4S Aurrum, Sector 59 Gurgaon

4S Aurrum is a high-rise housing project by 4S Developers in Sector 59, Gurugram, on Golf Course Extension Road with the Aravalli hills to one side. It was registered in 2024 under HRERA RC/REP/HARERA/GGM/849/581/2024/76, sells only 3 and 4 BHK flats of about 2,407 to 3,562 sq ft, and gives October 2029 as the expected possession date. The row this page replaces called it a new launch and printed a band of about Rs 5.3 to Rs 7 crore marked as an estimate, worked out from a formula. The current price sheets say something narrower: about Rs 22,000 per sq ft, which puts a 3 BHK at Rs 5.30 to Rs 5.78 crore and a 4 BHK at Rs 7.16 to Rs 7.84 crore.

It is being built, not finished. The case for it is price: about Rs 2,000 to Rs 4,700 per sq ft under the finished towers next door. The case against it is time, and a developer that has not delivered a tower of this size on this road before.

What the price sheets ask, divided by the area

4S Developers' own price list could not be read for this page, so every figure below is from a broker or portal sheet, and each is divided here by the area it names.

• A 2,407 sq ft 3 BHK at Rs 5.30 crore: Rs 5,30,00,000 over 2,407 is Rs 22,019 per sq ft.
• A 2,624 sq ft 3 BHK at Rs 5.78 crore: Rs 22,027 per sq ft.
• The 3,257 sq ft 4 BHK with a small servant room at a base price of Rs 7.16 crore: Rs 21,983 per sq ft. A second sheet gives Rs 7.17 crore for the same plan, which is Rs 22,014.
• The 3,562 sq ft 4 BHK at Rs 7.84 crore: Rs 22,010 per sq ft.
• One sheet gives the 4 BHK as Rs 6.84 to Rs 7.84 crore. Rs 6.84 crore over 3,257 sq ft is Rs 21,001, which is the launch rate of Rs 21,000 that another page prints.

So the current list is flat at about Rs 22,000 per sq ft across every plan: the bigger flat costs more only because it is bigger. The launch rate is given as Rs 21,000, with a pre-launch figure of about Rs 20,000.

Two price lists that cannot both be current

A different page starts the 3 BHK at Rs 4.57 crore and the 4 BHK at Rs 6.18 crore, and says those figures already include EDC and IDC, the clubhouse charge and two car parks. Divide them: Rs 4.57 crore over 2,407 sq ft is Rs 18,986 per sq ft, and Rs 6.18 crore over 3,257 sq ft is Rs 18,975. That is about Rs 3,000 per sq ft under the newer sheets, and it claims to be all-in while they are base prices. Both cannot be what 4S is charging today. The likelier reading is that the Rs 4.57 crore list is from the pre-launch round and was left online. Portal averages sit between the two, at about Rs 20,980 on one and Rs 19,100 on another. The document that settles it is the developer's own dated price list, and a buyer should ask for it in writing, with every charge on it.

One portal also lists "12 resale properties from 2 BHK to 4 BHK, from Rs 90 lakh to Rs 7.84 crore". There is no 2 BHK in this project, and Rs 90 lakh is not a price for any plan here: it is less than a fifth of the cheapest 3 BHK. It is most likely the amount paid so far on an allotment being transferred, printed as if it were the price. Ignore it as a guide to value.

The one-unit page that folds into this one

This site carried a separate resale page for a 4 BHK in Aurrum, filed under this row. It printed a band worked out from a formula on the area, not from any listing.

Three things are wrong with it. No 3,200 sq ft plan appears on any sheet; the nearest is 3,257 sq ft. The word "resale" suggests a finished flat, and nothing here is finished before 2029, so anything on offer is the transfer of an allotment. And the band is far too low: at 3,200 sq ft it works out to Rs 15,000 to Rs 19,500 per sq ft, under even the pre-launch list. At about Rs 22,000, 3,257 sq ft is Rs 7.17 crore. A transferred allotment may trade a little under the developer's list, but no source found supports a 4 BHK here under Rs 6 crore.

What is not agreed about the project itself

• Land: about 10.07 acres on one page, 10.7 acres on another, 5.43 acres on a third.
• Towers: six towers of 42 floors on one; five of 42 floors and one of 43 on another; three towers of 42 floors on a third.
• Flats: 1,008 on the one page that gives a count.
• Possession: October 2029 on most pages, October 2030 on one.

The two land figures could be the whole licensed site and a first phase, but no source says so. The registration settles the area and the date, and the approved site plan settles the towers. Broker pages also say about 90 per cent of flats face the Aravallis, that the clubhouses total about 90,000 sq ft and that every flat gets two parking spaces; those are marketing claims, and the parking at least should be in the agreement.

What you pay, and when

One sheet gives the schedule. Booking is Rs 25 lakh. The cumulative payments are 9 per cent of the total within 30 days, 20 per cent within 60 days, 30 per cent within 120 days, 40 per cent when the 20th floor is cast, 70 per cent when the superstructure is complete, and the balance on offer of possession. On a Rs 7.17 crore 4 BHK, 30 per cent is about Rs 2.15 crore within four months, and 70 per cent, about Rs 5.02 crore, is paid before the flat is finished. That is a front-loaded plan. It puts most of the buyer's money into the building well before there is a building, so the developer's delivery record matters more than it would on a plan that pays on possession.

