Ashiana Amarah

About Ashiana Amarah

Ashiana Amarah is a large-format, child-centric residential township by Ashiana Housing Ltd., spread across 22.1 acres in Sector 93, New Gurgaon. The project is being delivered in five phases, with a total of 1,200 apartments across 21 towers, each rising to S+14 floors. What genuinely sets it apart is the "Kid-Centric Homes" (KCH) concept — not a marketing label, but a structured philosophy that bakes child development infrastructure directly into the design: a 5,000 sq.ft. Learning Hub, a 1.5-acre Play Street, and doorstep play zones attached to every building. The 27,000 sq.ft. clubhouse and 6.7 acres of interlinked green open spaces account for 80% of the land being car-free and pedestrian-friendly. Phases 1 through 4 have reportedly sold out, with Phase 5 being the final offering in this community.

Key Highlights

• 22.1-acre township with 80% open area — one of the highest open-space ratios in New Gurgaon
• 5-phase project, 1,200 total units across 21 towers (S+14 floors); Phase 5 is the final launch
• India's first structured Kid-Centric Homes — Ashiana's proprietary KCH concept with Learning Hub (art, music, dance, reading), Play Street, and doorstep toddler zones
• 27,000 sq.ft. clubhouse with dedicated sports arenas — cricket pitch, tennis, basketball, swimming pool
• 6.7 acres of interlinked green spaces — tree-lined walkways, vegetable gardens, treehouse, cycling tracks
• RERA registered across all phases — Phase I registered July 2022; each phase has its own RERA number, ensuring transparency
• Ashiana's "Live & Learn" programme — pre-planned monthly activity calendars for children with in-house professional coaches
• Price appreciation of 8.5% in the last quarter, outpacing the Sector 93 locality average of 4.5%

Location Advantages

Sector 93 sits in the New Gurgaon belt, off Pataudi Road (NH-352W), and is increasingly well-connected. The project enjoys direct access to NH-48 (formerly NH-8), the Dwarka Expressway, and SPR Road — three of the most important arterial roads in the NCR. IGI Airport is roughly 20 minutes away by road via the Dwarka Expressway, which is a genuine plus for frequent flyers and NRI buyers.

That said, buyers should go in with clear eyes about the micro-location. Sector 93 is still a developing pocket — construction activity from neighbouring projects creates dust and noise, and the social infrastructure (retail, dining, entertainment) is thinner compared to established Gurgaon sectors like 56 or Golf Course Road. The nearest operational metro station is approximately 10–12 km away, making car dependency a reality for now. An upcoming metro line has been discussed but no confirmed operational date exists yet. The Garhi Harsaru Junction railway station is the closest rail transit point. The area is flat with no historical flooding risk, and road widening has improved traffic flow on Pataudi Road over the past two years.

What's Nearby — Schools, Hospitals, Malls

Amenities

Ashiana Amarah's amenity stack is genuinely differentiated — particularly for families with young children. Here's a category-wise breakdown:

• Kids & Learning: 5,000 sq.ft. Learning Hub with dedicated rooms for art & craft, music, dance, and reading; 1.5-acre Play Street with hopscotch, treehouses, tunnel play, mazes, ziplines, jumping pads, and vegetable growing patches; doorstep toddler play zones near every building entrance; Ashiana's "Live & Learn" structured activity programme with monthly calendars and in-house coaches
• Fitness & Sports: Swimming pool, cricket pitch, tennis court, basketball court, squash court, gymnasium, cycling track, jogging track, cycle ramp
• Social & Lifestyle: 27,000 sq.ft. clubhouse, mini theatre, indoor games room, table tennis, pergola seating areas, landscaped gardens
• Water Features: Swimming pool (adult), toddler pool, dry fountain with rain shower feature in Play Street
• Security: 24×7 gated security, CCTV surveillance, intercom in all units, controlled entry and exit points

Price & Configuration

Payment Plan: A 20:30:50 construction-linked plan (CLP) is available for Phase 5 — 20% at booking (inclusive of booking amount of ₹4L for 3 BHK / ₹7L for 4 BHK), 30% during construction milestones, and 50% at possession. Stamp duty in Haryana is approximately 5% of the agreement value, plus ₹50,000 registration charges. GST at 5% (without ITC) applies on under-construction properties. Floor rise charges and PLC (Preferential Location Charges) for corner/park-facing/higher-floor units will be over and above the base price.

