Sobha Altus Sector 106 Gurgaon

Sobha Altus is a tower project on the Dwarka Expressway side of Gurugram, in Sector 106, that Sobha Limited launched in May 2024 and registered with the Haryana authority on 27 May 2024. It is being built. The registered completion date is April 2028, so nobody lives here yet, and every "resale" on the listings is the transfer of an allotment in a building that is still going up. The row this page replaces called it New Launch two years after launch and printed "Rs 6.5 crore onwards". Two one-unit pages on this site went further the other way, estimating Rs 4.04 crore for a 3,108 sq ft 4 BHK. All three numbers were wrong, and the one-unit pages by nearly half.

Read on 26 September 2026, the price the developer-era band points to is about Rs 25,000 per sq ft. The band quoted for 4 and 5 BHK flats is Rs 7.76 crore to Rs 9.64 crore. Divide the first by the 3,108 sq ft 4 BHK and you get Rs 24,970; divide the second by the 3,853 sq ft 5 BHK and you get Rs 25,020. One listing gives the basic rate as Rs 23,588 per sq ft plus GST, and 5 per cent GST on that is Rs 24,770. Three routes, one answer.

What Sobha is building

The developer's own figures: 293 homes on 5.51 acres, of which 204 are four- and five-bedroom flats and 85 are one-bedroom studios. That leaves four homes unaccounted for, and the same site elsewhere mentions three-bedroom residences, so there may be a handful of 3 BHKs; we found no 3 BHK price we could defend and print none. Broker listings describe two high-rise towers of three basements, ground and 28 floors and one mid-rise block of a basement, stilt and 11 floors. The clubhouse is given as about 46,000 sq ft.

Sizes as the listings carry them: 4 BHK from 3,045 to 3,109 sq ft, 5 BHK from 3,690 to 3,853 sq ft, and studios of 667 to 734 sq ft. Some pages start the range at 2,870 sq ft. At 293 homes on 5.51 acres the density is about 53 homes an acre, low for a Dwarka Expressway high-rise, and a large share of the flats are over 3,000 sq ft. That, plus Sobha's name, is what the premium buys.

What is for sale, unit by unit

This site carried two one-unit pages for this project, one for a 3,108 sq ft 4 BHK and one for a 3,800 sq ft 5 BHK, both in Sobha Altus, Sector 106. Same project and same sector, so they now fold into this page. The table sets what each printed against what the size implies at Rs 25,000 per sq ft.

Each "(est.)" band is the area times Rs 13,000, then times 1.42. For this building the formula ran far too low: the floor of each band is 48 per cent under what the size fetches and even the ceiling is 26 per cent under. A seller who read the old 4 BHK page would have been told to take Rs 5.75 crore at best for a flat Sobha's own band prices near Rs 7.76 crore.

Where the old Rs 6.5 crore came from

"From Rs 6.5 crore" still appears on broker pages, and one page even says 4 BHK "from Rs 5.5 crore" while listing a 2,345 sq ft 4 BHK that matches no plan Sobha publishes. Rs 6.5 crore at Rs 25,000 per sq ft buys 2,600 sq ft, smaller than any four-bedroom plan here. On the smallest size in circulation, 2,870 sq ft, it works out to Rs 22,650 per sq ft, below the developer's basic rate before GST. We treat it as an old teaser, not a price. The honest entry for a 4 BHK is about Rs 7.6 crore, and for the project as a whole it is a studio at about Rs 1.5 crore.

The transfers on the listings

Two transfer listings on one portal show how wide the secondary market is before a building exists. Both name 3,914 sq ft for a 4 BHK with servant room, which is larger than any 4 or 5 BHK plan the listings publish, so treat the area with suspicion. One asks Rs 8.21 crore, which on that area is Rs 20,980 per sq ft. The other, on the sixteenth floor, asks Rs 11.15 crore, or Rs 28,490. Portal averages for the project sit between Rs 21,000 and Rs 26,240 per sq ft, and one broker gives an indicative Rs 21,500 to Rs 27,000 depending on floor and view.

Our reading: the developer's band is the anchor, and a transfer asking well above Rs 25,000 needs a floor, a view or a payment schedule to justify it. A transfer below it can be a real saving, because an allottee who wants out before possession sometimes sells under the developer's current price. Check which it is before you pay.

The sector, and the premium

Sector 106 apartments average about Rs 16,000 per sq ft, with a range of roughly Rs 11,150 to Rs 18,000, up 2.2 per cent in the past year after more than doubling in three. Sobha Altus at Rs 25,000 is about 56 per cent above that average. The sector's stock and its other launches are on the Sector 106 flats page and the Sector 106 projects page. Sobha has a second project in the same sector, Sobha Strada, a serviced-residence and retail scheme, which is a different product and a different registration.

