top of the old band for a 3,130 sq ft 4 BHK was Rs 6.10 crore, and the median alone puts it at Rs 6.29 crore. A seller reading those pages was told their flat was worth up to a crore less than the building trades at. The 2,830 and 2,831 sq ft pages were the same plan listed twice.

Divide the published asks by their areas and the ladder is wide. A 2,450 sq ft 3 BHK asking Rs 4.25 crore is Rs 17,300 per sq ft, the cheapest on the record. A 2,452 sq ft 3 BHK with a staff room at Rs 4.90 crore is Rs 20,000. A 2,525 sq ft flat with a garden view at Rs 5.5 crore is Rs 21,800. A 2,495 sq ft 3 BHK at Rs 5.7 crore is Rs 22,800, and a 2,800 sq ft plan at Rs 6.5 crore is Rs 23,200. So two flats of almost the same size can differ by Rs 1.45 crore. Tower, floor, view and the state of the interior explain most of it, and a buyer who compares only the median is being careless with a crore.

The whole estate lists between about Rs 2.6 crore and Rs 10.16 crore. The bottom is a 2 BHK of 1,435 to 1,498 sq ft; the top is one of the large 4 BHK or duplex plans, which run to 6,051 sq ft. A 5,977 sq ft penthouse at the median would be about Rs 12 crore, which is where the old page's ceiling came from, but no listing asks it.

Why the premium over Sector 67

Sector 67 flat rates run Rs 15,150 to Rs 18,500 per sq ft on one portal, averaging about Rs 16,300, and up 4.5 per cent in a year, 26 per cent in three and roughly double in five. Victory Valley at Rs 20,100 sits above the top of that range. Three things explain it, and one does not.

• Size. Most of the sector's stock is 2 and 3 BHK under 2,000 sq ft. Victory Valley's 3 BHK start at 2,309 sq ft and its 4 BHK at 2,847. Large flats on this road are scarce, and scarce things carry a premium.
• Height and outlook. The two tallest towers have the longest views on this stretch of the road, and upper-floor flats in them are where the Rs 22,000-plus asks sit.
• A settled society. Ten years of occupation means the club, the pool and the maintenance record exist and can be checked, which a new tower cannot offer.
• Not newness. The old page implied a recently finished estate. Buyers comparing it with the new towers on the Extension Road should price in a decade of wear on lifts, facades and services.

The rent, and what it does to the price

Victory Valley has a deep letting market: more than 90 rental listings on one portal, updated in August 2026, and over 50 on another. The rents rise with size but not as fast as the prices do.

• A 2 BHK at about Rs 65,000 a month.
• A 3 BHK or 3.5 BHK at Rs 80,000 to Rs 89,000.
• A semi-furnished 4 BHK with staff room, 3,192 sq ft, at Rs 1.25 lakh.

Divide by the price. A 1,470 sq ft 2 BHK at the median is Rs 2.95 crore and lets for Rs 7.8 lakh a year: 2.6 per cent gross. A 2,450 sq ft 3 BHK at Rs 4.92 crore letting for Rs 85,000 earns Rs 10.2 lakh: 2.1 per cent. A 3,192 sq ft 4 BHK at Rs 6.42 crore letting for Rs 1.25 lakh earns Rs 15 lakh: 2.3 per cent. The smallest flats earn the best yield and the biggest flats the worst, which is the usual shape in Gurugram and a useful thing to know if you are buying one to let. Take off maintenance, which in a tower this tall is not small, and the large flats are nearer 1.8 per cent.

Registration, and the long road to possession

Most of Victory Valley predates the Haryana authority. The part that was still unfinished in 2017 was registered as HRERA 660/2017/307, which describes 24.612 acres and 794 apartments. Other figures in circulation, 750, 830 and 868 homes and "around 30 towers", count different slices of the same estate: the registered part, the whole, or the whole with the duplexes and penthouses. The registration covers only what was unfinished when it was filed; for a flat in the first phase, the occupation certificate of October 2016 is the relevant document.

Possession was slow. The date buyers were given was December 2016; one tower's occupation certificate is dated 28 September 2017; and consumer complaints over delayed handover were filed in 2017 and 2018, with the developer still appearing before the Haryana appellate tribunal in 2024. None of that affects a buyer of a flat that was handed over years ago, but it does mean a resale buyer should ask whether any delay-compensation claim is attached to the unit, and who keeps it.

What the developer publishes

IREO's own website for the project no longer carries it; the old address now serves unrelated content, and every page ranking for the name is a channel partner's. So there is no developer price, no developer photograph and no developer specification to quote. What is settled comes from the registration and from the estate as built: 2 BHK of 1,435 to 1,498 sq ft, 3 BHK of 2,309 to 3,475 sq ft, 4 BHK of 2,847 to 6,051 sq ft, a 4,243 sq ft 5 BHK and duplex penthouses. The old page called those carpet areas. They are super areas, and the difference is about 30 per cent of the rate.

