Laburnum Victory Floors 88A Sector 88A Gurgaon

Laburnum Victory Floors 88A is a low-rise colony of independent floors on about five acres off Vatika Road in Sector 88A, on the Dwarka Expressway side of Gurugram — roughly 235 homes, built as stilt-plus-four blocks on plots of 227 to 270 square yards. It is sold at Rs 2.90 crore to Rs 4.2 crore, and the first useful thing anyone can do with those two figures is divide them by the size, because on this corridor the rate is the whole argument.

This page is a rewrite. The earlier version of it went up before the stilt-plus-four approval freeze and before the price spread on this project became as wide as it now is, and both belong on it.

The project in numbers

What Rs 2.90 crore and Rs 4.2 crore actually cost per square foot

Set that against what else is selling in the same sector. Experion Cascades, in the same sector, launched at about Rs 15,000 per square foot including parking and club membership — and that is a high-rise, with the lifts, the podium, the clubhouse and the shared amenity cost that a tower carries and a four-family block does not.

So the top of this project's range is priced above a full-amenity tower on the same road. That is not automatically wrong; a floor buys you privacy, your own entrance and a maintenance bill sized for four families, and some buyers will pay for exactly that. But it is the comparison the brochure does not make, and it is the one to put to the sales team: what does Rs 17,150 per square foot buy here that Rs 15,000 does not buy a few hundred metres away?

Where the sources disagree — and they do, badly

Four separate contradictions sit across the published material on this project. Each is worth knowing before a cheque moves.

• The configuration. Portals and listing sites describe 4 BHK floors. A microsite carrying the project's own name describes 3 BHK and study. Those are different products at the same price, and the floor plan settles it, not a headline.
• The price. Alongside the Rs 2.90-4.2 crore range, sector round-ups put premium low-rise floors in Sector 88A at Rs 1.65 crore to Rs 2.60 crore. The gap between Rs 1.65 crore and Rs 4.2 crore is not a variation, it is two different markets, and at least one of those figures is describing something other than this project.
• The block count. "62 blocks of four floors" appears on this project — and the identical count appears on the same builder's Sector 63A project, which sits on half the land. Here the count works: 62 blocks on five acres is 390 square yards of gross land per block, and plots of 227 to 270 square yards leave a sensible 31 to 42 per cent of the site for roads and green. On 2.5 acres the same count leaves 195 square yards a block, which does not work at all. So the figure is probably this project's and has been copied onto the other one — but confirm it against the sanctioned layout plan rather than taking our arithmetic for it.
• The carpet area. A quoted carpet range of 1,292 to 2,457 sq ft against a built-up range of 2,050 to 2,450 sq ft implies a loading that swings from about 59 per cent to almost nothing across the same project. Somewhere those two ranges are measuring different things.

None of this makes the project bad. It means the published record is unreliable, so the documents have to do the work.

The approval question, which is specific to this format

Victory Floors 88A is a stilt-plus-four building, and stilt-plus-four is the format Haryana has frozen.

The Punjab and Haryana High Court, in CWP (PIL) 212 of 2024, passed an interim order on 2 April 2026 restraining the state from proceeding with the stilt-plus-four policy for residential plots and staying the operation of the policy order of 2 July 2024. On 21 July 2026 the Town and Country Planning Department directed HSVP, HSIIDC and the Director of Urban Local Bodies to hold all further S+4 approvals till further orders, to clear no layout, zoning or service plan at the density those buildings need, and to switch off S+4 submissions on the departmental portals.

That is a freeze on fresh approvals, not on buildings already sanctioned. Which makes the question precise and answerable: was the building plan for this plot sanctioned, and on what date? A project claiming a December 2026 handover should have that sanction in hand already, so the answer should arrive as a document within a day. If it arrives as reassurance instead, that is the answer.

Location — and what Sector 88A is and is not

Sector 88A sits on the Dwarka Expressway corridor, which is the reason to be here. The expressway is the faster route to the airport and to west Delhi, and it is the road that turned this belt from farmland into an address inside a decade. The sector's neighbours are real projects, not announcements: Experion Cascades, Raheja's India Rashtra plots, Emperium Titan and the Indiabulls project at Sector 88.

What Sector 88A is not, yet, is finished. Vatika Road is an internal road, not the expressway itself, and the daily reality of living here for the next few years is construction traffic, services still being laid and retail that has not arrived in the numbers the renderings show. Buyers who visit on a Sunday afternoon and buyers who visit on a Tuesday morning come away with different impressions of the same address. Visit on the Tuesday.

