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 the quoted price actually implies per sq ft, the two numbers that do not add up, and the documents to ask for.

What is being sold

Divide before you decide: Rs 1.50 crore is about Rs 6,757 a sq ft

The single most useful thing a buyer can do with a quoted price is divide it by the size. Rs 1.50 crore across 2,220 sq ft is about Rs 6,757 per sq ft. Now put that beside what Sector 14 itself trades at.

A brand-new 30-storey tower with a 42,000 sq ft clubhouse does not sell at half the rate of the twenty-year-old resale stock around it. Something has to give. The honest readings are that Rs 1.50 crore is a pre-launch or early-stage figure that will move, that it is a base rate with preferential location charges, parking, club charges, EDC, IDC, GST and stamp duty still to be added, or that it belongs to a smaller or lower unit than the 2,220 sq ft headline size. It is not, on this arithmetic, what a finished home of this size in this sector costs.

So the first question to any seller is not "what is the price." It is "what is the rate per sq ft, on which unit, on which floor, and what is the all-in number with every charge listed" — in writing. Compare that against the Sector 14 market page before anything else is discussed.

The rent test says the same thing

There is a second, independent way to sanity-check a price, and it 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 would sit above that — call it Rs 70,000 to Rs 90,000 a month once the building is finished and settled.

Take Rs 80,000 a month, or Rs 9.6 lakh a year:

• On a Rs 1.50 crore purchase that is a 6.4 per cent gross yield.
• On a Rs 3 crore purchase it is 3.2 per cent.

Gurgaon residential runs at roughly 2 to 3 per cent gross. Nothing in this city yields 6.4 per cent on a family flat. The rent arithmetic points at the same conclusion as the sector rate: the real number for a finished 2,220 sq ft home here is nearer Rs 3 crore than Rs 1.5 crore, and the gap between the two is the thing to have settled in writing before a rupee moves.

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. 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. The bad news is that the published numbers are not finished. Rs 1.50 crore works out at about Rs 6,757 a sq ft in a sector that trades at roughly twice that, and the rent a home like this earns says the same thing from the other direction. Meanwhile 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 early — and early is exactly when a buyer should be asking for documents rather than brochures.