Ashiana Aaroham Phase 3 Pre-Launch Sets Pace for Sector 80 Demand

Ashiana Aaroham Phase 3 Pre-Launch Sets Pace for Sector 80 Demand

Ashiana Housing is taking the final phase of its Aaroham township in Sector 80, Gurugram, to market as a pre-launch. Phase 3 brings 178 kid-centric 3 and 4 BHK homes across Towers 5 and 6, with the 3 BHK starting at Rs 3.07 Cr as of November 2026, excluding taxes and other charges. The project carries Haryana RERA registration GGM/1083/815/2026/55.

Facts as on 12 November 2026, from RERA / the developer.

The developer's management has pointed to a planned Q4 launch for the phase, and the phase is already being offered through an expression of interest with a 10% amount and KYC. For a township that has already sold well in its earlier phases, this is a meaningful step, and it tells us the developer expects steady demand in the south-west Gurugram corridor.

What the Launch Means for Prices and Demand

The starting price is the headline number here. The same 1,057 sq ft carpet 3 BHK that Phase 1 offered from Rs 2.63 Cr is now listed from Rs 3.07 Cr in Phase 3. Phase 2 offers a 1,342 sq ft 3 BHK from Rs 2.99 Cr. So the step-up from one phase to the next is clear, and buyers who missed the earlier phases should compare carefully before deciding.

Sector 80 is already a pricey pocket by local standards. Average property rates in the sector run at about Rs 16,790 to Rs 17,345 per sq ft, as of November 2026, and the five-year growth in those rates stands at around 159%. Within the Aaroham township, the average rate is about Rs 20,600 per sq ft, which shows how much premium the developer's brand and layout are commanding.

On the demand side, the picture is supportive. Rental yields in the area are reported at 3 to 4.5% a year, and the sector sits on NH-48 with quick access to job clusters. The phase's configurations range from 1,057 sq ft to 2,613 sq ft carpet, so it covers first-time family buyers as well as those wanting large duplex homes.

Key Project Details for Buyers

• Homes: 178 homes in Towers 5 and 6, the final phase of the Aaroham township, which has 10.8 acres of land and 9.02 acres of open green space within the phase land.
• Configurations: 3 BHK with 3 toilets from 1,057 sq ft carpet, 4 BHK from 1,521 sq ft carpet, 4 BHK duplex units up to 2,613 sq ft carpet, and a 5 BHK+ apartment of 2,366 sq ft carpet.
• Payment plan: A construction-linked plan of ten stages of 10% each, from booking to the offer of possession, with the 10% on application for occupation certificate and the final 10% payable 30 days before possession.
• Parking: Two parking spaces per apartment, with car-free podiums and a traffic-free ground level.
• Home loans: Assistance has been listed from HDFC, SBI, ICICI and Axis Bank, with SBI at 8.5%, HDFC at 8.6% and PNB at 8.7% for the Aaroham project.

Honest Points to Weigh Before You Book

There are a few things worth keeping in mind. The price band is a starting figure, and the price rises steeply with unit size and floor. A booking now locks you into a construction-linked schedule, so you need to be comfortable with the stage payments tied to casting of floors. The RERA completion date in the filing is 31 January 2032, while the developer's stated possession month is October 2033. Read both dates side by side and ask the developer to explain the difference before you commit. The RERA filing also lists a start date of 1 August 2027, so the timeline is a long one.

Why Sector 80 Is Getting Attention

Sector 80 sits on NH-48, close to the Dwarka Expressway, which is about 6 km and roughly 8 minutes' drive away. IMT Manesar is about 2 km away and takes around 2 minutes by car, while Cyber City is about 20 km and about 25 minutes. Udyog Vihar is within 15 to 25 minutes. IGI Airport Terminal 3 is about 36 km, roughly 39 minutes by car. The Kundli-Manesar-Palwal Expressway is about 10 km, and Garhi Harsaru Junction is about 10 km away.

The infrastructure pipeline is the real story. The approved Gurugram Metro Phase II covers a 36 km route from Millennium City Centre to the Dwarka Expressway sectors. The Southern Peripheral Road elevated stretch, costing around Rs 740 to 750 crore, is under construction between Vatika Chowk and the Dwarka Expressway cloverleaf. A Rs 41.8 crore road upgrade covering the Delhi-Gurgaon Expressway to Pataudi Road link has also started in Sector 80, on top of a broader Rs 66 crore, 5.6 km road redevelopment begun in February 2022. Keep in mind that the metro and RRTS plans have no firm operating dates yet, so treat them as long-term support rather than near-term relief.

Schools such as DPS Manesar and hospitals like Medanta and Artemis are within easy reach, which helps families weighing a move here. Millennium City Centre on the Delhi Metro Yellow Line is about 40 minutes away, so metro access is still a drive or a ride rather than a walk.

What to Expect Next

The next milestone to watch is the Q4 launch that management has flagged. Once the phase is fully launched, pricing and unit availability are likely to tighten, especially for the 3 BHK and 4 BHK duplex types. Keep an eye on SPR construction and the Sector 80 road works, because better road links tend to lift resale interest. The developer's Phase 2 possession is from July 2030, and that date will be a useful benchmark for judging how Aaroham's later phases are delivered.

Related Projects and Areas Affected

• Ashiana Aaroham: The earlier phases of the same township in Sector 80, now the reference point for buyers comparing rates and layouts.
• L&t Realty Sector 86 Gurugram: A Gurugram project in a neighbouring sector, useful for checking the price band in the wider south-west market.
• Emaar Serenity Hills Sector 86 Gurugram: Another premium Gurugram option that buyers often weigh against Sector 80 homes.
• Sector 80 and the NH-48 corridor: The whole stretch is set to gain from the SPR, metro and road upgrades, which can support rental demand and resale values.

Our view is that Phase 3 is a well-timed launch in a sector that has steady demand and visible infrastructure work. Buyers who want a large family home with a clear payment plan should look at it closely, while those who are price-sensitive should compare it carefully with the earlier phases before booking.

Full project details: Ashiana Aaroham Phase 3