Ultra-Luxury | 4 & 5 BHK | ₹23.1 Cr onwards | Golf Course Extension Road, Gurgaon

Why We’re Watching This One Closely

At 51International, we assess a great deal of what launches in Gurgaon’s luxury segment. Most of it, frankly, does not clear our threshold for serious buyer consideration.

Oberoi Three Sixty North clears it.

Not because of the pricing, the scale, or the marketing though all three are notable. But because the underlying premise is rare: a developer with a zero-delay delivery record across four decades, making their NCR debut at a site and concept that would be credible in Mumbai’s most demanding residential corridors.

If you are an HNI buyer, a family evaluating a primary upgrade, or an NRI investor with a ₹20–35 Cr brief this deserves your full attention. What follows is our honest assessment.

The Project

Oberoi Three Sixty North is an ultra-luxury residential development in Sector 58, Golf Course Extension Road, Gurgaon  Oberoi Realty’s first project in Delhi NCR after 40 years of building exclusively in Mumbai.

DeveloperOberoi Realty Limited (BSE-listed)
LocationSector 58, Golf Course Extension Road
Land Area14.81 acres
Towers7 towers, G+45 floors
Total Residences~600 across 3 phases (~188 per phase) 
Configurations4 BHK, 5 BHK, Penthouse
Size Range5,500 sq ft – 12,000 sq ft
Clubhouse~1 lakh sq ft
Construction PartnerL&T  Construction
PossessionQ1 2031 
RERA StatusApplied — expected April–June 2026

The Defining Feature: One Floor, One Family

We want to be precise about this because the language around “low-density” in Gurgaon’s luxury market is frequently diluted.

At Three Sixty North, every residence occupies one complete floor plate. There is no corridor when you step off your lift. No neighbouring door. No shared landing. The floor  entirely  belongs to one household.

Across 7 towers and approximately 600 residences, maintaining this structure is an architectural and financial commitment that no other active project on Golf Course Extension Road has made at this scale. It is not a marketing line. It is the fundamental premise of how this building is designed .

Pricing  Phase 1

Phase 1 is priced at ₹38,000 per sq ft (bare shell). Finished units Italian marble flooring, VRV air-conditioning, full smart home automation — at approximately ₹43,000 per sq ft.

ConfigurationSizeBare ShellFinished (est.)
4 BHK + SR + Utility5,500 sq ft₹23.1 Cr~₹23.65 Cr
5 BHK + SR + Utility8,500 sq ftOn RequestOn Request
PenthouseOn RequestOn RequestOn Request

All-in investment (what you actually commit): GST (5%), stamp duty (5–7%), registration, and maintenance deposit typically add 18–22% to the base price. Plan for ₹23.3–24.5 Cr all-in on the 4 BHK; ₹33.5–37 Cr on the 5 BHK.

51International note for NRI clients: Registration in a woman’s name attracts 5% stamp duty in Haryana urban zones versus 7% for men, a direct saving of approximately ₹41 lakh on the 4 BHK entry ticket. This is a straightforward optimisation worth structuring from the outset.

Phases 2 and 3 will be priced higher. Buyers who commit in Phase 1 lock today’s rate across a ~4.5-year construction horizon.

Residence Specifications

These are not standard ultra-luxury specifications for Gurgaon. They are a notch above:

  • 13 ft ceiling heights throughout market standard is 10 ft
  • 8 ft+ internal door heights across all rooms
  • 8 to 12 ft deep private decks off living areas
  • 2 private, access-controlled lifts per floor + 1 dedicated service lift
  • 73% carpet area efficiency including balconies (industry average ~65%)
  • Triple-height entrance lobbies
  • Full smart home automation system
  • IGBC Green certification

The 4 BHK at 5,500 sq ft delivers approximately 1,400 sq ft of living and dining area alone. For context: that is larger than the entire carpeted area of most premium 3 BHK apartments currently transacting on Golf Course Extension Road.

Location

Sector 58 sits at the junction of Golf Course Road’s established luxury belt and Golf Course Extension Road sharing the former’s infrastructure, school network, and tenant profile, while sitting in a corridor with a more compelling appreciation runway.

DestinationDistance / Time
Grand Hyatt GurgaonWithin the precinct — 2 min walk
DLF Cyber City~17 minutes
IGI Airport~25 minutes
Sector 55–56 Rapid Metro~8–10 minutes
Medanta Medicity~15 minutes
NH-48~10 minutes

The project sits within a ~30-acre integrated precinct alongside the Grand Hyatt Gurgaon. The hotel is not nearby it is part of the same complex. Residents walk to the Grand Hyatt lobby, dining, and concierge. For families who travel, entertain, or simply expect hotel-grade service standards at home, this integration carries genuine daily-life value.

