Pareena Coban Residences Sector 99A Gurgaon

What is on sale at Coban Residences today is the developer's own ongoing phase — fresh 2 and 3 BHK homes sold by Pareena Infrastructures, listed from about Rs 1.92 crore, on the same 10.58-acre site in Sector 99A where seven towers, T1 to T7, already stand. The project is registered with Haryana RERA as RC/REP/HARERA/GGM/419/151/2020/35, dated 16 October 2020, and the completion date quoted against that registration runs to 10 March 2029.

The whole scheme is 544 flats across seven towers of twenty floors, roughly 70 per cent of the ground left open, and a clubhouse of about 20,500 sq ft the developer calls Esperanza. More than 200 families already live in the delivered towers. That last fact is the reason to look at this one seriously, and we come back to it below. Pareena's own copy says the current phase is running fifteen months ahead of schedule; the date that actually binds it is the one on the registration, and the quarterly progress reports filed against that registration are where the claim can be checked rather than taken.

Buying new here is not the same as buying resale here

Both are available under one name, and a channel partner will quote you either without always saying which. The difference decides the price, the paperwork and who you go to when something is wrong.

So the first question to anyone quoting you a number is which of those two they are selling, and in which tower. Ask for the registration certificate itself rather than a number printed in a brochure — two RERA numbers circulate for this site, the 2020 registration above and a later one cited as RC/REP/HRERA/GGM/2020/35/7(3)/65/2025/07 whose quoted date of 28 July 2024 disagrees with the year inside the number. Only the certificate on the HARERA portal settles which one covers the flat you are being offered.

The price, worked out per sq ft

The homes are 1,550 sq ft for a 2 BHK and 1,997 sq ft for a 3 BHK of super area, and the earlier phase also built a 2,352 sq ft four-bedroom. Here is what the money actually buys.

Two readings matter. The developer's entry figure on the 2 BHK, about Rs 12,400 per sq ft, is the dearest rate in that table — a new flat here carries a premium of roughly 10 to 20 per cent over the project's own average, which is normal for fresh stock and is exactly the premium to negotiate against. And the sector benchmark is not far below it: our guide to flats in Sector 99 Gurgaon puts the neighbouring sector at roughly Rs 10,000 to Rs 10,200 per sq ft. This is a mid-priced address on the corridor, priced with its sector rather than above it.

The wide resale band is worth understanding before anyone uses it to argue you into or out of a new unit. A Rs 1.44 crore listing on a 1,997 sq ft flat is Rs 7,200 per sq ft, a third under the building's own average — usually a low floor, an unfinished flat, a seller with dues, or an advertisement that is out of date. Ask which before treating it as the market.

The rate is quoted on super area; carpet is about sixty per cent of it

The developer's own phase page gives carpet areas of 916 to 1,220 sq ft for the same homes advertised at 1,550 and 1,997 sq ft. Do the division:

• 916 ÷ 1,550 = 59 per cent — the 2 BHK's super figure is about 69 per cent larger than its carpet.
• 1,220 ÷ 1,997 = 61 per cent — the 3 BHK's is about 64 per cent larger.

So Rs 11,250 per sq ft of super area is close to Rs 18,400 per sq ft of RERA carpet. Neither figure is dishonest; they measure different things. What matters when you sign is that the agreement, the registration and the home loan are all written on carpet area, while the price you were quoted was on super. Compare any competing tower on the same road on the same basis before deciding which is cheaper.

The one advantage this new flat has over every other new flat on this road

Almost everything selling fresh along the Dwarka Expressway is a drawing. Here, the society already exists: towers up, clubhouse working, 200-plus families in residence. Before you pay a booking amount you can do what no buyer at a launch can do —

• walk the clubhouse and see whether the pool and the gym are actually running, not rendered;
• stand in the lift lobby at 8.30 on a weekday and count the wait;
• ask a resident what the maintenance charge per sq ft is, how the power backup behaves in July, and whether water pressure holds on the upper floors;
• look at the parking, the internal roads and the landscaping five years after handover rather than five years before it.

Three conversations at the gate will tell you more about your future life here than any brochure, and they are available precisely because the developer is selling into a society it has already built. That is a real, checkable advantage and it is the strongest argument for buying new at this particular address.

