Shapoorji Pallonji Dualis Sector 46 Gurgaon

The Dualis is Shapoorji Pallonji Real Estate's luxury tower project in Sector 46, Gurgaon, at Jal Vihar Colony off Sohna Road, developed with Kreeva and ASK Property Fund. It is two towers of about 150 metres with 198 homes, 3 and 4 BHK, on a plot the launch reports put at 1.75 acres. It is registered with the Haryana authority as registration 42 of 2025 and is under construction, with possession given as late 2029 and a January 2031 date on the registration as one listing reports it. Prices start at Rs 7.27 crore on the developer's own page; listings quote Rs 6.72 crore for a 3 BHK of about 2,800 sq ft and Rs 9 crore for a 4 BHK of about 3,600 sq ft, about Rs 24,000 to 25,000 per sq ft.

The row this page replaces called it Shapoorji Joyville Dualis, labelled it as not yet launched and printed Rs 5.84 crore onwards. The project was registered and launched in 2025. No page read on 7 October 2026 quotes Rs 5.84 crore; the nearest figure in circulation is Rs 6.84 crore, the bottom of one listing's band, and the old number reads like that figure with one digit wrong. Joyville is the developer's other brand; the project is sold under the Shapoorji Pallonji name.

Two sets of sizes for one flat

The first thing to settle is which area a price refers to, because the pages quote two sets of sizes that look like different projects:

The ratio is the same at both ends, 2,850 over 1,982 and 3,600 over 2,507, which means the developer's figures are carpet areas and the launch figures are saleable areas with a loading of about 44 per cent. One listing calls 2,900 to 3,500 sq ft the carpet area, which cannot be right on this evidence. The practical result: Rs 7.27 crore is about Rs 25,500 per sq ft of saleable area but about Rs 36,700 per sq ft of carpet. Compare the Dualis with other towers on the same basis, and ask for the carpet area of your flat in writing.

Dualis price, flat by flat

The working: Rs 6.72 crore over 2,800 sq ft is Rs 24,000 a foot; Rs 9 crore over 3,600 sq ft is Rs 25,000; Rs 7.27 crore over 2,850 sq ft is Rs 25,509. The launch reports give a cross-check: the partners expect about Rs 1,400 crore of sales over five years, which over 198 homes is about Rs 7.07 crore a home, between the 3 BHK and 4 BHK tickets as it should be. One listing prints the rate as Rs 19,999 a foot while quoting Rs 6.72 crore for 2,800 sq ft, which is Rs 24,000; its own numbers do not support its rate, so it is not used. The developer's Rs 7.27 crore is the highest starting figure and the most authoritative; the gap to Rs 6.72 crore may be charges, a later price or a different floor, and only a cost sheet shows which. No price list was among the pages read.

Registration and the possession date

The Dualis RERA registration is number 42 of 2025, but the full string is printed two ways: RC/REP/HARERA/GGM/936/671/2025/42 on a listing and GGM/939/671/2025/42 on the developer's page, as read through a search summary. One digit differs, so open the certificate on the authority's website and copy the number from there onto your allotment papers. The possession dates differ too. One listing gives October 2029; another gives a December 2029 target and a RERA possession date of January 2031; the launch reports spoke of sales over five years from 2025. The usual reading is a target set inside the filed date, and the filed date is the one the developer is held to. This site's Haryana RERA guide shows where to read it.

Towers, land and density

Listings describe the towers as four basements, ground, four podium levels and 33 floors, about 150 metres high, which the launch reports say puts them among Gurgaon's tallest homes. 198 homes over two towers and 33 residential floors is three homes a floor. The amenity space is put at about 60,000 sq ft, and the developer's page lists a temperature-controlled pool, spa, gym, pickleball and badminton courts, a library, banquet hall and pet park. The land is where the pages part company: 1.75 acres in the launch reports, 2 acres on one listing and 4.5 acres on another. On 1.75 acres the density is about 113 homes an acre; on 4.5 it would be about 44. The launch figure, from the partners' announcement, is the likeliest, which makes the Dualis a tall, compact project on a small plot rather than a large estate. The licence and the registration give the area that counts.