Construction Progress

Ashiana Amarah is a multi-phase under-construction project with RERA registrations across all five phases. Phase I & IA (RERA: GGM/590/322/2022/65, registered July 2022) is the most advanced, with 99acres listing possession for Phase I in January 2027. Phase II (RERA: 29 of 2023) and Phase III & IIIA (RERA: 24 of 2024) are progressing through construction milestones. Phase IV (RERA: GGM/845/577/2024/72) and Phase V (RERA: GGM/912/644/2025/15) are newer launches. No OC (Occupancy Certificate) has been issued for any phase as of our research date. Buyers should cross-verify phase-specific floor completion levels directly on the Haryana RERA portal before booking. No major construction delays have been publicly flagged, which is consistent with Ashiana Housing's general delivery track record.

Investment Analysis

• Price vs. locality average: Ashiana Amarah commands ~₹13,250/sq.ft. (carpet area), compared to the Sector 93 locality average of ~₹10,400/sq.ft. — a premium of roughly 27%. This is largely justified by the township scale, brand premium, and KCH concept, but it does reduce the margin of safety for pure investors.
• Recent appreciation: Project-level prices have moved 8.5% in the last quarter alone, against the locality's 4.5% — suggesting strong demand, especially for Phases 4 and 5.
• Rental yield: Sector 93 is still developing its rental market. Expect 2.5%–3.2% gross rental yield on a 3 BHK at current prices — modest, but likely to improve as social infrastructure matures over 2–3 years.
• 2–3 year appreciation outlook: The Dwarka Expressway corridor has been one of NCR's best-performing micro-markets since the expressway became fully operational. Analysts broadly expect 12–18% appreciation over 2–3 years in this belt, subject to macro conditions.
• Competing projects in similar budget:
  • TARC Maceo, Sector 91: ~₹12,500–₹13,000/sq.ft. — slightly lower price point, smaller township scale
  • Bestech Park View Sanskruti, Sector 92: ~₹10,500/sq.ft. — more affordable, established project, lower amenity differentiation
  • Ashiana Center Court, Sector 88A: ~₹13,150/sq.ft. — same developer, comparable amenities, slightly more mature location
• Resale demand: With Phases 1–4 reportedly sold out, early buyers are already listing on resale. The 33+ active resale listings on 99acres (ranging ₹2.49 Cr to ₹4.21 Cr) indicate a liquid secondary market forming.

Pros and Cons

Pros

• Genuinely differentiated product: The Kid-Centric Homes concept is not cosmetic — the Learning Hub, Play Street, structured activity programme, and doorstep play zones are real, built infrastructure
• Strong RERA compliance: Every phase has its own RERA registration, offering legal transparency and accountability at each stage
• Ashiana Housing's delivery credibility: 39 projects delivered, known for quality construction and community management — significantly better track record than many NCR developers
• 80% open space, 6.7 acres green: Rare in a city where most projects cram towers together; genuinely breathable layout
• Phase 5 as final phase: Buyers get a fully built community around them from Day 1, rather than living in a construction site for years

Cons

• Price premium is real: At ₹13,250/sq.ft., Amarah is priced 27% above the Sector 93 average — buyers paying for the brand and concept, not just location
• No metro connectivity currently: The nearest operational metro is 10–12 km away; the proposed extension has no confirmed timeline, making car dependency unavoidable
• Developing neighbourhood: Sector 93 lacks the mature retail, dining, and entertainment options of inner Gurgaon sectors — daily conveniences require a drive
• Multi-phase construction noise: With Phase 5 still launching, buyers in earlier phases may face ongoing construction activity within the campus for 2–3 more years

