Oberoi 360 North Gurgaon – Price & ROI ₹20 Cr Buyer Guide
Oberoi 360 North Gurgaon is priced from about ₹33,500 per sq. ft. bare shell, so a 5,500 sq. ft. 4 BHK starts at ₹18.40 crore before GST, PLC, parking and interiors. That headline figure is a base sale price, not a move-in cost; budget ₹3-7 crore more to finish the home.
Search “Oberoi 360 North Gurgaon price,” and you get a dozen near-identical pages quoting one number and calling it a day. ₹24.75 crore. Take your pick, they rarely agree, and almost none tell you what that number actually buys.
Here is the part that changes the whole calculation: the sticker price is for a bare shell. Concrete floors, no kitchen, no wardrobes, no flooring. What you sign for is roughly two-thirds of what you will spend to live there. So before we talk ROI on Oberoi Realty Three Sixty North, let us fix the entry number the real one.
Five Numbers That Matter
- Entry price: ₹33,500/sq. ft. Bare shell in Phase 1; a 5,500 sq. ft. 4 BHK starts near ₹18.40 Cr, an 8,500 sq. ft. 5 BHK near ₹28.40 Cr (base sale price only).
- RERA position: 6 residential towers registered individually with HARERA on 20 May 2026 (Tower A: RERA-GRG-2240-2026, through Tower G). Tower D is held for future expansion.
- Builder signal: L&T won the civil contract for 7 towers disclosed in an L&T BSE filing dated 23 April 2026 and reported by the Economic Times.
- Corridor data: Golf Course Extension Road ultra-luxury pricing moved from ₹24,855 to ₹37,899/sq. ft., and ₹10 Cr+ deals there rose 379% in 2025 (Anarock).
- The catch: Bare-shell means ₹3-7 Cr of interiors on top of the sale price, and possession is years out (indicative 2032-2033). This is a hold, not a flip.
Oberoi 360 North Gurgaon Price: The Real Entry Math
Oberoi Realty is delivering these homes bare-shell, the same way it delivered Three Sixty West in Worli. You get the RCC slab, dry walls, the main door, powder-coated aluminium windows, a provision for VRV air conditioning, and wiring to the main distribution board. No flooring. No kitchen. No sanitaryware. Everything else is your scope.
That single fact reshapes the price conversation. The commonly quoted “starting price” is a base sale price (BSP). Your actual outlay stacks up like this.
| Cost layer | 4 BHK + Staff (5,500 sq. ft.) | Note |
|---|---|---|
| Base sale price (bare-shell) | from ₹18.40 Cr | ₹33,500/sq. ft. Phase 1 |
| GST | add on BSP | As applicable at booking |
| Floor-rise / PLC | add | View & floor premiums vary |
| Car parking + IFMS | add | Charged separately |
| Interior fit-out | ₹3-7 Cr | Buyer’s scope for a bare shell |
| Realistic all-in | ₹20-30 Cr+ |
So when a page tells you Oberoi 360 North “starts at ₹18.40 crores,” read it as: that is where the base sale price begins. The number that actually matters, keys in hand, is situated closer to ₹25-30 crore and up. Any ROI math that skips the fit-out is doing you a quiet disservice.
Oberoi 360 North RERA Number: What Changed on 20 May 2026
This is where most pages are out of date. For months, listings cited a single registration “164 of 2024.” That is stale. On 20 May 2026, Oberoi Realty registered the residential towers individually with the Haryana Real Estate Regulatory Authority.
| Tower | HARERA registration | Status |
|---|---|---|
| Tower A | RERA-GRG-2240-2026 | Registered 20 May 2026 |
| Tower B | RERA-GRG-2241-2026 | Registered 20 May 2026 |
| Tower C | RERA-GRG-2242-2026 | Registered 20 May 2026 |
| Tower E | RERA-GRG-2243-2026 | Registered 20 May 2026 |
| Tower F | RERA-GRG-2244-2026 | Registered 20 May 2026 |
| Tower G | RERA-GRG-2245-2026 | Registered 20 May 2026 |
| Tower D | Not yet registered | Held for future expansion |
Always confirm the current certificate at hrera.gov.in before paying beyond a refundable Expression of Interest.
Why does tower-wise registration matter to you as a buyer? Three practical reasons:
- The unit size, carpet area, amenities, and possession date become legally enforceable per tower, not marketing promises.
- A delay past the committed date triggers statutory compensation from the developer, not a polite grace period.
