Ashiana Aaroham Phase 3

About Ashiana Aaroham Phase 3

Ashiana Aaroham Phase 3 is the final phase of the Aaroham township in Sector 80, Gurugram, built by Ashiana Housing. It is a Pre-Launch project offering kid-centric 3, 4 and 5 BHK homes, including duplex units, with prices from Rs 3.07 Cr to Rs 7.30 Cr as of November 2026.

So what makes this one different? The phase is built around the idea of homes that work for children. Think traffic-free ground levels, a learning hub and play zones. The Phase 3 land carries 9.02 acres of open green space within a township spread over 10.8 acres. Phase 3 adds 178 homes across Towers 5 and 6, with a saleable area of 3.88 lakh sq ft.

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

Key Highlights

• 178 homes across Towers 5 and 6, making this the final phase of the Aaroham township.
• 10.8 acre township, with 9.02 acres of open green space inside the Phase 3 land.
• Car-free podiums with a traffic-free ground level, plus two parking spaces per apartment in the 3 BHK and three in the 4 BHK.
• Carpet sizes from 1,057 sq ft for the 3 BHK up to 2,613 sq ft for the Duplex 1 layout.
• Learning hub with a full-time coordinator, plus a Playtopia play zone.
• Infinity pool, sports arena with a football field, cricket, basketball, tennis and skating, and a grand clubhouse.
• HEPA-filtered fresh air system and hot and cold inverter ACs in all rooms.
• Construction-linked payment plan in 10 stages of 10% each, starting with a 10% booking amount.

Location Advantages

Sector 80 sits on NH-48, the Delhi to Jaipur highway, and is close to the Dwarka Expressway and the Southern Peripheral Road. The postal code is 122012. Most daily trips here are about jobs and highways, so location matters a lot.

The Dwarka Expressway is about 6 km away, roughly 8 minutes by car, and it has been fully operational since the Delhi portion opened in August 2025. IMT Manesar is just about 2 km away, around 2 minutes' drive. Cyber City is about 20 km off, roughly 25 minutes. Udyog Vihar is within 15 to 25 minutes.

The honest part: the nearest metro is Millennium City Centre on the Yellow Line, around 40 minutes away. The Gurugram Metro Phase II route, approved for a 36 km run from Millennium City Centre to Dwarka Expressway sectors, is still ahead. Until it arrives, you will be relying on road travel and cabs, and NH-48 traffic can be heavy at peak hours.

Location Map — available on request

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What's Nearby: Schools, Hospitals and Malls

For schools, DPS Manesar is the name to check first. Medanta and Artemis are the hospitals people in this stretch usually turn to, and both are within easy reach. A mall is planned on the highway nearby, which will add shopping options once it opens. For a quick round of golf or a day out, the Karma Lakelands Golf Course (270 acres) and the NSG Command Centre (300 acres) are both close by.

Amenities

• Fitness and sports: gym, swimming pool, jogging track, indoor and outdoor sports courts, and an international-standard sports arena with a football field, cricket, basketball, tennis and skating.
• Kids: a learning hub with a full-time coordinator, the Playtopia play zone, a kids play area and traffic-free zones.
• Social: a grand clubhouse, community celebration zones and green pathways.
• Water and air: 24x7 water supply and a HEPA-filtered fresh air system.

Upcoming Infrastructure

• Gurugram Metro Phase II: an approved 36 km route from Millennium City Centre to Dwarka Expressway sectors. For this project it would cut the current 40-minute metro trip sharply.
• Southern Peripheral Road elevated stretch: about Rs 740 to 750 crore, running from Vatika Chowk to the Dwarka Expressway cloverleaf and under construction now. It should ease the link between Sector 80 and the wider road network.
• Sector 80 road upgrade: a Rs 41.8 crore project on the Delhi-Gurgaon Expressway to Pataudi Road link, which has started construction.
• Gurgaon Metro expansion: proposed stations at Sectors 9 and 101 on a 28.5 km elevated network, still in the planning stage.

Price and Configuration

As of November 2026, the 3 BHK with 1,057 sq ft carpet area is listed at Rs 3.07 Cr. The other configurations are sized as follows: 3 BHK at 1,223 and 1,259 sq ft carpet, 4 BHK at 1,521 sq ft and 1,919 sq ft (20th floor), 4 BHK duplexes at 2,099 and 2,613 sq ft, and a 5 BHK+ apartment at 2,366 sq ft carpet on the 22nd floor.

For a quick comparison, the Phase 1 3 BHK of the same 1,057 sq ft carpet was listed from Rs 2.63 Cr, and the Phase 2 3 BHK at 1,342 sq ft from Rs 2.99 Cr. So Phase 3 starts at a noticeably higher entry point, which is worth weighing against the larger 4 and 5 BHK options.

Master / Floor Plan — available on request

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Payment Plan

The plan is construction-linked, with 10 stages of 10% each. The booking or EOI amount is 10% of the price, with KYC.

