See what a property
actually hides.
One report. Fourteen checks: risk, legality, land history, RERA, pricing, power, water, and more. This is a real report, with the project and developer anonymised.
Given the luxury segment, a reputable developer and a rising price trend, the project appears competitively priced within its market, but sits well above the locality benchmark.
A ResiBuy expert can walk you through every check above (title search, RERA, site visit, negotiation) before you commit.
| Tower | Distance | Direction | Impact |
|---|---|---|---|
| ⚡ tower | 301m | SE | Medium |
| ⚡ tower | 314m | S | Medium |
| ⚡ tower | 515m | E | Low |
- Long-term EMF exposure classified "possibly carcinogenic" by WHO (Group 2B).
- Studies suggest increased childhood leukemia risk within 200m.
- Min setbacks: 66kV=30m, 220kV=45m, 400kV=60m.
Multiple high-tension towers sit within 300-500m (closest 301m SE, 314m S). This proximity raises EMF perception and potential long-term resale-value impact. No verified voltage data was found for the three towers within 800m. Verdict: verify exact voltage of the closest towers. 220kV+ lines present material health and valuation risk.
| Site | Type | Distance | Dir | Impact |
|---|---|---|---|---|
| Cemetery | Cremation / burial ground | 100m | NW | High |
| Sewage treatment plant | STP | 700m | NE | Medium |
| Landfill | Waste / dumping | 1.2km | SW | Low |
Three sensitive sites detected within 2km. A cemetery just 100m NW is the material concern. Close enough to affect daily amenity, sentiment, and resale. An STP 700m NE and a landfill 1.2km SW add odour and environmental risk during certain wind conditions. Verdict: verify buffers, prevailing wind direction, and any planned relocation before committing.
This parcel sits within a rapidly urbanising, RERA-approved planned sector, attracting significant residential investment.
Indo-Gangetic alluvium. Quaternary sand, clay and silt with pockets of expansive clay.
Variable and deep (~30.6 mbgl pre-monsoon). High water tables in the area present a liquefaction risk.
Medium. Around 10 t/sq.m at ~1m. Expansive clay can cause differential settlement.
Zone IV. High Risk.
⚠ For G+20 or higher towers a robust deep-pile foundation is crucial. A detailed geotechnical investigation (soil test) specific to the plot is non-negotiable to assess load-bearing capacity, differential settlement, and chemical attack risk from groundwater salinity.
- 1 water body within 2km of the project (nearest 1.49km SW).
- No major drains flagged nearby.
- Severe waterlogging reported in the city during major flood days.
- Localized stagnation possible during heavy monsoon.
| Road | Type | Quality |
|---|---|---|
| 🛣 Tertiary | Tertiary | ★★★☆☆ 6/10 |
| 🛣 Residential | Residential | ★★★☆☆ 5/10 |
| 🛣 Service | Service | ★★☆☆☆ 4/10 |
| 🛣 Track | Track | ★☆☆☆☆ 2/10 |
| 🛣 Path | Path | ★☆☆☆☆ 1/10 |
Connectivity score of 3.6/10 alongside predominant tertiary and unpaved 'track' roads signals poor last-mile access within the sector. Verdict: conduct a focused site visit during peak traffic and post-rain to personally assess last-mile connectivity and road quality.
| Development | Impact on value | Timeline | Score |
|---|---|---|---|
| Southern Peripheral Road (Link) | Significantly improves connectivity, boosting demand and value. | Expected 2024 | ★★★★★ |
| Southern Peripheral Road | 8-lane signal-free mobility corridor; drives residential & commercial growth. | Ongoing | ★★★★★ |
| Central Peripheral Road | Connects the expressway with NH-8; improves regional access. | Opened 2023 | ★★★★★ |
| Industrial corridor impact | Fuels infrastructure and residential demand across the region. | Ongoing | ★★★★☆ |
| Metro expansion | Enhances access to business hubs and the airport along key corridors. | Expected 2027 | ★★★★★ |
| ⚠ Drainage & waterlogging | Drain project delayed; potential continued waterlogging in heavy monsoon. | Completion 2025 | ▲ Concern |
| ⚠ High-tension power lines | Removal of lines over residential colonies ongoing; can affect value. | Ongoing | ▲ Concern |
★★★★★ Very high · ★★★★ High · ★★★ Medium · ★★ Low · ▲ Risk / concern. Scores weigh proximity, timeline certainty, and demonstrated impact on comparable corridors.