What 14.81 Acres Delivers

The land parcel is meaningfully larger than anything else currently active on Golf Course Extension Road, where most ultra-luxury projects are built on 5–8 acres. The space shows:

ZoneArea% of Site
Landscape green + 4-acre private lake~10 acres67%
Tower footprints (7 towers)~2.5 acres17%
Clubhouse + podium (~1 lakh sq ft)~1.3 acres9%
Roads + services~1 acre7%

Two-thirds of the site is open space. The centrepiece — a 4-acre private lake within 10 acres of central green — is a concept that exists at exactly one other residential address in Gurgaon: DLF Dahlias on Golf Course Road, which now trades at approximately ₹1 lakh per sq ft.

Oberoi Three Sixty North introduces the same concept to GCER at ₹38,000 per sq ft.

Amenities

CategoryAmenity/Feature
Clubhouse & Leisure● ~1 lakh sq ft clubhouse (one of the largest on GCER)● Multiple pools (leisure, lap, children’s)● Spa suites, gymnasium, yoga pavilions● Tennis, squash, and basketball courts● Amphitheatre, jogging tracks, children’s play zones● Banquet halls and private lounge areas
Landscape & Environment● 4-acre private lake● 10 acres of central landscape
Technology & Security● EV charging stations● AI-enabled surveillance and biometric access● Smart home automation in every unit
Services● 24/7 concierge and security● Grand Hyatt service integration (post-handover)

On the Grand Hyatt integration: comparable hotel-residential precedents in Mumbai  where residents receive housekeeping, F&B, and in-residence services at preferred rates  have consistently delivered 20–30% rental yield premiums over non-serviced addresses on the same street. We expect a similar dynamic here once the service scope is formally announced closer to 2031.

About Oberoi Realty

Oberoi Realty is a BSE-listed developer, 40+ years in operation, with over 43 million sq ft of completed development across Mumbai. Their portfolio  Three Sixty West (Worli, now trading at ₹90,000–1 lakh per sq ft in resale), Exquisite, Esquire, Elysian  has been delivered on time, every time. 

That delivery record is, in our view, the single most important differentiator at this ticket size.

In a market where buyers at the ₹10–30 Cr level have routinely absorbed 3–5 year delays  with the financial and lifestyle consequences that follow  a developer whose delivery commitments are backed by quarterly BSE disclosures and a clean two-decade public track record is a fundamentally different counterparty.

Three Sixty North is Oberoi Realty’s first project in Delhi NCR. There will not be a second opportunity to enter at a debut Oberoi address in Gurgaon at pre-appreciation pricing. That window is open now.

The Investment Case  Our Honest View

The case for entering Phase 1:

Golf Course Extension Road delivered 18–22% annual appreciation in the ultra-luxury segment between 2022 and 2025. DLF Privana North launched at ₹18,000 per sq ft in early 2023 and trades above ₹28,000 per sq ft in resale today. The structural drivers, infrastructure investment, migration from saturated Golf Course Road, corporate demand from Cyber City  remain intact through 2031.

On rental yield: ultra-luxury GCER properties currently generate 4.5–5.5% annually. On a ₹24 Cr all-in 4 BHK, that is approximately ₹1.08–1.32 Cr per year. The Grand Hyatt service integration should support a meaningful premium above that band.

The Dahlias comparison frames the ceiling: if GCER continues to narrow the gap with GCR — a directional trend that has been consistent for five years  the appreciation case needs very little from the market to be compelling.

What to verify before committing our standard checklist:

  1. RERA registration on hrera.gov.in do not pay beyond a refundable EOI until the number is confirmed
  2. Payment plan terms in writing (CLP vs 25-25-25-25 pre-launch plan)
  3. Specific floor and tower allocation views differ materially (Aravalli-facing, lake-facing, city-facing)
  4. Complete all-in cost breakdown: GST + stamp duty + registration + maintenance deposit
  5. Home loan pre-approval if applicable confirm LTV with your bank before booking

We recommend that buyers evaluate this alongside two or three comparable active opportunities on GCER rather than in isolation. Our advisory team can structure that comparison for your specific brief.