What to verify before you book

• The registration certificate and the quarterly progress report for the phase your flat sits in, read on the HARERA portal rather than taken from a brochure.
• The builder-buyer agreement's possession clause — the date, the grace period, and the rate of interest payable if it is missed. This is the clause that matters most with this developer, for the reasons in the next section.
• The full cost sheet in writing: basic price, preferential location charges, EDC and IDC, club and maintenance deposits, power backup, parking, and GST, which on an under-construction home is 5 per cent without input credit.
• The payment schedule — construction-linked against the milestones in the agreement, not time-linked.
• Bank approval of the project, which is a second lender's opinion on the title and the approvals for free.
• Which tower, which phase, which floor, in writing, and the sanctioned plan for that tower.
• Stamp duty on the agreement value or the circle rate, whichever is higher. The corridor's collector rate is about Rs 5,576 per sq ft in the 2026 schedule, so a 1,997 sq ft flat is assessed near Rs 1.11 crore as a floor, and Haryana revised circle rates across its growth sectors from 1 April 2026.

The developer's record at the regulator

Pareena Infrastructures has built in Gurugram for about sixteen years — Micasa in Sector 68, Laxmi Apartments in Sector 99A, Om Apartments in Sector 112, and plotted work in Sohna we cover at Pareena Aangan, Sohna Sector 14. It finishes its buildings, and it has been made to pay for finishing some of them late. Three items are public and all three are about possession:

• Micasa, 8 November 2024. Haryana RERA directed the promoter to hand the unit over within 30 days, pay delayed-possession charges at the prescribed 11.10 per cent a year, and execute the conveyance deed within 90 days of dues being settled. The buyer had booked in 2016 against a 2020 possession and filed in December 2023. We covered it: the RERA order giving Pareena 30 days to hand over flats.
• This project. In a reported ruling on Coban Residences, the authority drew the distinction every buyer of an unbuilt flat should know: an offer of possession on paper is not possession. Where the flat was not fit to occupy when the offer went out and physical handover came months later, interest was ordered for the gap, reported at 10.8 per cent a year.
• At the appellate tribunal. In Pareena Infrastructure Pvt. Ltd. vs Mabood Aryaman, the Haryana tribunal held that a compensation claim under Section 71 is independent and is not barred merely because refund and interest had already been granted under Section 18.

Read as a buyer, that is not a reason to walk away from a society the same builder has delivered and filled. It is a reason to read the possession clause before signing, to keep the payment plan tied to construction milestones, and to treat a letter offering possession as worth nothing until the flat is fit to live in and the occupation certificate exists.

Sector 99A, now that the expressway is finished

The Dwarka Expressway is no longer a promise in a brochure. Its last phases were inaugurated in August 2025 and the full 29 km corridor is open, eight lanes on the main carriageway with service roads alongside; the tunnel stretch at the Delhi end puts IGI airport roughly 20 to 25 minutes away on a clear run. Sector 99A sits on the Gurugram side of that road, inside the belt our Dwarka Expressway pages cover.

What is still being built is the local grid rather than the highway: parts of the service road network and the sector drainage sit on 2026 targets, the metro spur towards the expressway is under construction rather than running, and the rail-over-bridge at Sectors 99 by 37D belongs to the same programme. Day to day that means an easy run to Delhi and the airport, 30 to 45 minutes to Cyber City depending on the hour, and schools, clinics and markets that still lean on the older sectors next door — the nearest of which we set out in our guide to flats in Sector 103 Gurgaon.

What it will let for

Flats in the delivered towers let for roughly Rs 28,000 to Rs 40,000 a month depending on size, floor and furnishing — the corridor's rental market is in our page on flats for rent on Dwarka Expressway. Against a new 3 BHK bought near Rs 2.25 crore, Rs 38,000 a month is a gross yield of about 2 per cent before maintenance and vacancy, and a new unit earns nothing at all until it is handed over. Buy this for the home and for the corridor's capital story, not for the rent.

Our view

A fresh 2 or 3 BHK here is a sensible mid-market buy for a family that wants the Delhi and airport side of Gurugram, and its advantage over the launches around it is unusual: the society is already standing and occupied, so everything you are being sold except your own flat can be inspected before you pay. At about Rs 11,000 to Rs 12,400 per sq ft it is priced with Sector 99A rather than above it, and 1,997 sq ft for a three-bedroom is more room than most new towers on this road give at the same ticket.

Two things decide whether it goes well. Negotiate the new-stock premium with the project's own average in hand — the same building averages Rs 11,250 per sq ft, so an entry rate near Rs 12,400 is the number to push against, not the number to accept. And write the possession clause, its grace period and its interest rate into the agreement, then hold the developer to them; the regulator has already had to, twice, and the buyers who did best were the ones whose papers said exactly when keys were due.