- The RERA number must appear on every receipt and agreement, which is what makes your booking legally defensible.
Oberoi 360 North Sector 58: The Project on the Ground
The land tells the first part of the story. Oberoi Realty paid a reported ₹597 crores for 14.81 acres in Sector 58 back in 2023, its first residential project anywhere in North India. The site located on Golf Course Extension Road, next to the Grand Hyatt Gurugram, with the Aravalli ridge behind it.
| Attribute | Detail |
|---|---|
| Developer | Oberoi Realty Ltd (Mumbai), first Delhi-NCR project |
| Location | Sector 58, Village Ghata, Golf Course Extension Road, Gurugram |
| Land parcel | 14.81 acres; 67% open space; 10-acre central green |
| Towers | 6 registered + Tower D (future); G+40 to G+50 |
| Configurations | 4 BHK + Staff (5,500 sq. ft.), 5 BHK + Staff (8,500 sq. ft.), bare-shell |
| Density | 2 homes per floor (one per floor in select towers); private lift lobby |
| Contractor | L&T (Larsen & Toubro) civil works |
| Clubhouse | 1.25 lakh sq. ft. (per RERA filing) |
| Possession | Indicative 2032-2033 (verify RERA-registered date) |
The design logic mirrors Worli: a full-floor or half-floor plate per apartment, a private lift lobby feeding private lifts, and no shared corridor. At 5,500 to 8,500 sq. ft. these behave less like flats and more like homes stacked in the sky. That is the product. Whether it justifies the price is the investor question so let us look at the corridor.
Oberoi 360 North Gurgaon ROI: What the Corridor Numbers Say
Golf Course Extension Road has been one of Gurugram’s sharpest performers. Anarock data, reported in February 2026, shows the corridor’s pricing climbed from ₹24,855 to ₹37,899 per sq. ft. while ₹10 crore-plus deals on the stretch jumped 379% through 2025 the year Gurugram overtook Mumbai in ultra-luxury sales volume.
Set Oberoi 360 North Gurgaon, against its neighbours and the positioning gets clearer.
| Project (corridor) | Indicative rate / entry | Read |
|---|---|---|
| Oberoi 360 North (GCER) | ₹33,500/sq. ft. bare-shell; 4 BHK from ₹18.4 Cr | New launch, brand debut |
| DLF Privana North (GCER) | Launched ₹18,000; trades ₹28,000+/sq. ft. | Recent-launch appreciation |
| DLF The Camellias (GC Road) | Resale ₹85,000–1,00,000+/sq. ft. 4 BHK ₹65 Cr+ | The corridor’s price ceiling |
| Three Sixty West, Worli (ref.) | Resale ₹92,000-1.5 lakh/sq. ft. | Oberoi’s Mumbai benchmark |
The bull case is straightforward. Oberoi enters GCER at under half the per-foot rate of DLF Camellias on Golf Course Road, at comparable design ambition and lower density. If you believe Oberoi executes and its Worli record argues it does you are buying the brand before the corridor has fully repriced it.
Now the honest counterweight. Camellias took roughly a decade to run from ₹22,500 to ₹85,000-plus per sq. ft. That kind of climb is a long hold, not a 2 year trade. On rental, the large-format reality bites: gross yields on Gurugram luxury sit around 2-3.5% by broader advisory reads, with GCER ultra-luxury estimates ranging higher near 4.5-5.5% post-possession. A ₹25 crore home earning 3% is a capital-appreciation play with a modest income floor, not a yield engine.
What We Are Telling Buyers on the Ground
Every serious inquiry we field on Oberoi 360 North Gurgaon Investment opens with the same question: “What’s the price?” and we always answer it in two numbers, not one. There is the base sale price, and there is the number you actually live at. The gap between them is where people get caught.
A recent case makes the point. An NRI family comparing 360 North with a ready Golf Course Road resale had budgeted ₹24 crores. Once we walked them through the bare-shell reality, add GST, floor rise, and roughly ₹4-5 crore in interiors on a 5,500 sq. ft. Home their true all-in crossed ₹29 crores. Same headline, very different cheque. They still moved forward, but with eyes open and a payment plan built around a 2032-ish possession, not a next-year move-in.
So our guidance is consistent. Treat the RERA registrations as your anchor: confirm the tower you are buying is one of the 6 registered on 20 May 2026, read the registered possession date, and never send more than a refundable EOI until you have seen the live certificate. The brand pedigree and the L&T contract are genuine signals they are not a substitute for reading the paperwork.
