SPJ Vedatam 3 BHK Apartments Sector 14 Gurgaon

These are homes, not hotel rooms. The upper floors of the SPJ Vedatam tower in Sector 14 hold 138 apartments of 3 BHK plus servant and store, 2,220 to 2,300 sq ft, three to a floor — a large, conventional family flat of the kind old Gurugram has almost stopped building. Below them the same building carries a high street, a food court, restaurants, offices and a multiplex, and that has its own page here, because a shop and a home in one tower are two completely different purchases.

This page is only about the flats: what they are, what Rs 2.90 crore actually works out at per sq ft against the sector's own rate, what the home costs all in once GST and stamp duty land, the count that does not add up, and the documents to ask for.

What is being sold

Divide before you decide: Rs 2.90 crore is about Rs 13,060 a sq ft

The single most useful thing a buyer can do with a quoted price is divide it by the size. Rs 2.90 crore across 2,220 sq ft is about Rs 13,060 per sq ft; on the larger 2,300 sq ft plan it is about Rs 12,610. Now put that beside what Sector 14 itself trades at.

That is the finding, and it is a favourable one: a brand-new 30-storey tower with a 42,000 sq ft clubhouse is asking what the twenty-year-old resale stock around it asks. The quote sits at the very bottom of its own sector's band, with roughly Rs 70 lakh of headroom to the top of that band on a home this size. New construction usually prices at a premium to the resale around it, not at par.

Ignore the Rs 1.50 crore figure still printed on several portals. It is stale, and it is not a small error — on a 2,220 sq ft home it understates the price by more than a crore. A buyer who budgets off it will discover the gap at the cost sheet.

What it actually costs, all in

The base price is not the cost. On a Rs 2.90 crore home, before any preferential location charge for floor or facing:

So the GST question on this page is not a technicality. The difference between the two columns is about Rs 20.3 lakh, and which one applies depends on how the residential floors are licensed — the same registration number is quoted for the shops and the homes. Get it in writing on the cost sheet, and get your own bank's position in writing too, because the same question decides whether this is financed as a home loan or as commercial property.

The rent test, which now agrees

A 2,000 sq ft 3 BHK builder floor in Sector 14 rents at about Rs 50,000 a month, and 3 BHK homes across Gurgaon average around Rs 56,000. A 2,220 sq ft tower flat with a clubhouse should sit above that once the building is finished and settled — call it Rs 70,000 to Rs 90,000.

Take Rs 80,000 a month, or Rs 9.6 lakh a year. On Rs 2.90 crore that is a 3.3 per cent gross yield, against a Gurgaon residential norm of roughly 2 to 3 per cent. It lands just above the city's usual range rather than implausibly outside it — which is what a sane price looks like when you test it from the income side as well as the capital side. (The old Rs 1.50 crore figure implied 6.4 per cent, a yield no family flat in this city earns, and that was the first sign it was wrong.)

And what the payment schedule does to that money

The plan quoted for the project collects the whole base price within 24 months against a completion recorded as June 2030. On Rs 2.90 crore that is roughly 19 months with the full price paid and nothing delivered. At a modest 7 per cent, the money's own cost over that window is about Rs 32 lakh — more than the GST line, and nobody puts it on a cost sheet. Ask for a construction-linked plan instead; on a home of this size it is the single most valuable thing to negotiate.

The other side of that ledger, in fairness: a family renting in this belt meanwhile pays roughly Rs 55,000 a month, so about Rs 24 lakh of rent over the same wait to June 2030. That is the honest comparison — not rent against nothing, but rent against the cost of money.

The count that does not reconcile

Two published figures cannot both be right.

• 138 homes, three to a floor needs 46 residential floors.
• The tower is described as 30 storeys, with the lowest levels given to retail at ground and first, food and beverage on the second and third, the multiplex on the fourth, and the clubhouse on the fifth.

Take five levels off thirty and you have about 25 residential floors, which at three to a floor is 75 homes — a little over half of 138. Either the tower is taller than 30 storeys, or there are more than three apartments on a floor, or the 138 is counting something other than these flats.

This is not a nitpick. Homes per floor decides how many families share your landing and your lift; total homes decides how a 42,000 sq ft clubhouse and a shared basement get paid for and used. Ask for the sanctioned building plan showing the floor count, the units per floor, and which floors are residential. It is one document, it exists if the project is registered, and it settles the question in a minute.

The clubhouse ratio, which is genuinely unusual

About 42,000 sq ft of clubhouse across 138 homes is roughly 304 sq ft per home. A Gurugram high-rise more typically provides 30 to 60 sq ft a home. On the face of it that is an extraordinary amenity, and it is one of the few numbers on this project that flatters it rather than the reverse.

Two questions follow, and they are the ones that decide whether the ratio is a benefit or a bill.

1. Is it exclusive to the residents? A clubhouse on the fifth floor of a building that also holds offices and a multiplex, in a group that runs hotels, may not be yours alone. Ask in writing who has access.
2. Who pays to run it? A 42,000 sq ft facility with the usual pool, gym and banquet spaces is expensive to operate, and 138 families is a very small base to carry it. On a bigger project the same clubhouse would be spread over 800 homes. Ask for the maintenance rate per sq ft a month, what the clubhouse's share of it is, and whether there is a one-time club membership charge on top of the flat's price.