A premium of that size is not a mistake by itself. Low density, large plans and a developer that has handed over towers in Gurugram before, at Sobha City in Sector 108 nearby, are worth something. What it does mean is that the fast part of the sector's run is behind this address: flat rates in Sector 106 rose about 101 per cent in three years and 2.2 per cent in the last one. A buyer at Rs 25,000 is paying for the building, not for the sector's next leg.

Possession: which date to believe

The listings print four different possession dates: April 2028, 2029, January 2031 and December 2031. The registration settles the question as far as any document can. The date Sobha registered with the Haryana authority is April 2028, and that is the date you can hold it to. The later dates on broker pages may be caution or copying, but none is a registered date. Budget for some slippage, since the registered completion date on many Gurugram towers has been extended, and read the delay clause in the builder-buyer agreement.

Buying a transfer

1. The allotment letter and builder-buyer agreement in the seller's name, and Sobha's written consent to the transfer.
2. The payment record: what the seller has paid, what is still due and on what schedule. You take over the remaining instalments.
3. The transfer fee Sobha charges, and who pays it.
4. GST at 5 per cent on the instalments still to be paid to the developer, and stamp duty at the time of conveyance; the working is on the Gurgaon registration charges page.
5. The registration number, RC/REP/HARERA/GGM/828/560/2024/55, on every document.

Who this suits, and who should look elsewhere

It suits a family that wants a 3,000 to 3,850 sq ft home from a developer with a record of finishing, can wait until 2028 or later, and would rather have fewer neighbours than a lower price. It suits a buyer who can pick up a transfer below the developer's band. It does not suit anyone who needs to move in soon, anyone buying for rent in the next three years, or anyone who expects the sector's past appreciation to repeat on top of a 56 per cent premium. Buyers in this budget should also look at flats from Rs 7 to 8 crore and Rs 9 to 10 crore, some of them ready.

Frequently asked questions

What is the price of Sobha Altus in Sector 106 Gurgaon?

About Rs 25,000 per sq ft on the band read on 26 September 2026. The quoted range for 4 and 5 BHK flats is Rs 7.76 crore to Rs 9.64 crore, which divides to Rs 24,970 on a 3,108 sq ft 4 BHK and Rs 25,020 on a 3,853 sq ft 5 BHK. Studios of about 677 sq ft are quoted at Rs 1.49 to 1.5 crore, near Rs 22,000 per sq ft.

Is Sobha Altus ready to move in?

No. Sobha launched the project in May 2024 and registered it on 27 May 2024 with a completion date of April 2028. The towers are under construction, so any flat for sale is either from the developer or a transfer of someone's allotment. Broker pages print possession dates as late as December 2031, but the registered date is April 2028.

What is the RERA number of Sobha Altus?

RC/REP/HARERA/GGM/828/560/2024/55, dated 27 May 2024, as printed on Sobha's own page. It covers the 293 homes on 5.51 acres in Sector 106. Check it on the Haryana authority's website, and make sure it appears on the allotment letter and agreement, because Sobha also has Sobha Strada in the same sector under a different registration.

What sizes are available in Sobha Altus?

The listings give 4 BHK plans of 3,045 to 3,109 sq ft, 5 BHK plans of 3,690 to 3,853 sq ft and studios of 667 to 734 sq ft; some pages start the range at 2,870 sq ft. Sobha's own count is 204 four- and five-bedroom flats and 85 studios out of 293 homes, so any 3 BHKs are few.

Can I buy a resale flat in Sobha Altus?

Only as a transfer of allotment, because the building is not finished. Two transfer listings ask Rs 8.21 crore and Rs 11.15 crore for a 4 BHK given as 3,914 sq ft, or Rs 20,980 to Rs 28,490 per sq ft, though that area is larger than any published plan. You take over the seller's agreement and remaining instalments, with Sobha's consent and a transfer fee.

Why did the old pages price Sobha Altus so low?

The one-unit pages used a formula, area times Rs 13,000 and then times 1.42, which gave Rs 4.04 to 5.75 crore for a 3,108 sq ft 4 BHK. At the Rs 25,000 the project is priced at, that flat is about Rs 7.77 crore. The building row's Rs 6.5 crore onwards was an old broker teaser that buys no plan Sobha lists.

How does Sobha Altus compare with the Sector 106 average?

Sector 106 apartments average about Rs 16,000 per sq ft, up 2.2 per cent in a year and roughly doubled over three. Sobha Altus at about Rs 25,000 is some 56 per cent above that. The premium pays for low density, plans above 3,000 sq ft and Sobha's name, not for further growth in the sector.