Active litigation and complaints present. This snapshot reports presence and severity, not exact counts.
- possession delays
- judicial scrutiny
- complaints across projects
- refund disputes
- regulatory penalties
- competition-law scrutiny
- buyer disputes
- RERA complaints
Strong financial profile, healthy cash flow, ongoing deleveraging.
Strong brand credibility and high demand, but verify the possession timeline given a 6-year extension and the developer's litigation history.
All 3 phases registered with valid RERA numbers; possession-timeline transparency could improve.
Established developer with strong brand equity, but recent litigation creates reputational concerns.
Headline financials disclosed; project-level cost and funding structure still limited.
Building plan, environment, fire and airport-height approvals all provided.
Possession revised by several years; revised date disclosed, but execution risk remains.
Strong price appreciation and high demand, with premium positioning and NRI interest.
A probe into another project by the same developer indicates potential execution and commitment issues. Request written confirmation this project has no similar irregularities.
An appeal was dismissed over a mandatory pre-deposit. Verify current compliance status and the pattern of refund cases against the developer.
Proposed 2028, revised to 2034. Request a monthly construction timeline, third-party certification, and penalty clauses for further delay.
The latest RERA amendment moved the registered completion date back by a further 2 years. Confirm the current registered possession date on the state RERA portal and get delay-penalty terms in writing before booking.
Pricing is robust across major portals. Explicit median prices, detailed year-on-year trends, and official analyst CAGR forecasts are not consistently stated.
| Project | Price / sqft |
|---|---|
| Aurelia Greens · premium | ₹34,900 |
| Skyline Meridian | ₹14,160-15,500 |
| Emerald Crest | ₹13,421-13,425 |
| Nova Parkview | ₹11,700-12,000 |
| Vantage One | ₹12,920 |
| Zenith Terraces | ₹13,150 |
Suitable for both investors (long-term growth potential despite high current valuation) and end-users (premium living if budget aligns with luxury pricing).
A past 220kV transformer substation fire caused widespread outages in the area.
A past 220kV substation fire caused widespread outages, signalling grid fragility that affects critical infrastructure. Verify DG backup capacity and common-area power continuity before booking.
The area sits near the end of the municipal water network, with routine reliance on private tankers. Budget for ongoing tanker costs and verify building-level storage and backup before purchase.
| Destination | Distance | Drive time | Traffic |
|---|---|---|---|
| Cyber City, Gurugram | 16.4 km | 42 min | Heavy |
| DPS Sushant Lok | 12.8 km | 31 min | Moderate |
| Golf Course Road | 14.1 km | 34 min | Heavy |
| MG Road, Gurugram | 15.0 km | 36 min | Heavy |
Off-peak drive to Cyber City drops to ~26 min; evening peak rises to ~48 min. Metro access along the SPR corridor is expected to ease the Cyber City run by 2027.
| Name | Distance | Rating |
|---|---|---|
| Vega Schools, Sector 76 | 1.0km | |
| Narayana e-Techno School | 1.6km | ★ 4.5 |
| Kunskapsskolan International School | 1.7km | |
| Government Senior Secondary School | 1.9km | |
| Suraj School | 2.4km | |
| Sri Chaitanya School | 2.7km |
| Name | Distance | Rating |
|---|---|---|
| Nouveau Medics, Multispecialty OPD & Diagnostics | 2.3km | ★ 4.7 |
| The Little's Clinic | 2.3km | ★ 4.9 |
| Apollo Pharmacy, Sector 82 | 2.3km | ★ 2.9 |
| FACT Healthcare | 2.4km | ★ 4.8 |
| Dr Lal PathLabs | 2.5km | ★ 4.7 |
| Kinder Clinic Sapphire 83 | 2.6km | ★ 4.9 |
| Name | Distance | Rating |
|---|---|---|
| Veggies Bucket | 839m | ★ 5 |
| Grocery Store | 875m | ★ 5 |
| Right Mart | 878m | ★ 3.7 |
| Chaudhari Phool Singh Fauji Market | 1.1km | ★ 4.3 |
| Bhoomi Grocery Store | 1.1km | ★ 5 |
| Green Basket Grocery Store | 1.2km | ★ 5 |
Unit-specific audit. It combines the uploaded brochure (tower config, carpet area, amenity layout) with this report, then answers each check for your exact flat.