What owning one costs beyond the price

On a resale in a delivered estate, the transfer charge is levied through the maintenance company or the developer's entity when the flat changes hands; it is negotiable between buyer and seller and should be named in the agreement to sell. Stamp duty in Haryana is 7 per cent for a male buyer, 5 per cent for a female buyer and 6 per cent jointly, plus a registration fee of up to Rs 50,000. On a Rs 4.92 crore 3 BHK that is Rs 34.4 lakh in a man's name and Rs 24.6 lakh in a woman's, a gap of Rs 9.8 lakh on one flat. The charges are set out on the registration charges page.

Where it sits on the Extension Road

Sector 67's wider stock is on the Sector 67 flats page, and what Rs 20,000 per sq ft buys a sector north is on the Sector 65 page. M3M Golf Estate is the corridor's other large-format estate and the natural comparison for a 4 BHK buyer. The developer's other projects are collected on the IREO builder page, and the corridor's rents on the Extension Road rent page.

Who this suits, and who should look elsewhere

It suits a family that needs 2,300 sq ft or more on the Extension Road, wants a settled society with a record, and has compared the Rs 20,100 median with the flat in front of them rather than with the sector. It suits a buyer who likes height: the top floors of the two tallest towers have no equivalent nearby. It does not suit anyone buying for yield, anyone who thinks they are buying a new building, or anyone paying Rs 23,000 per sq ft for a flat on a low floor because the median said the estate was worth it.

Before you pay anything

1. The occupation certificate for the tower and the seller's conveyance deed. First-phase towers have a 2016 certificate; later towers a 2017 one or later.
2. The rate against the super area on the deed. Asks run Rs 17,300 to Rs 23,200 per sq ft and similar flats differ by more than a crore.
3. The transfer charge and the maintenance arrears, in writing, from the maintenance office.
4. The condition of the lifts, facade and plumbing. The estate is ten years old; ask what the society has spent and what it plans to.
5. Any delay-compensation claim tied to the unit, and whether it passes to you.

Frequently asked questions

What is the price of a flat in Ireo Victory Valley Sector 67 Gurgaon?

Listings read on 26 September 2026 run from about Rs 2.6 crore for a 2 BHK of 1,435 to 1,498 sq ft to Rs 10.16 crore for the largest 4 BHK plans. The median is about Rs 20,100 per sq ft. Asks on 2,450 to 2,800 sq ft flats divide out between Rs 17,300 and Rs 23,200 per sq ft, so two flats of the same size can differ by well over a crore depending on tower, floor and view.

Why does Victory Valley cost more than the rest of Sector 67?

The sector averages Rs 15,800 to Rs 16,300 per sq ft, and Victory Valley asks about Rs 20,100, a premium of 23 to 41 per cent. Size explains most of it: its 3 BHK start at 2,309 sq ft, well above the sector's usual stock. Height and a settled society with ten years of record explain the rest. Age does not; the estate was occupied from 2016 and 2017.

What is the rent in Ireo Victory Valley?

A 2 BHK lets for about Rs 65,000 a month, a 3 BHK or 3.5 BHK for Rs 80,000 to Rs 89,000, and a semi-furnished 3,192 sq ft 4 BHK with staff room was listed at Rs 1.25 lakh. There were more than 90 rental listings on one portal in August 2026, so a landlord here competes for tenants and a tenant has choice.

What rental yield does Ireo Victory Valley give?

Between about 2.1 and 2.6 per cent gross, and it falls as the flat gets bigger. A 1,470 sq ft 2 BHK at Rs 2.95 crore letting for Rs 65,000 yields 2.6 per cent; a 2,450 sq ft 3 BHK at Rs 4.92 crore letting for Rs 85,000 yields 2.1 per cent. After maintenance the large flats are closer to 1.8 per cent, so buy here to live, not to let.

When was Ireo Victory Valley completed?

The estate was launched in May 2010 and buyers were promised possession by December 2016. The first phase received its occupation certificate in October 2016 and at least one tower's certificate is dated 28 September 2017, so families have lived here for about nine years. The part still unfinished in 2017 was registered with the Haryana authority as HRERA 660/2017/307.

What is the RERA number of Ireo Victory Valley?

The registration in circulation is HRERA 660/2017/307, covering 24.612 acres and 794 apartments, the portion that was unfinished when the Haryana authority began registering projects in 2017. First-phase towers finished in 2016 predate it and rely on their occupation certificate instead. Check which document covers your tower before you sign an agreement to sell.

Are the sizes at Victory Valley carpet or super area?

Super area. The 2 BHK runs 1,435 to 1,498 sq ft, the 3 BHK 2,309 to 3,475, and the 4 BHK 2,847 to 6,051, all on the super-area basis every listing uses. Calling them carpet areas, as the earlier version of this page did, flatters the rate by roughly 30 per cent. Ask the seller for the carpet figure on the conveyance deed and divide the price by both.