How It Compares

ProjectPSFEntry PriceDensityPrivate LakeDeveloper NCR Track
Oberoi Three Sixty North₹38K (BS)₹23.1 Cr1/floorYes — 4 acresNCR debut
DLF Dahlias (GCR)~₹1,00,000~₹80–90 CrLowYesEstablished
DLF Camellias (GCR)₹65–70K (resale)~₹49 CrLowNoEstablished
Max Estate 59 (GCER)~₹35K~₹13 Cr2–3/floorNoLimited
DLF Arbour (Sector 63)~₹30K (resale)~₹12 Cr2/floorNoEstablished

Payment Plans

Construction-Linked Plan (CLP): 30% within the first 6 months of booking; 70% spread across construction milestones through Q1 2031. Standard plan — suitable for home loan users.

Pre-Launch 25-25-25-25 Plan: Four equal tranches at booking, mid-structure, structure complete, and possession. Maximum cash-flow efficiency. Available only in the pre-launch window  closes at the formal Phase 1 launch.

Frequently Asked Questions

Q1 What is Oberoi Three Sixty North Gurgaon?

Oberoi Three Sixty North is an ultra-luxury residential development by Oberoi Realty located in Sector 58, Golf Course Extension Road, Gurgaon. Spread across approximately 14.81 acres, the project features premium 4 BHK, 5 BHK, and penthouse residences with spacious layouts, private lift access, expansive green spaces, and world-class amenities. The project marks Oberoi Realty’s entry into the Delhi NCR residential market and is positioned among the most anticipated luxury developments in Gurgaon.

Q2 Where is Oberoi Three Sixty North located?

Oberoi Three Sixty North is strategically located in Sector 58, Golf Course Extension Road, Gurgaon. The location offers seamless connectivity to Golf Course Road, NH-48, Cyber City, Rapid Metro, premium schools, healthcare facilities, and Indira Gandhi International Airport. Its location within Gurgaon’s luxury corridor makes it attractive for both homebuyers and investors.

Q3 What is the starting price of Oberoi Three Sixty North?

The starting price of Oberoi Three Sixty North is approximately ₹20.9 crore for a 4 BHK residence. Pricing varies based on unit size, tower, floor preference, view, and configuration. For the latest inventory, payment plans, and updated pricing, buyers can consult the real estate advisors at 51 International.

Q4 What apartment configurations are available in Oberoi Three Sixty North?

The project offers luxury 4 BHK and 5 BHK residences along with select penthouse units. Apartment sizes range from approximately 5,500 sq. ft. to 8,500 sq. ft., designed with spacious living areas, private lift access, large balconies, premium finishes, and smart home features.

Q5 Does Oberoi Three Sixty North offer bare-shell apartments?

Yes, select residences are expected to be available in bare-shell configurations, allowing homeowners to personalize interiors according to their lifestyle preferences. Fully finished residences may also be available depending on inventory and developer offerings.

Q6 Is Oberoi Three Sixty North RERA approved?

Buyers should verify the latest RERA registration status through the Haryana Real Estate Regulatory Authority (HRERA) portal before making any investment decision. The team at 51 International can also assist buyers with project documentation and due diligence.

Q7 What amenities are available at Oberoi Three Sixty North?

The project is expected to offer a comprehensive range of luxury amenities, including:

• 1 lakh sq. ft. clubhouse
• 4-acre lake and landscaped greens
• Swimming pools and wellness facilities
• Fitness centre and spa
• Tennis and squash courts
• Jogging tracks and outdoor recreation zones
• Children’s play areas
• Concierge services
• EV charging stations
• Smart security and access-controlled access

These amenities are designed to deliver a resort-style living experience for residents.

Q8 Why should I consider investing in Oberoi Three Sixty North?

Oberoi Three Sixty North combines a premium location, low-density planning, large-format residences, luxury amenities, and the credibility of Oberoi Realty. For buyers seeking long-term value, exclusivity, and a luxury lifestyle in Gurgaon, the project presents a compelling opportunity. However, investment decisions should always be based on individual financial goals, market conditions, and professional advice.

Q9 How can I get the Oberoi Three Sixty North brochure?

The latest project brochure, floor plans, master plan, and pricing details can be requested through 51 International. Their advisory team can provide verified project information and help buyers understand available options.

Q10 How can I book a residence in Oberoi Three Sixty North?

Interested buyers can connect with 51 International to explore available inventory, floor plans, payment plans, and booking procedures. Their team assists with project evaluation, site visits, documentation, and the overall purchase process.

Q12 Is Oberoi Three Sixty North suitable for end-use or investment?

Oberoi Three Sixty North is designed for both end-users and investors. Homebuyers benefit from spacious residences, privacy, and premium amenities, while investors may find value in the project’s location, luxury positioning, and long-term appreciation potential within Gurgaon’s ultra-luxury real estate segment.