Sector 46: Jal Vihar, Sohna Road and the metro being built

The Dualis Sector 46 Gurgaon address is Jal Vihar Colony, Sector 46, Gurugram 122022, in the older part of the city between Sohna Road and the Medanta hospital. The developer's page lists easy access to Millennium City Centre, which it still calls HUDA City Centre, Sohna Road, NH-48 and Golf Course Road. The nearest working metro is the Yellow Line at Millennium City Centre, a drive away. The new line from Millennium City Centre to Sector 9 passes Subhash Chowk on Sohna Road, next to Sector 47, and is under construction with completion targeted for 2028, which would put a station closer to the site than anything today. Most of Sector 46 is plotted housing and older societies, so among recently launched projects in Sector 46, Gurgaon, the Dualis is the name that comes up in searches. Finished flats in neighbouring Sector 47 ask about Rs 12,000 to 16,600 per sq ft on the Sector 47 flats guide, so the Dualis is asking about half again for a new tower and a brand. Rents on the corridor are on flats for rent on Sohna Road.

Against other new towers at this money

Godrej Aristocrat, one sector away, is the nearest new-tower comparison: its allotments resell at about Rs 21,500 a foot and Godrej quotes about Rs 24,400 on its larger plans, so the Dualis is level with the developer's price there and above the resale market. Godrej Verano on Golf Course Extension Road costs about Rs 2,000 to 3,500 a foot more, for a later completion date. The Dualis sells larger homes than Aristocrat, so its tickets start where Aristocrat's end. More homes at this money are on flats from Rs 6 to 7 crore and flats from Rs 8 to 9 crore in Gurgaon.

Shapoorji Pallonji in Gurugram

The Dualis is Shapoorji Pallonji Real Estate's second Gurugram project. The first, Joyville Gurugram in Sector 102, is a delivered 13-tower estate on 18 acres near the Dwarka Expressway whose flats now resell at about Rs 15,350 a foot and let for Rs 37,000 to Rs 61,000 a month. That record shows the developer can finish a large housing estate in this city; the Dualis is a different product, a 150-metre luxury tower on a small plot, built with two partners. The developer's page calls the group more than 160 years old, which refers to the engineering and construction business rather than its housing arm. The quarterly progress reports filed with the authority are the check on this tower.

Stamp duty, GST and TDS on a Dualis flat

Haryana stamp duty is 7 per cent for a man, 5 per cent for a woman and 6 per cent in joint names. On the Rs 6.72 crore 3 BHK that is Rs 47.04 lakh, Rs 33.6 lakh or Rs 40.32 lakh; on the Rs 9 crore 4 BHK it is Rs 63 lakh, Rs 45 lakh or Rs 54 lakh. The registration fee is a slab that reaches its Rs 50,000 maximum from about Rs 90 lakh, so it is Rs 50,000 on either flat. GST at 5 per cent on an under-construction home adds Rs 33.6 lakh or Rs 45 lakh. The buyer deducts 1 per cent TDS, Rs 6.72 lakh or Rs 9 lakh, under section 393 of the Income-tax Act, 2025, which replaced section 194-IA on 1 April 2026, and files Form 141. The full working is on our registration charges guide. Under the RERA Act no more than 10 per cent of the price, Rs 67.2 lakh on the 3 BHK, may be taken before a registered agreement for sale.

Before you book

1. The certificate: read the registration number exactly, the land area and the completion date.
2. The carpet area of your flat, since saleable figures run about 44 per cent higher.
3. The cost sheet: what separates Rs 6.72 crore from the developer's Rs 7.27 crore, line by line.
4. The floor: with three homes a floor across 33 floors, ask which homes are open on three sides.
5. The drive from Jal Vihar to your office at peak hour, until the Sohna Road metro opens.