• Stage 1: 10% at booking
• Stage 2: 10% 45 days from booking
• Stage 3: 10% on casting of the ground floor
• Stage 4: 10% on casting of the 6th floor
• Stage 5: 10% on casting of the 12th floor
• Stage 6: 10% on casting of the 18th floor
• Stage 7: 10% on casting of the 23rd floor
• Stage 8: 10% on start of flat flooring
• Stage 9: 10% on application for occupation certificate
• Stage 10: 10% 30 days before offer of possession, plus IOP charges

Keep in mind that most of the money moves with construction, so you pay as the towers rise. That is good for pacing, but it also means you are paying before the homes are finished.

Specifications

RERA Registration

Ashiana Aaroham Phase 3 is registered with the Haryana Real Estate Regulatory Authority (HRERA), Gurugram, under registration number GGM/1083/815/2026/55. The filing lists a RERA completion date of 31 January 2032. Check this number on the HRERA portal before you sign anything.

Launch and Possession Timeline

• Q4 launch: planned, as disclosed by management in November 2026.
• EOI and booking: open now on listing platforms, with a 10% EOI with KYC.
• RERA completion date: 31 January 2032.
• Developer possession date: October 2033.

There is a gap of about 20 months between the RERA completion date and the developer's possession date. Ask the developer which date will go into your agreement.

Investment Analysis

• Entry price: the 3 BHK starts at Rs 3.07 Cr, while the locality average has been listed at about Rs 16,400 per sq ft. Ashiana Aaroham homes have been listed around Rs 20,600 per sq ft, so you are paying a premium for the brand, the kid-focused design and the township feel.
• Appreciation: Sector 80 has shown five-year growth of about 159%, as per current market data. Past growth like that does not guarantee the next few years, so treat it as a sign of demand, not a promise.
• Rental yield: around 3 to 4.5% a year in the area, which is a fair return but not a high one.
• Demand drivers: direct access to NH-48, employment hubs within 15 to 25 minutes, and Manesar about 5 km away.
• Nearby competition: Ashiana Aaroham Phase 2 in the same sector offers 3 BHK from 1,342 sq ft at Rs 2.99 Cr, and Ashiana Amarah in Sector 93 has 2 and 3 BHK from Rs 2.32 Cr.

The upside is clear: infrastructure is lining up. The waiting game is the risk. Metro and road projects can slip, so your returns depend partly on timing.

Pros and Cons

Pros

• Kid-focused design with a learning hub, Playtopia and traffic-free zones.
• Large open space within the phase, with 9.02 acres of green land.
• Strong access to Dwarka Expressway, IMT Manesar and Cyber City.
• Haryana RERA registration is listed, and the developer has a delivery record to check.
• Multiple configurations, including duplex and 5 BHK+ options.

Cons

• The entry price is higher than the earlier phases of the same township.
• Possession is around October 2033, a long wait.
• The nearest metro is about 40 minutes away, and the planned metro extensions are still ahead.
• Construction-linked payments mean you pay in stages, before the homes are finished.
• NH-48 traffic can be heavy at peak hours.

Who Should Buy This

Ideal for: families with children who want a kid-focused township, end users who value open space, and buyers who want a larger 4 BHK or duplex home near the Dwarka Expressway. Working professionals at IMT Manesar and Cyber City will find the commute attractive.

Not ideal for: buyers who need metro access right now, or anyone who needs possession within a few years.

Home Loans and Charges

The base price excludes taxes and other charges. Home-loan assistance is listed for Ashiana Aaroham in Sector 80 from HDFC, SBI, ICICI and Axis Bank, with listed rates of SBI 8.5%, HDFC 8.6% and PNB 8.7%.

About the Developer

Ashiana Housing has more than 36 years in housing development and has delivered more than 4,200 homes and over 46 lakh sq ft of residential and commercial space across Greater Noida, Indirapuram, Ghaziabad, Gurugram and Bhubaneswar. In FY2025-26 it posted its highest-ever delivered area of 20.42 lakh sq ft and revenue of Rs 1,187.43 crore. Its Gurugram record includes Ashiana Mulberry Phase 1 and Classic Personal Floor, and Ashiana Anmol Phase 3 was delivered on time in Q2 FY27.

FAQ: Frequently Asked Questions

Q: What is the price of Ashiana Aaroham Phase 3 in Sector 80, Gurugram?

A: Homes start at Rs 3.07 Cr for the 3 BHK with 1,057 sq ft carpet area and go up to Rs 7.30 Cr, as of November 2026.

Q: Is Ashiana Aaroham Phase 3 RERA registered?

A: Yes, it is registered with HRERA Gurugram under number GGM/1083/815/2026/55.

Q: When is the possession of Ashiana Aaroham Phase 3?

A: The developer gives October 2033 as the possession date, while the RERA completion date is 31 January 2032.

Q: How far is Ashiana Aaroham Phase 3 from the Dwarka Expressway and IMT Manesar?

A: The Dwarka Expressway is about 6 km away, roughly 8 minutes by car, and IMT Manesar is about 2 km away, around 2 minutes.

Q: Is Sector 80 Gurugram good for investment?

A: Sector 80 has shown five-year growth of about 159% and rental yields of 3 to 4.5%, though returns depend on when the metro and road upgrades arrive.

Q: Is Ashiana Housing a reliable builder?

A: Ashiana Housing has more than 36 years in the business and has delivered more than 4,200 homes, and its Amarah Phase 1 was handed over on time in Q2 FY27.