Birla Arika, Birla Estates Sector 31 Gurgaon

The project this page has listed as Birla Estates Sector 31 Gurgaon is Birla Arika, Birla Estates' tower scheme of large 4 BHK homes in Sector 31, off NH-48, Gurugram, on a licensed site of 13.275 acres that reaches into Sector 32A. It is registered in two phases with the Haryana authority: phase 1 as RC/REP/HARERA/GGM/914/646/2025/17 on 20 February 2025, and phase 2 as RC/REP/HARERA/GGM/1044/776/2026/16 on 25 February 2026. Both have all but sold out. Listings now ask about Rs 10.49 to 10.50 crore for a 4,300 sq ft home, about Rs 24,400 per sq ft.

The row this page replaces printed Rs 9.49 crore onwards and marked the project as not yet launched. It was launched in 2025 and has sold about 450 homes since, at prices that average above Rs 10 crore.

What has sold, and at what price

These are the developer's own booking figures, reported by its parent company to the stock exchange and in the trade press. They are worth more than any listing because they are what buyers signed for. The first phase's average depends on how many of the 322 homes the Rs 3,000 to 3,100 crore covers: spread over all 322 it is about Rs 9.6 crore, over 300 about Rs 10.3 crore. The second phase is cleaner: Rs 1,600 crore over 152 homes is Rs 10.53 crore each, which on a 4,300 sq ft home is about Rs 24,480 per sq ft and on 4,200 sq ft about Rs 25,060. The step from one phase to the next is the usual one for a scheme that sells out: the second release was priced higher, and it still sold 97 per cent of its homes in a month.

The Birla Arika price a buyer meets now

Listings print the Birla Arika 4 BHK price at Rs 10.49 crore onwards and Rs 10.50 crore for about 4,300 sq ft, which is Rs 24,395 to Rs 24,419 per sq ft, in line with the second phase's booking average. The old Rs 9.49 crore is Rs 22,595 per sq ft on 4,200 sq ft. That may have been an early first-phase quote; it is not a price anyone can buy at now.

With four homes left unsold in the second phase and the first phase sold, the practical market is a Birla Arika resale, which before completion is the transfer of an allotment. A transfer price is the seller's paid-up amount plus a premium, and the buyer takes over the remaining instalments and pays Birla Estates' transfer charge. Ask for the original allotment price, the amount paid and the premium separately: on a Rs 10 crore home, a premium of a few per cent is tens of lakhs.

The site and the plan

• Land: 13.275 acres licensed, with Barmalt India Pvt Ltd as the original licence holder and Birla Estates Pvt Ltd as promoter; the first registration covers 11.745 acres of it. The developer gives a development potential of about 2.4 million sq ft.
• Homes: 4 BHK only, more than 4,200 sq ft on the developer's figures, about 4,200 to 4,900 sq ft on listings; two homes a floor with large decks. 322 in phase 1 and 156 in phase 2 make 478.
• Towers: four in phase 1. Heights are given as ground plus 40 on one page; another listing describes three towers of ground plus 32 on 5.16 acres and two of ground plus 40 on 1.74 acres, which reads like two parts of the scheme. The sanctioned plans on each registration settle it.
• Shared spaces: four clubhouses (social, fitness, sports and children's), and about an acre set aside as a planted forest zone.

Every home in Birla Arika Sector 31 Gurgaon is the same type: a large four-bedroom flat. That makes it simple to compare and thin to resell, because every seller competes with every other seller for the same buyer. The Birla Arika apartment size on the registration, in carpet area, is the figure to compare with other projects; the 4,200 to 4,900 sq ft quoted on listings is the larger measure.

The penalty before registration

The Haryana authority fined Birla Estates Rs 50 lakh for advertising its group housing project in Sectors 31 and 32A before registering it. Section 3 of the RERA Act bars a promoter from advertising, marketing or selling a project until it is registered. The registration followed, and the fine does not touch a buyer's allotment. It is still worth knowing that the launch was marketed ahead of the paperwork, and worth checking that anything you sign names the right phase and registration.

Sector 31 and NH-48

Sector 31 is old Gurgaon: an established HUDA sector beside NH-48, with markets, offices and schools already built around it, which is rare for a new tower scheme of this size. The developer's page describes the site as off NH-48, and one listing puts it near the Millennium City Centre metro station, the Yellow Line terminus once called HUDA City Centre; walk the distance before relying on it. The sector's shops and offices are on this site's Sector 31 commercial page, and homes near the metro are on flats near metro stations in Gurgaon. The Birla Arika construction update that counts is the quarterly progress report each phase files with the authority, which is the reliable check on how the towers are moving.

