Laburnum Victory Floors 89 Sector 89 Gurgaon

Laburnum Victory Floors 89 is a set of independent floors in Sector 89, New Gurugram. The developer's own site gives 4 and 5 BHK of 1,647 to 4,770 square feet, with 4 BHK from about Rs 2.35 crore; broker listings quote 3, 4 and 5 BHK of about 1,545 to 2,955 square feet from about Rs 2.10 crore. Take the developer's figures. Rs 2.35 crore over 1,647 square feet is roughly Rs 14,270 per square foot — against a sector whose builder floors average about Rs 11,350 and whose published band tops out at Rs 13,400. That gap is this page's main subject, because a premium of around a quarter over the sector average, and above the top of its band, has to be earned by something you can point at.

The project in numbers

The rate, against the sector's own numbers

The entry price sits above the top of the sector's published band for exactly this product. That is not by itself a reason to walk away — a well-built floor with a private lift, a decent specification and a good plot position genuinely is worth more than the sector's average, which is dragged down by older and smaller stock. But it does mean the premium is the thing to interrogate, and "it's a luxury project" is not an answer. Ask what the floor has that a floor at Rs 11,350 per square foot in the same sector does not: the plot size, the frontage, the parking count, the lift, the power backup load, the specification schedule.

The second thing this arithmetic does is stop you comparing the wrong things. Land in Sector 89 is quoted at roughly Rs 19,550 to Rs 23,300 per square foot, which is a plot rate and has nothing to do with what a built floor should cost. Those two numbers appear on the same locality pages and are routinely mixed up in sales conversations.

Numbers on the listings that are not this project

Portal entries for Victory Floors 89 carry a project size of "110 acres" and "150 towers of four floors". Neither can be describing this project. A 110-acre scheme is a township; these are independent floors on plots inside one. What has happened is that a portal row has inherited the host colony's data, and then other sites have copied the row.

The same habit shows up elsewhere in this builder's listings — a count of 62 blocks appears on both the Sector 88A project and the Sector 63A project, which sit on five acres and 2.5 acres respectively. Take the plot area, the block count and the unit count off the sanctioned layout plan and nowhere else. On a floors project the relevant area is the plot your block stands on, usually a few hundred square yards, not the acreage of the colony around it.

The registration contradiction

One published source describes this project as RERA approved. Another states plainly that RERA is not applicable. Both cannot be true, which means neither can be used.

There is an innocent reading. Floors built on individual plots inside an already-licensed colony sometimes fall outside a project registration, because the colony is registered and the individual building is treated as construction on a plot — and sometimes they do not, because eight or more units being sold is a project. Which of those applies here depends on how many units are being sold under one promoter and under what arrangement, and that is a question for the promoter in writing, answered with either a registration number or a written explanation of why none applies.

Do not accept a verbal "RERA approved". If a number exists, it can be typed into haryanarera.gov.in in front of you. If it does not, the explanation should be in writing on the promoter's letterhead, because it is the difference between a regulated purchase and an unregulated one.

The listing possession date has passed

The possession quoted across listings is 30 December 2025, which is behind us. Laburnum's own pages describe the project as under construction with a sample apartment ready, and publish no delivery date, so the listing date may never have been the developer's own. Either way there is no occupation certificate to ask for yet, and the completion date belongs in writing. Any registration, if one exists, needs its registered completion date checked for an extension - and on this project the registration position is itself contradicted, which makes the request for a number or a letterhead explanation the first thing to put in an email rather than the last.

Sector 89 and the approval question

Sector 89 sits in New Gurugram between the Dwarka Expressway and the NH-48 network, which is the belt that has absorbed most of Gurugram's mid-market supply over the last decade. It is a genuine residential sector rather than a promise — schools, daily retail and enough occupied stock that you can judge it by walking it. Our Sector 89 flats guide sets out what else is selling there, and Smart World Gems Phase 2 is the nearest large alternative if a tower is acceptable.

