SRG Marbella Grand IT City Sector 82A Mohali

SRG Marbella Grand is a large-format residential project in Mohali's IT City, Sector 82-A: about 822 homes on 11.13 acres, sold as 3+1 and 4+1 BHK apartments of 2,601 to 3,672 sq ft along with penthouses and villa units. It is registered with Punjab RERA as PBRERA-SAS81-PR0391, launched in October 2018, and possession has been offered from around late 2024. Published pricing starts near Rs 1.89 crore, at an average close to Rs 7,500 per sq ft.

Space, which is the whole argument

A 3,000 sq ft apartment at roughly Rs 7,500 per sq ft costs about Rs 2.25 crore. The same sum in Gurugram's Golf Course Extension belt buys somewhere between 1,200 and 1,500 sq ft; in Noida's better sectors, a little more than that; in central Mumbai, a studio.

That is the Tricity's proposition in one line, and it is why buyers relocating from Delhi NCR find Mohali startling. A household that has spent a decade in a 1,600 sq ft NCR flat can move into something twice the size here without increasing its housing budget. For families with three generations under one roof, or with genuine home-office needs, that is not a marginal improvement.

The counterweight is liquidity, and it should be stated as plainly as the upside. The Tricity's luxury resale market is small. There are only so many buyers for a 3,600 sq ft flat in Mohali at any given time, and a seller in a hurry will usually take a discount. Anyone buying here should plan to live in the home for years rather than to trade it.

Pinning down the price

Figures in circulation for this project range from about Rs 1.89 crore to well past Rs 3 crore for a three-bedroom unit. Both kinds of number appear in current listings.

The usual explanation is age. This project launched in 2018, and launch-period prices published then continue to circulate on listing sites long after the market has moved. Current asking prices for a delivered flat with an occupation certificate are a different thing from the pre-launch rate of seven years ago.

So the same rule applies here as anywhere with a wide spread: ask for a dated cost sheet for a specific unit, in a specific tower, on a specific floor, with every charge itemised. If the seller is an individual rather than the developer, ask your agent to pull recent registered transactions in the project from the sub-registrar's records. Our note on possession delays and RERA refund rights is worth reading alongside, since it sets out what a registration actually obliges a developer to do.

IT City, and the sector's own progress

Sector 82-A sits in Mohali's planned technology corridor, close to Chandigarh's international airport, the Quark and Infosys campuses and the Chandigarh–Ambala highway, with Chandigarh city typically 20 to 30 minutes away. On paper it is the strongest employment-led location in the Tricity.

In practice IT City has filled in more slowly than the master plan projected. Some parcels are built, others are not, and the working population the sector was designed around has arrived in stages rather than at once. For a homebuyer that means quieter surroundings than a mature sector, fewer everyday shops within walking distance, and a neighbourhood that will change materially over the next decade.

Whether that is a drawback depends on the buyer. Families who want the settled feel of Chandigarh's own sectors will find IT City sparse. Buyers who expect the corridor to mature, and who value airport proximity and a planned road grid, are buying early in something that is still being built around them.

Delivered, and what to check because of it

A completed project removes the biggest risk in Indian residential purchase and replaces it with a set of smaller, checkable ones.

• The occupation certificate for the specific tower, not for the project in general.
• The society's formation and the handover of common areas by the developer, including the corpus.
• The actual condition of the common areas after a year or more of use - lifts, lobbies, basement parking, the clubhouse and the landscaping.
• Monthly maintenance per square foot. On a 3,000 sq ft flat with a full amenity set this is a significant recurring cost and is worth calculating over ten years, not one.
• Water and power arrangements, including backup capacity per flat.
• The Punjab RERA record at PBRERA-SAS81-PR0391, for the sanctioned plan and the declared status.

The best single source on all of this is the residents. A completed project has people living in it who have no commercial interest in your decision, and twenty minutes of conversation at the gate will tell you more about the building's real performance than any brochure or site visit organised by a seller.

Who buys in the Tricity, and why

Three groups dominate this market. Professionals working in IT City and the Mohali institutional belt, who want to live near work in a planned sector. Families from Punjab's smaller towns, for whom a Chandigarh-region address is a step up and a Mohali apartment is the practical version of it. And returnees from Delhi NCR or abroad, who are trading a metro's congestion for space, cleaner air and shorter drives.

For all three, a large apartment is competing not with other flats but with a plot or a kothi. That comparison is worth making explicitly: a plot gives control and land value but requires construction and offers no security or amenities; an apartment gives services, security and immediate occupation but no land. This project sits firmly on the apartment side of that choice, and the 3,000 sq ft formats are its answer to buyers who feel a flat would be too small.

Rental prospects

Rental demand in the Tricity is real but shallow at this size. Large flats let to senior professionals and to institutional tenants, at rents that look modest against a Rs 2 crore capital value. Yields on luxury stock here are generally lower than on mid-market flats in the same belt, which is the usual pattern across Indian cities. Buy this as a home; treat any rent as incidental.

The Tricity against the metros, in numbers

It is worth setting the comparison out properly, because most buyers arrive at Mohali with metro prices in their heads.

At about Rs 7,500 per sq ft, a 2,600 sq ft flat here costs close to Rs 1.95 crore. In Gurugram, a new launch in the Golf Course Extension belt asks two to three times that rate, and in Noida's premium sectors the gap is smaller but still substantial. Our rankings and data guides set out where the national markets sit relative to each other, and the broader listing of luxury apartments shows what the same segment costs elsewhere in the country.

The honest caveat is that price differences of this size are never free. NCR's rates buy a deeper job market, a larger tenant pool and a resale market that clears quickly. The Tricity's buy space, air and short drives, in a market where selling a large flat takes months rather than weeks. Which side of that trade is right depends entirely on whether the buyer is optimising for a life or for a portfolio, and this project is squarely built for the first.

Our view

This is a straightforward product in a market that does not get enough attention from buyers who assume NCR prices are normal. A delivered, RERA-registered, large-format apartment in Mohali's planned technology sector, at roughly Rs 7,500 per sq ft, offers space that the metros simply cannot at the same price.

Three cautions carry the decision. Pin the price down with a dated, unit-specific cost sheet rather than a figure from a listing site. Accept that IT City is still filling in and will look different in ten years. And buy it as a place to live, because the exit in a thin luxury market takes patience that most buyers do not budget for at the time of purchase.