Our view: the Dualis is a real, registered luxury tower from a developer with a finished estate in the city, priced at about Rs 24,000 to 25,500 a foot of saleable area and about Rs 36,700 a foot of carpet, level with Godrej's own quote one sector away and below Golf Course Extension Road. The old row was wrong on the price, the status and the brand. For a family that wants a large flat in a tall tower off Sohna Road and can wait until 2029 or 2031, it is a fair price for what it is; read the certificate, because even its registration number is printed two ways.

Frequently asked questions

What is the Dualis Gurgaon price?

Shapoorji Pallonji's own page starts prices at Rs 7.27 crore. Listings give a 3 BHK of about 2,800 sq ft at Rs 6.72 crore and a 4 BHK of about 3,600 sq ft at Rs 9 crore, which is Rs 24,000 and Rs 25,000 per sq ft; another page gives a band of Rs 6.84 to 8.50 crore. The Rs 5.84 crore this page used to print is below every figure found. Compare cost sheets, since the developer's figure carries an asterisk the pages read do not explain.

What is the Dualis RERA number, and when is possession?

The project is registered with the Haryana authority in Gurugram as registration 42 of 2025. The full number is printed as RC/REP/HARERA/GGM/936/671/2025/42 on a listing and as GGM/939/671/2025/42 on the developer's page as read through a search summary, so check the certificate itself. Possession is given as October 2029 on one listing, and as a December 2029 target with a RERA date of January 2031 on another.

What are the Dualis 3 BHK and 4 BHK sizes, and what does the floor plan look like?

The developer's page gives 3 and 4 BHK homes of about 1,982 to 2,507 sq ft, and the launch reports give saleable areas of 2,850 to 3,600 sq ft. The two ranges differ by the same 44 per cent at both ends, so the first is the carpet area and the second the saleable area. Listings call the plans 3.5 and 4.5 BHK, some of them open on three sides, with about three homes a floor. The floor plan and brochure come from the developer's experience centre.

Where is the Dualis Sector 46 Gurgaon, and how far is the metro?

The developer gives the site address as Jal Vihar Colony, Sector 46, Gurugram 122022, and its experience centre is in Sector 46 too. The nearest working metro is the Yellow Line at Millennium City Centre, formerly HUDA City Centre, a drive away. The new metro line being built from Millennium City Centre passes Subhash Chowk on Sohna Road beside Sector 47, with completion targeted for 2028.

Is Shapoorji Joyville the Dualis a Joyville project?

Not by name. Shapoorji Pallonji Real Estate sells it as Shapoorji Pallonji The Dualis, developed with Kreeva and ASK Property Fund. Joyville is the developer's other housing brand, whose website carries a blog post about the Dualis, and Joyville Gurugram is its earlier, finished estate in Sector 102. Searches mix the two names, which is how a Sector 102 resale price and a Sector 46 launch price get confused.

How does the Dualis compare with Godrej Aristocrat and Godrej Verano?

At about Rs 24,000 to 25,500 per sq ft of saleable area, the Dualis sits above Godrej Aristocrat in Sector 49, whose allotments resell at about Rs 21,500 and whose developer quotes about Rs 24,400 on large plans, and below Godrej Verano in Sector 63A at about Rs 27,490. Its homes are a size larger than most of Aristocrat's and its towers taller, on a much smaller plot.

What does a Dualis flat cost to buy, all in?

On the Rs 6.72 crore 3 BHK, Haryana stamp duty is Rs 47.04 lakh in a man's name at 7 per cent, Rs 33.6 lakh in a woman's at 5 per cent and Rs 40.32 lakh jointly at 6 per cent, plus a Rs 50,000 registration fee. GST at 5 per cent adds Rs 33.6 lakh, and the buyer deducts 1 per cent TDS, Rs 6.72 lakh, under section 393 of the Income-tax Act, 2025. Parking, club and other charges are extra if the cost sheet lists them.