Who Should Buy This

Ideal for: Nuclear families with children aged 2–14 who want a structured, safe, activity-rich environment — this is the core buyer. Also suitable for IT/corporate professionals working in Gurgaon's Cyber City or IMT Manesar corridor who value township living over apartment-block density. NRIs looking for a reputed developer with strong RERA compliance and community management will find Ashiana's track record reassuring.

Not ideal for: Pure rental investors expecting high yields in the short term (yields are currently modest at 2.5–3.2%), or buyers who need metro connectivity for daily commutes. If you're looking for a ready-to-move-in property, only Phase I is approaching possession — Phases 4 and 5 involve a 3–4 year wait.

Site Visit Videos

FAQ — Frequently Asked Questions

Q: Is Ashiana Amarah RERA registered?

A: Yes — all five phases have individual RERA registrations with Haryana RERA. Phase I & IA: GGM/590/322/2022/65 (July 2022); Phase II: 29 of 2023; Phase III & IIIA: 24 of 2024; Phase IV: GGM/845/577/2024/72; Phase V: GGM/912/644/2025/15. You can verify each on haryanarera.gov.in.

Q: What is the possession date for Ashiana Amarah?

A: Phase I possession is listed as January 2027 on 99acres and the Haryana RERA portal. Phase 5 (the latest launch) is expected around 2028–2029. Possession dates vary by phase — always check the specific phase RERA registration for the legally binding date.

Q: What is the price range for Ashiana Amarah in 2025?

A: Current prices range from approximately ₹2.55 Crore for a 1,000 sq.ft. carpet area 3 BHK up to ₹3.67 Crore for a 1,408 sq.ft. carpet area 4 BHK. The average price per sq.ft. on carpet area is ₹13,250. Floor rise and PLC charges will add to these numbers.

Q: Is Ashiana Housing a reliable builder?

A: Ashiana Housing has delivered 39 projects and has a notably better-than-average track record for NCR developers in terms of on-time delivery and post-possession community management. They are a listed company (BSE/NSE) with published financials — an added layer of accountability. That said, no developer is delay-proof; always verify RERA completion dates phase-by-phase.

Q: What is the nearest metro station to Ashiana Amarah?

A: The nearest currently operational metro station is approximately 10–12 km away (Sector 21, Dwarka — around a 10-minute drive under normal traffic). A metro extension to New Gurgaon has been discussed but has no confirmed operational timeline as of 2025.

Q: Is Ashiana Amarah a good investment?

A: For end-users with children, it's a strong buy given the unique KCH concept, Ashiana's delivery credibility, and the Dwarka Expressway corridor's appreciation trajectory. For pure investors, the 27% price premium over the locality average and modest rental yields (2.5–3.2%) mean returns are medium-term (3–5 years), not quick-flip material. Prices have appreciated 8.5% in the last quarter, which is encouraging.

Q: What configurations are available in Ashiana Amarah?

A: The project offers 3 BHK apartments in two variants — 1,000 sq.ft. carpet area (Lavender Premium, 2 toilets) and 1,205 sq.ft. carpet area (Tulip, 3 toilets) — and 4 BHK apartments at 1,408 sq.ft. carpet area (IRIS series, 4 toilets). Phase 5 may offer larger configurations up to 1,800–2,900 sq.ft. (super built-up); verify with the developer directly.

Q: How many towers and units does Ashiana Amarah have?

A: The complete township will have 21 towers across 5 phases, with a total of 1,200 apartments. Each tower is S+14 floors. Phase 1 alone had 224 units. Phases 1 through 4 are reported as sold out, with Phase 5 being the final and current launch opportunity.