And the format question applies here as everywhere in this portfolio. These are stilt-plus-four buildings, and Haryana froze fresh stilt-plus-four approvals: the Punjab and Haryana High Court stayed the policy by an interim order of 2 April 2026 in CWP (PIL) 212 of 2024, and the Town and Country Planning Department directed on 21 July 2026 that all further S+4 approvals on residential plots be held, with the submission portals switched off. Buildings already sanctioned are in a different position from files still moving, so the question is this plot's sanction and its date.

Pros

Three configurations, including a 5 BHK, which is rare in a sector where most supply is 2 and 3 BHK flats — a large family that wants space in New Gurugram has few alternatives at this price. One home per floor with its own entrance, stilt parking and a maintenance bill for four households. A sector that already works rather than one being built around you, on a corridor that has moved about 7.1 per cent for floors over the past year. And a builder with occupied buildings elsewhere in the city that you can go and look at before committing.

Cons

The entry rate is above the top of the sector's published builder-floor band. The registration position is contradicted by the sources and unresolved. The possession date quoted has already passed. The listings carry a colony's acreage and tower count in place of the project's own numbers, so nothing published can be relied on for size. And the stilt-plus-four freeze applies to the format, with no public sanction date for this plot.

Our view

The product suits a specific buyer well: a family that needs four or five bedrooms, wants a floor rather than a flat, and is buying New Gurugram deliberately rather than as a compromise. For that buyer the alternatives at this size are thin, which is a real argument for paying above the sector average.

But it should be paid knowingly. Before anything moves, get four answers in writing: the registration number or a letterhead explanation of why none applies; the sanctioned building plan for the plot, with its date; a revised possession date, or the occupation certificate if the building is finished; and the plot area and unit count from the layout plan rather than a portal. Then ask for 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 together routinely add six to eight per cent.

With those in hand, negotiate against the sector's band rather than the asking price. The builder's other five addresses are worth reading side by side first — the Sector 63A project carries a registration number this one does not, and that is a meaningful difference between two otherwise similar products.

FAQs

What is the price of Laburnum Victory Floors 89 in Sector 89? From about Rs 2.10 crore, with a band of roughly Rs 2 crore to Rs 4 crore across the sizes. On the smallest quoted size of 1,545 square feet that entry price is about Rs 13,590 per square foot, above the sector's published builder-floor band of Rs 11,050 to Rs 13,400.

Is Victory Floors 89 RERA registered? The sources contradict each other — one says RERA approved, another says RERA not applicable. Ask the promoter for either a registration number you can check on haryanarera.gov.in, or a written explanation on letterhead of why registration does not apply. A verbal assurance is not usable.

When is possession? The date quoted across listings is 30 December 2025, which has passed, and Laburnum's own pages call the project under construction and publish no date. Get the completion date in writing, and once the floors are finished, see the occupation certificate.

How big are the floors? About 1,545 to 2,955 square feet is what the listings quote, across 3, 4 and 5 BHK. Treat the "110 acres" and "150 towers" on those same listings as the host colony's data rather than this project's, and take the real figures off the sanctioned layout plan.

Is Sector 89 a good place to buy? It is an established New Gurugram sector with working schools, retail and occupied housing, on the Dwarka Expressway and NH-48 network. Builder floors there have moved about 7.1 per cent in a year. It is a sector to judge by walking it rather than by a rendering.

Why is this more expensive than other floors in Sector 89? That is the question to put to the seller. The sector average for builder floors is about Rs 11,350 per square foot and this asks roughly Rs 13,590. A larger plot, better frontage, a private lift or a higher specification can justify it - but it should be shown, not asserted.

Does the stilt-plus-four freeze affect this project? The freeze stops fresh approvals, not buildings already sanctioned. Ask for this plot's sanctioned building plan and its date. Given the possession date quoted has already passed, that document should exist and be easy to produce.