What you are actually buying

An independent floor is sold as an undivided share in the plot plus exclusive use of one floor. The papers therefore come in two layers, and buyers routinely check one and skip the other: the colony layer — the licence, the roads, the services, whether the colony has been handed over — and the building layer, which is the sanctioned plan for this specific plot, the S+4 sanction and its date, the registration, and eventually the occupation certificate.

Get the undivided share written into the sale deed in numbers. Get the terrace, if a terrace is being offered with the top floor, written in the same way. A terrace promised verbally and not recorded in the deed is a terrace three neighbours also believe is theirs.

Pros

The format does what it claims: one home per floor, your own entrance, no shared corridor past your door, stilt parking underneath and a maintenance bill that reflects four families. On the Dwarka Expressway corridor, where most of the new supply is towers, that is a genuinely different product rather than a cheaper version of the same thing. Five acres is also enough land to lay out roads and a bit of green properly, which a one-acre plotted scheme cannot do. And unlike much of what sells on this corridor, there is a delivery record behind the name — the same builder's floors at Sector 67A and Sector 49 are occupied buildings.

Cons

The top of the price range is above a full-amenity high-rise launch in the same sector. The published record contradicts itself on configuration, price, block count and carpet area, which means nothing on a portal can be relied on here. The format's approval route is frozen statewide and the sanction date for this plot is not public. The registration number in circulation is reported rather than verified. And a four-family building has no sinking fund: a lift replacement or a waterproofing job is a conversation between four households and a maintenance agency, with no reserve to draw on.

Our view

The product is sound and the corridor is the right one. The problem is that everything published about this project disagrees with something else published about it, and the price at the top end asks more per square foot than a tower with a clubhouse next door. That combination is not a reason to walk away; it is a reason to make the documents do the talking and to negotiate on the rate rather than accept it.

Ask for four things: the sanctioned building plan with its date, the HRERA registration certificate with the promoter name on it, the floor plan that settles whether this is a 4 BHK or a 3 BHK and study, and a dated cost sheet separating the base rate from preferential location charges, club and maintenance deposits, power backup, GST where it applies, and Haryana stamp duty and registration — which on a floor at this price routinely add six to eight per cent. Make the last payment conditional on the occupation certificate rather than on an announcement.

With those four documents in hand and a rate negotiated closer to Rs 14,000 than Rs 17,000 per square foot, this is a fair buy for someone who wants a floor rather than a flat. Without them, you are paying tower money for a four-family building on the strength of a brochure. Comparing before you decide? Our guides to flats in Sector 89 and independent floors in Gurugram cover the alternatives on the same corridor, and the full Laburnum portfolio page sets this project against the builder's other five addresses.

FAQs

What is the price of Laburnum Victory Floors 88A? Rs 2.90 crore to Rs 4.2 crore is what the listings quote, which on the sizes published works out to roughly Rs 14,150 to Rs 17,150 per square foot. Sector round-ups separately put premium low-rise floors in Sector 88A at Rs 1.65 to Rs 2.60 crore, so ask for a dated cost sheet rather than trusting either range.

Is Victory Floors 88A RERA registered? HRERA 2985-2024 is reported across listings. We could not verify it on the portal from here, and a reported number is not a certificate. Ask for the registration certificate and check the number and the promoter name on haryanarera.gov.in.

Is it 4 BHK or 3 BHK with a study? The listings say 4 BHK and a microsite carrying the project's name says 3 BHK and study. The sanctioned floor plan is what settles it. Get it before you compare prices with anything else.

When is possession? December 2026 is the claimed handover. On a stilt-plus-four building in the current approval climate, treat that as a target and tie your final payment to the occupation certificate rather than to the date.

Does the stilt-plus-four freeze affect this project? The freeze stops fresh approvals. A plot already sanctioned is in a different position, so the question is the sanction date for this specific plot. A project promising a December 2026 handover should be able to produce it immediately.

What am I buying, legally? An undivided share in the plot plus exclusive use of one floor. Get the share, and any terrace rights, written into the sale deed in numbers rather than agreed verbally.

How does it compare with a high-rise in the same sector? A tower in Sector 88A launched at about Rs 15,000 per square foot with parking and club membership included. This project's top end is above that. You are trading a clubhouse and a lift lobby for privacy, your own entrance and a much smaller maintenance bill.