Final thoughts for a ₹20 Cr+ Buyer
Oberoi 360 North is a serious address at a high price, and the price on the page is only the opening line of a longer sentence.
- The entry number is a bare-shell base sale price; your move-in cost runs ₹3-7 crore higher once interiors and statutory charges are in.
- 6 towers are HARERA-registered as of 20 May 2026 (Tower A: RERA-GRG-2240-2026 onward) verify your tower’s live certificate before paying beyond a refundable EOI.
- Treat it as a multi-year capital-appreciation hold, not a rental-yield or flip play; possession is indicative around 2032-2033.
- The L&T contract and Oberoi’s Worli record are real delivery signals, and GCER’s corridor data supports the appreciation thesis, within a patient horizon.
If you want the current tower-wise cost sheet, floor plans, and the registered possession dates side by side, you can request them through oberoi360northgurgaon.info or book a site visit with our advisory desk. Bring your questions on the bare-shell math that is the conversation worth having.
Oberoi 360 North Gurgaon: Frequently Asked Questions
What is the price of Oberoi 360 North Gurgaon?
Oberoi 360 North Gurgaon is priced from roughly ₹33,500 per sq. ft. Bare-shell in Phase 1. A 5,500 sq. ft. 4 BHK starts at nearly ₹18.40 crore, and an 8,500 sq. ft. 5 BHK starts at nearly ₹28.40 crore. These are base sale prices; GST, floor-rise, parking, and interiors are charged on top of them.
Why is the Oberoi 360 North price per sq. ft. So high for a bare shell?
You pay corridor-topping rates because you are buying an Oberoi Realty debut on Golf Course Extension Road with L&T on construction. Bare-shell delivery means the developer hands over only the structure and windows, so you also need to budget ₹3-7 crore for interiors. The price reflects the brand, land scarcity, and full freedom of customization.
What is the RERA number for Oberoi 360 North?
6 residential towers are registered individually with HARERA, all dated 20 May 2026: Tower A (RERA-GRG-2240-2026) and Tower G (RERA-GRG-2245-2026). Tower D is held for future expansion and is not yet registered. You should confirm the live certificate for your specific tower at hrera.gov.in before paying anything.
When is possession of Oberoi 360 North Sector 58?
Possession is indicative around 2032 to 2033, and sources vary because the project is early-stage with civil work by L&T underway. The legally binding date is the one in your tower’s HARERA registration, so read that document rather than any brochure. Plan your payment schedule around a multi-year horizon, not a quick move-in.
Is Oberoi 360 North Gurgaon a good investment?
It suits a long-hold investor, not a flipper. Golf Course Extension Road pricing rose from ₹24,855 to ₹37,899 per sq. ft. Recently, Oberoi has entered at rates below DLF Camellias’, backed by a strong brand. But large bare-shell homes yield only about 3% rent, so returns lean on multi-year capital appreciation and developer delivery.
What is the rental yield on Oberoi 360 North?
Expect a modest yield. Broader Gurugram luxury runs about 2 to 3.5% gross, while Golf Course Extension Road ultra-luxury estimates reach 4.5 to 5.5% post-possession, helped by the Grand Hyatt precinct. On a ₹25 crore-plus home, this is an income floor; not the main return, capital appreciation over a long hold does the heavy lifting.
Who is the builder and contractor for Oberoi 360 North?
The developer is Oberoi Realty Ltd of Mumbai, known for Three Sixty West in Worli, making this its first residential project in Delhi-NCR. The civil construction contract for 7 towers went to L&T (Larsen & Toubro), as disclosed in an L&T BSE filing dated 23 April 2026 and reported by the Economic Times.
What is the real all-in cost to move into Oberoi 360 North?
Budget well above the sticker price. On a 5,500 sq. ft. 4 BHK, start with a base sale price near ₹18.40 crore, then add GST, floor-rise or preferential location charges, parking, maintenance, security, and ₹3-7 crore of interiors. A realistic move-in-ready outlay ranges from ₹25 to ₹30 crore, depending on the tower and finishes.
How does Oberoi 360 North compare with DLF Camellias?
DLF Camellias on Golf Course Road is the corridor’s ceiling, with resale prices ranging from near ₹85,000 to over ₹1,00,000 per sq. ft., and 4 BHKs priced above ₹65 crores. Oberoi 360 North enters at roughly ₹33,500 per sq. ft. on the Extension Road, at half the rate, newer and lower-density, but years from delivery rather than ready.