This flat faces the STP directly (700m NE). At a low floor like the 4th, on still and humid monsoon nights, odour drift onto your balcony and NE rooms is likely. This is one of the worst placed faces for smell in the project. A unit on the opposite face, or well above the 12th floor, would cut it sharply.
A high-tension tower sits about 300m off this same face. It clears the 45m statutory setback, so it is not a hard hazard, but facing it directly adds a perceived EMF and resale drag on top of the noise and odour already on this side. Lower floors are partly screened by the boundary wall.
A highway runs adjacent on the side Tower B faces, so this flat takes direct traffic noise and road dust. At the 4th floor, close to the carriageway, expect a high and near constant noise floor, worst at morning and evening peaks. Double glazing helps but will not fully offset an adjacent highway on a low floor.
Sector flood risk is Low and the 4th floor sits well clear of ground level pooling (max 2-4 hrs in heavy rain). Do confirm Tower B basement parking and lift lobby drainage, since that is where water collects first.
Brochure super area is 3,950 sq ft. At a typical 38% loading, usable carpet is roughly 2,450 sq ft. Get the RERA carpet area in writing. Anything under about 2,350 sq ft means you are paying for more common area than the norm.
Per the brochure layout, Tower B sits near the clubhouse and the second gate, so pool, gym and visitor parking are a short walk. The trade off for a low floor is more evening footfall and amenity deck noise.
SE facing gives strong morning light and good cross ventilation, well suited to this climate. At the 4th floor the sightline is partly onto the podium and the facing tower; the open view opens up above roughly the 8th floor.
This unit rides the sector's roughly 8% annual trend plus the SPR and CPR connectivity upside. Expect 12-18% appreciation over 3-5 years and a 3.2-4.1% rental yield. The 301m tower on your face is the one point a sharp buyer will negotiate at resale.
"Will the 4th floor facing the STP be enough to avoid the smell during monsoon?"
No, not really. This face points straight at the STP (700m NE), so on still, humid monsoon nights odour drift onto your rooms is likely, and a low floor makes it worse. If smell is a dealbreaker, look at a unit on the opposite face or above roughly the 12th floor, and confirm the STP is covered and aerated. Sealed NE windows and double glazing help, but only partly on this face and floor.
Take this list to your next meeting with the sales team. Each question maps to a specific gap or red flag in this report.
- Why has the RERA possession date slipped, and what caused the latest 2-year revision?
- What penalty clauses protect me against further extensions beyond the revised date?
- What is the current construction status, with third-party engineer certification?
- What is the total project cost breakdown, and the debt-to-equity ratio?
- What escrow mechanism protects buyer payments until construction milestones are met?
- What is the payment schedule linked to construction stages, with evidence of milestones done?
- Is this developed solely by the developer or through a joint venture? If JV, what is the ownership split?
- What is each partner's financial contribution and role in execution and delivery?
- Who holds the land title, and is it clear of encumbrances?
- How does the developer explain the regulatory probe on a related project?
- Was the pre-deposit in the refund case made, and what is the current appeal status?
- Can all statutory approvals be shown as current and valid today?
A ResiBuy expert can sit with you through this list, verify each answer against the RERA portal and filings, and negotiate on your behalf before you commit.
Run one on any project before you sign. Flat 50% off, this month only.