Against other Rs 10 crore homes on this site

Per sq ft, Birla Arika sits below the new towers on Golf Course Extension Road, and its homes are larger, so the ticket lands at about the same Rs 10 crore. What it offers that they do not is an old-Gurgaon address beside NH-48 and a short run to the metro; what it lacks is choice, since there is no 3 BHK and no smaller home. Birla Estates' own record in Gurgaon is Birla Navya, handed over and reselling at about Rs 18,000 a foot, and Birla Pravaah in Sector 71, which sold at Rs 3.26 to 4.35 crore and is now resale only. More homes at this level are on flats from Rs 9 to 10 crore and flats above Rs 10 crore.

What it costs on top of the price

On Rs 10.49 crore, Haryana stamp duty is Rs 73.43 lakh in a man's name at 7 per cent, Rs 52.45 lakh in a woman's at 5 per cent and Rs 62.94 lakh jointly at 6 per cent. The registration fee is a slab that reaches its Rs 50,000 maximum from about Rs 90 lakh, so it is Rs 50,000 here. GST at 5 per cent on an under-construction home is Rs 52.45 lakh on the full price; on a transfer, ask how much GST the seller has already paid on the instalments made. The buyer deducts 1 per cent TDS, Rs 10.49 lakh, under section 393 of the Income-tax Act, 2025, which replaced section 194-IA on 1 April 2026, and files Form 141. The working is on our registration charges guide and the rules on our Haryana RERA guide.

Before you buy a transfer

1. The phase and registration: GGM/914/646/2025/17 or GGM/1044/776/2026/16, and the completion date on it.
2. The allotment: the original price, the amount paid to date, the premium and the instalments still due, each in writing.
3. The transfer: Birla Estates' consent, its transfer charge, and a no-dues letter before you pay the seller.
4. The carpet area of the specific home, from the allotment letter.
5. The progress report for the latest quarter on the authority's website.

Our view: Birla Arika is the rare new tower scheme in old Gurgaon, from a developer that sold both phases fast and whose last Gurgaon project has been handed over. At about Rs 24,400 per sq ft for a 4,300 sq ft 4 BHK it is priced below the newest Golf Course Extension towers but not cheaply, and the buyer today pays a transfer premium on top. It suits a family that wants a large flat beside NH-48 and can wait out construction; it does not suit anyone who wants a smaller home, an easy resale or a developer price list.

Frequently asked questions

What is the Birla Arika price, and what does a 4 BHK cost?

Listings on 7 October 2026 ask Rs 10.49 to 10.50 crore for a 4 BHK of about 4,300 sq ft, about Rs 24,400 per sq ft. The developer's own sales figures point the same way: Rs 1,600 crore of bookings for 152 homes in the second phase is about Rs 10.53 crore a home. The Rs 9.49 crore this page used to print is about Rs 22,600 per sq ft on 4,200 sq ft, below anything sold since. No developer price list was published on the pages read.

What are the Birla Arika RERA numbers, and when was the launch date?

There are two registrations with the Haryana authority. Phase 1 is RC/REP/HARERA/GGM/914/646/2025/17, dated 20 February 2025, and was launched that year with four towers of 322 homes. Phase 2 is RC/REP/HARERA/GGM/1044/776/2026/16, dated 25 February 2026, and its sales were announced in April 2026. The promoter is Birla Estates Pvt Ltd, part of Aditya Birla Real Estate.

What is the Birla Arika possession date?

No completion date was found on the pages read on 7 October 2026. Each phase's registration certificate carries one, and the second phase, registered a year after the first, will finish later. Both phases are under construction, so no home has been handed over. Read the dates on the authority's website before agreeing a transfer price that assumes an early handover.

Is Birla Arika phase 2 still available, or only resale?

Very little is left from the developer. Birla Estates said 152 of the 156 second-phase homes were booked within a month of launch, and the first phase sold more than 300 of its 322 homes. So a buyer today is mostly looking at a Birla Arika resale, which before completion means a transfer of someone's allotment, with the seller's premium and the developer's transfer charge on top.

What is the Birla Arika apartment size and floor plan, and where is the brochure PDF?

Every home is a 4 BHK of more than 4,200 sq ft on the developer's figures; listings give about 4,200 to 4,900 sq ft. There are two homes to a floor, with large decks. The floor plan and the brochure PDF come from the developer's sales team; the registration lists the sanctioned unit areas, which are the figures to check a brochure against.

What is the Birla Arika address, and where is the experience centre?

The project is in Sector 31, with land in Sector 32A, off NH-48 in Gurugram, on the developer's page and the registration. A listing places it near the Millennium City Centre metro station. The address and opening hours of the Birla Arika experience centre come from the developer's sales team; they were not on the pages read.

Why was Birla Estates fined over its Sector 31 project?

The Haryana authority imposed a penalty of Rs 50 lakh on Birla Estates for advertising its group housing project in Sectors 31 and 32A before it was registered, which section 3 of the RERA Act forbids. The project was registered afterwards and is now sold under two registrations. The fine says something about how hard the launch was pushed; it does not affect a buyer's title.