A home inside a working building: the four drawings to ask for

Living above a high street, a food court and a cinema can be excellent — you walk downstairs for dinner and a film — or it can be the reason you sell in three years. The sanctioned drawings, not the render, decide which. Ask to see:

1. A separate residential entrance and lobby, away from the retail frontage and the cinema queue.
2. A lift core for the homes that the public does not use. A shared core on a Saturday evening is the single most common complaint in mixed-use towers anywhere.
3. Named parking bays per apartment, and on a 2,220 sq ft home that should be two, in a basement level that shop and multiplex visitors do not fill. Three basements are quoted at 1,075-plus bays for the whole development; 138 homes at two bays each is 276 of them, and the split should be on paper.
4. A maintenance account for the residential floors that is separate from the retail podium's, at a stated rate per sq ft a month. A home sharing a mall's common-area bill is an expensive surprise that arrives every quarter.

Where the building sits, which is the easy part

Sector 14 is on Old Delhi-Gurgaon Road with IFFCO Chowk metro about 2 km away, MG Road metro about 3 km, direct access to NH-48 about six minutes out, Cyber City and Udyog Vihar inside 10 to 15 minutes, and IGI Airport roughly 15 to 25 minutes. Schools, markets and hospitals are already there — this is a settled part of the city rather than a sector waiting for its infrastructure, which is exactly the trade a buyer makes when they choose old Gurugram over a newer address further down the expressway. Our old Gurugram metro and property guide covers what the new line is expected to do to this belt.

The format is the other real argument. New supply in this size — 2,220 sq ft, three bedrooms plus a servant room and a store, three flats to a floor — has largely stopped being built in Gurugram, where the trend is smaller units at higher density. If you want a big, conventional family flat in an established sector, the list of new projects offering one is short. That scarcity is genuine and it is worth paying something for. What it is worth is the question this page keeps coming back to.

Registration, and the question the shared number raises

The number quoted most consistently and most recently is GGM/927/659/2025/30, dated 25 March 2025, described as superseding GGM/775/507/2024/02 dated 8 January 2024. Two others circulate for the same address: RC/REP/HARERA/GGM/849/581/2024/76 and GGM/651/383/2022/126.

The same registration is quoted for the shops and for the homes, and that raises a question worth settling before a home loan application is filed: are the residential floors licensed as group housing, or are they homes inside a commercially licensed building? The answer changes how a bank assesses the purchase — loan-to-value, interest rate and tenure — and it changes the GST rate on an under-construction unit, 5 per cent as residential against 12 per cent as commercial. On a purchase at this price that difference is several lakh rupees. Ask your own bank, in writing, about this specific project, and ask the seller for the certificate that names your own unit and floor. Verify the number on the Haryana authority's portal rather than on a listing page.

December 2028 or June 2030

Marketing pages advertise possession from December 2028. The completion date recorded against the HARERA registration is June 2030. They are 18 months apart and the registered date is the enforceable one — it is what a delay claim under Section 18 is measured against.

On a family home that gap is a school admission and a rent cycle, not an abstraction. Plan on June 2030, take the date off the certificate covering your own unit, and make the final instalment conditional on the occupation certificate rather than on an announcement that the building is finished.

Before you pay anything

1. The rate per sq ft in writing, on a named unit and floor, with an all-in figure listing PLC, parking, club charges, EDC, IDC, CAM deposit, IFMS, GST and stamp duty.
2. The sanctioned building plan — floor count, homes per floor, which floors are residential.
3. The licensing and GST answer: group housing or commercial, 5 per cent or 12 per cent, and your bank's written position on lending.
4. The maintenance rate per sq ft a month, with the clubhouse's share named and the residential account separated from the retail one.
5. The four drawings above: residential lobby, residential lift core, named parking bays, separate services.

For the shops, food court and offices in the same tower see the SPJ Vedatam commercial page, and for what this developer has already built and delivered — worth visiting before funding something that completes in 2030 — see SPJ Group's projects in Gurgaon. Other residential projects we cover are on projects.

Our view

The product is the good news, and so is the price. A 2,220 sq ft three-bedroom flat with a servant room and a store, three to a floor, two kilometres from a metro station in a settled part of old Gurugram, is a home this city has largely stopped making, and the clubhouse ratio is unlike anything at this scale. At about Rs 13,060 a sq ft it is asking the bottom of its own sector's band — a new tower at resale rates, with roughly Rs 70 lakh of headroom to the top of that band. What still needs doing is the buyer's own arithmetic: the all-in number is nearer Rs 3.25 crore once GST, stamp duty and the charges land, the GST answer alone moves it by Rs 20 lakh, the payment schedule costs about Rs 32 lakh in money's own time, and 138 homes at three to a floor does not fit inside a 30-storey tower whose lower five floors belong to a mall. None of that makes the project bad. It makes it worth doing properly — with documents rather than brochures.