Yashika Ekantam Sector 78 Gurgaon

Yashika Ekantam is a single-tower, low-density project by Yashika Group on about 1.25 acres in Sector 78, New Gurugram — one G+25 tower, fewer than ninety homes, four to a floor, all of them 3 BHK of about 1,589 sq ft. It is being sold as Gurugram's first wellness-led boutique address, and the number doing the selling is the pre-launch rate: Rs 9,999 per sq ft, against an expected launch rate of Rs 12,499. This page does the arithmetic behind those two figures, because on a project this small the arithmetic is the whole decision.

The project in numbers

What Rs 9,999 and Rs 12,499 actually cost

Neither rate is ever quoted as a total, so here are both, against the only size the project sells:

The gap between the two is Rs 39.7 lakh, or exactly 25 per cent. That is the number the pre-launch pitch is built on, and it is worth being precise about what it is and what it is not. It is not a discount off a market price. It is the difference between paying the Sector 78 average and paying the top of the Sector 78 range. A buyer at Rs 9,999 is buying at the sector's ordinary rate; a buyer at Rs 12,499 is paying a premium for a small tower with a wellness brief. Both can be reasonable. Only one of them is a bargain, and it is the one that is only available before the project is registered.

1.25 acres is a small site. Here is what that means for the brochure

A tower and a garden compete for the same ground, and on 1.25 acres there is not much ground. The figures close like this:

• 1.25 acres is 6,050 sq yd, or about 54,450 sq ft. Split across ninety homes, that is roughly 605 sq ft of land behind each home.
• Ninety homes of 1,589 sq ft is about 143,000 sq ft of sold area — roughly 2.6 times the area of the site it stands on. That is a normal figure for a high-rise, and it is the reason the tower is 25 floors tall on a plot this size.
• Forty per cent open and green is about half an acre, or 2,420 sq yd, shared by ninety families. Per home that is roughly 27 sq yd — about 240 sq ft of open ground.

None of that makes the project a bad one. A quiet tower with four homes to a floor, wrap-around balconies and no through traffic is a real product, and plenty of buyers prefer it to a 2,000-home township. But "40 per cent green" on 1.25 acres buys a well-planted courtyard, a walking loop and some sit-outs. It does not buy the central park a buyer pictures when the same phrase appears in a brochure for a 20-acre scheme. Look at the planting and paving drawing, not the render, and ask what sits under that green: podium slab over parking, or soil.

The question to settle before any money moves: under what approval?

We could not find an HRERA registration number for this project on any source we could reach. That is the single most important line on this page, and the reason is Section 3 of the Real Estate (Regulation and Development) Act: a promoter may not advertise, market, book, sell or offer for sale any unit in a project until it is registered with the authority. A rate described as a pre-launch price is a description of exactly that activity.

So before anything is paid, ask for three documents and read them yourself:

1. The HRERA registration certificate for this project, with its number, its sanctioned unit count and the completion date printed on it. Verify the number on the Haryana authority's own site, not on a portal, and check that the project name and khasra numbers on the certificate match the site being shown.
2. The instrument the 1.25 acres sits under — a colony licence under the Haryana Development and Regulation of Urban Areas Act, or an allotted group-housing plot. Minimum site area, permitted floor area ratio, density and club obligations differ between them, and on a site this small the difference decides how tall the tower may legally be and how many homes it may hold.
3. The building plan approval showing sanctioned floors and dwelling units. Ground plus 25 and "fewer than ninety" homes should both appear on it. If the approval says something smaller, the brochure is describing an application, not a permission.

All three are one email away from any genuine seller, and all three arrive within a day when they exist. Until they do, treat any payment as money handed over on trust rather than on title. We will put the registration number on this page the moment it is public.

Sector 78: what you are buying into

Sector 78 sits in the New Gurugram belt off the Pataudi Road side of the city, close enough to the Aravalli edge to be quiet and far enough from the Golf Course Road core to still be priced like New Gurugram. The sector averages around Rs 10,200 per sq ft across all property types and closer to Rs 12,400 per sq ft for apartments, and rates have moved up by roughly five per cent over the last year — steady rather than dramatic.

The neighbours are a fair guide to the address. Suncity Monarch sells 3 and 4 BHK homes of 2,350 to 3,150 sq ft in the same sector, which is the size class above this one. TLC First Acre is the high-rise township end of the sector, with about a thousand apartments across thirteen towers. Ganga Valley Floors covers the low-rise option on the same roads. Between them they tell you the honest comparison to make: a 1,589 sq ft home in a ninety-home tower, against a larger home in a bigger scheme with a deeper resale pool, at broadly similar money.

Connectivity, in the plain version

• NH-48 (Delhi–Jaipur) and the Dwarka Expressway are the two spines the sector is sold on; both are reached through the sector road network rather than directly off the site.
• Southern Peripheral Road links the sector across to Sohna Road and the Golf Course Extension office belt.
• IMT Manesar is the nearest large employment cluster, and the reason mid-sized New Gurugram homes rent.
• IGI Airport is the long run — plan it on the Dwarka Expressway, not on NH-48 at peak hour.

Ask the seller for drive times measured at 9am on a weekday, not off-peak. In New Gurugram the difference between the two is routinely double.

About Yashika Group

Yashika Group is a Gurugram developer with a portfolio weighted towards the affordable and mid-market end — its Sector 12 Sohna project is an affordable housing scheme under the Haryana Affordable Housing Policy, which is a very different product from a boutique wellness tower. That is not a criticism; it is the thing to check. Ask which of the group's projects have received an occupation certificate, how far each ran past its registered completion date, and who the contractor and the structural consultant are for this tower. A developer's first project in a new price band is the one where execution is least proven, and Ekantam sits two price bands above the work the group is best known for.

Pros and cons, stated plainly

What is genuinely good: the density. Four homes to a floor, fewer than ninety in total, one tower, one lift core per pair of homes and no shared corridor running past your door is a real difference from a 1,000-home township, and it is the kind of difference that holds its value. A single 3 BHK size also means one buyer profile, one maintenance standard and no arguments in the residents' association between studio owners and penthouse owners. At the pre-launch rate, the pricing is not asking you to pay extra for any of it.

What is genuinely risky: the approvals are unconfirmed, the wellness programme is a service contract rather than a structure, and a ninety-home tower is a thin resale market. Fewer than ninety homes means that in any given year perhaps three or four come up for sale — so the price your flat fetches depends heavily on which three. "Round-the-clock medical support" is a tie-up with a healthcare provider; ask for the term of that contract, who pays for it after the first year, and what happens to it when the maintenance agency changes.

Our verdict

At Rs 9,999 per sq ft, this is a sensibly priced small tower in a sector that supports the rate — worth pursuing, on the condition that the registration certificate and the licence turn up first. At Rs 12,499 it becomes a premium product that has to earn its premium on execution the developer has not yet demonstrated at this price point. The 25 per cent between those two rates is not free money; it is the compensation for taking the approval risk early. Decide whether you are being paid enough to take it, and get the three documents above before you decide. You can compare the rest of the sector's launches on our new launch list and the full catalogue on projects.