Against the rest of Sector 59

Sector 59 already has finished towers that are dearer. Conscient Hines Elevate, ready since December 2024, resells at about Rs 25,000 to Rs 26,700 per sq ft. Mahindra Luminare asks Rs 7.25 crore for a 2,985 sq ft 3 BHK: Rs 7,25,00,000 over 2,985 is about Rs 24,300. Max Estates' Sector 59 project has not yet published a price. Along the road, Sector 62 averages about Rs 20,750 and Sector 61 about Rs 16,500 to Rs 17,450.

So Aurrum at about Rs 22,000 sits between the sector averages and the finished towers beside it. The discount against the Conscient tower is about Rs 3,000 to Rs 4,700 per sq ft: on a 3,257 sq ft flat, about Rs 1 crore to Rs 1.5 crore. That is the price of waiting to 2029 or later with 70 per cent paid in advance. The corridor is on the Golf Course Extension Road page, and the budget bands on flats from Rs 5 to 6 crore and flats from Rs 7 to 8 crore.

Rent and yield

There is none to measure: the towers are not built. Rents for finished flats on the road are on flats for rent on Golf Course Extension Road. At Rs 22,000 per sq ft, large flats in this belt usually yield well under 3 per cent gross once let, so a buyer should treat Aurrum as a home or a bet on the price, not an income.

Who this suits, and who should look elsewhere

Aurrum suits a buyer who wants a new 3 or 4 BHK on Golf Course Extension Road, can wait until about 2029 or 2030, and would rather pay Rs 22,000 per sq ft for an allotment than about Rs 25,000 for a finished flat next door. It does not suit anyone who needs a home soon, an investor who needs rent, or a buyer uneasy about paying 70 per cent before the building is complete. It does not suit anyone who will trust a transfer listing's headline price without dividing it.

Before you pay anything

1. The registration: GGM/849/581/2024/76, the promoter, the land area and the completion date.
2. The price list: the developer's own, dated, with base price, EDC and IDC, club, parking, location charges and GST.
3. The area: carpet and super area for your plan, 2,407 to 2,624 or 3,257 to 3,562 sq ft.
4. The schedule: how much is due before the 20th floor is cast, and what the agreement says if the date slips.
5. For a transfer: the allotment letter, receipts for everything paid and 4S Developers' consent to transfer.

Frequently asked questions

What is the price of 4S Aurrum in Sector 59?

The most recent price sheets put the 3 BHK of 2,407 to 2,624 sq ft at Rs 5.30 to Rs 5.78 crore and the 4 BHK of 3,257 to 3,562 sq ft at Rs 7.16 to Rs 7.84 crore. Every one of those works out to about Rs 22,000 per sq ft. An older sheet started the 3 BHK at Rs 4.57 crore and the 4 BHK at Rs 6.18 crore, about Rs 19,000, so ask the developer which list is current before you book.

What is the RERA number of 4S Aurrum?

The Haryana registration is RC/REP/HARERA/GGM/849/581/2024/76, also written as 76 of 2024. The developer is 4S Developers. Check the promoter name, the registered land area and the completion date on the Haryana RERA record, because broker pages disagree on all three.

When is possession of 4S Aurrum?

Most listings give October 2029 as the expected possession date. One broker page says October 2030. The project was registered in 2024 and is being built, so a flat bought now is an allotment. The completion date on the registration is the one to write into the buyer's agreement.

What sizes are the flats in 4S Aurrum?

Two families of plans. The 3 BHK runs from about 2,407 to 2,624 sq ft and the 4 BHK from about 3,257 sq ft (the plan sold as 4 BHK with a small servant room) to 3,562 sq ft. There is no 2 BHK and no 3,200 sq ft plan, whatever some listings say.

What is the payment plan for 4S Aurrum?

One broker sheet gives a booking amount of Rs 25 lakh, then cumulative payments of 9 per cent of the total within 30 days, 20 per cent within 60 days and 30 per cent within 120 days, 40 per cent when the 20th floor is cast, 70 per cent at completion of the superstructure and the balance on offer of possession. On a Rs 7.17 crore flat, 30 per cent is about Rs 2.15 crore paid within four months of booking.

How big is 4S Aurrum, and how many towers does it have?

Sources do not agree. One describes about 10.07 acres with six towers of 42 floors and 1,008 flats; another says five towers of 42 floors and one of 43 on 10.7 acres; a third says three towers on 5.43 acres. The registered land area on the Haryana RERA record and the approved site plan settle which is right.

Is 4S Aurrum a good investment compared with Sector 59's finished towers?

It is priced below them. Finished Conscient Hines Elevate resells at about Rs 25,000 to Rs 26,700 per sq ft, and a 2,985 sq ft 3 BHK in Mahindra Luminare asks Rs 7.25 crore, about Rs 24,300. Aurrum at about Rs 22,000 is Rs 2,000 to Rs 4,700 cheaper per sq ft, which is the discount for waiting until about 2029 and for a developer with a shorter delivery record in this market.