Dwarka Expressway · Plotted project
BPTP Amstoria plots, Sector 102 Gurgaon: HRERA record, plot sizes and checks
0/6 checks doneNot visited yetHRERA GGM/940/672/2025/43
Short answerBPTP Amstoria is a licensed plotted colony in Sector 102, Gurgaon, on the Dwarka Expressway side. Its newest plotted phase, 102 Eden Estate III, is registered with HRERA Gurugram as GGM/940/672/2025/43, covering 126 plots of about 187 to 361 gaj on 9.9 acres, with completion due November 2029.
- Developer
- BPTP Limited
- Location
- Sector 102, Dwarka Expressway
- Colony type
- DTCP licensed colony
- Plot sizes
- 187–361 gaj
- HRERA
- 1 record
- Checks done
- 0 of 6
- Project record
- HRERA phases
- Plot sizes
- Location
- Land use
- Layout and approvals
- What listings say
- Developer record
- Before you book
- Verification
- FAQs
Project record
| Developer / promoter | BPTP Limited |
|---|---|
| Sector | 102 |
| Colony type | DTCP licensed colony |
| DTCP licence | 165 of 2024 (28 Nov 2024) |
| HRERA registration | GGM/940/672/2025/43 |
| Area | 133.705 acres (Existing colony per the HRERA hearing of 27 Jan 2025; Eden Estate III adds 9.903 acres) |
| Plots (registered phases) | 126 |
| Plot sizes | 187–361 gaj (156.73 sq m to 302.22 sq m) |
| Asking price | [TO VERIFY] |
| Possession / completion | 2029-11-27 |
| Records last read | 11 Nov 2026 |
HRERA registrations and phases
Each row is one filing on haryanarera.gov.in, as we read it. Plot sizes are converted from square metres to gaj (1 gaj = 1 sq yd = 0.836 sq m).
| Phase | Registration | Type | Licence | Acres | Plots | Sizes (gaj) | Completion |
|---|---|---|---|---|---|---|---|
| 102 Eden Estate III | GGM/940/672/2025/43, 2025-05-01 | Plots | 165 of 2024 (28 Nov 2024) | 9.903 | 126 | 187–361 | 2029-11-27 |
| BPTP Amstoria Verti-Greens | GGM/910/642/2025/13, 2025-02-05 | Apartments | 123 of 2014 (22 Aug 2014) | 12.05 | — | — | — |
| Gaia Residences at Amstoria 102 (application) | Application only | Apartments | 123 of 2014 | 1.684 | — | — | 2032-12-31 |
Plot sizes from the HRERA filings
| Phase | sq m | gaj (sq yd) | sq ft |
|---|---|---|---|
| 102 Eden Estate III | 156.73 | 187 | 1,687 |
| 102 Eden Estate III | 162.15 | 194 | 1,745 |
| 102 Eden Estate III | 165.67 | 198 | 1,783 |
| 102 Eden Estate III | 171 | 205 | 1,841 |
| 102 Eden Estate III | 222.54 | 266 | 2,395 |
| 102 Eden Estate III | 274.73 | 329 | 2,957 |
| 102 Eden Estate III | 302.22 | 361 | 3,253 |
Sizes listed are those named in the filings we read, including the smallest, largest and most common. The full plot-size table is on each HRERA record linked above.
Where BPTP Amstoria is
Loads Google Maps. The pin is Google's search result for “BPTP Amstoria Sector 102 Gurugram”, not a point we surveyed.
How the land is used
From Part C of each HRERA filing. It shows how much of the colony is sellable plots and how much is roads, parks and community sites.
102 Eden Estate III
| Use | Acres | Share |
|---|---|---|
| Plots to be sold | 6.56 | 66% |
| Roads | 1.728 | 17% |
| Primary school | 0.5 | 5% |
| Parks and playgrounds | 0.474 | 5% |
| Taxi stand | 0.32 | 3% |
| Sewage and solid waste treatment | 0.166 | 2% |
| UD (as written in the filing) | 0.086 | 1% |
| Electricity sub-station | 0.069 | 1% |
| Total in the table | 9.903 | 100% |
Construction start in the filing: 2025-04-02. Estimated project cost: ₹6,811.18 lakh.
Layout plan, zoning and approvals
These are the developer's own uploads on haryanarera.gov.in. Open the layout plan and find your plot number on it before you pay anything. Links go to the HRERA portal; we do not copy or edit these files.
102 Eden Estate III
| Document | Uploaded to HRERA |
|---|---|
| Latest layout plan (plotted colony) | 18-06-2025 |
| Zoning plan | 18-06-2025 |
| Demarcation plan | 24-04-2025 |
| Road layout | 24-04-2025 |
| Copy of licence with schedule of land | 03-12-2024 |
| Payment plan | 24-04-2025 |
| Builder buyer agreement (BBA) | 18-06-2025 |
| Allotment letter format | 18-06-2025 |
| Mutation and Jamabandi | 24-04-2025 |
| Title search, part 1 | 18-06-2025 |
| Title search, part 2 | 18-06-2025 |
| Title search, part 3 | 18-06-2025 |
| Forest NOC 1 | 24-04-2025 |
| Forest NOC 2 | 24-04-2025 |
| Wildlife clearance | 24-04-2025 |
| Water supply layout | 18-06-2025 |
| Sewerage plan | 18-06-2025 |
| Storm water plan | 18-06-2025 |
About BPTP Amstoria
Amstoria is BPTP’s township in Sector 102, on the Dwarka Expressway side of Gurgaon. It mixes plots, independent floors and group housing, and BPTP has kept adding plotted phases. The newest, 102 Eden Estate III, was registered with HRERA Gurugram on 1 May 2025 under additional licence 165 of 2024.
BPTP’s own filing for Eden Estate III also declares its earlier plotted projects. The original 102 Eden Estate is listed at 126.674 acres with 1,132 plots, 1,036 of them sold, and Eden Estate II at 7.03 acres with all 64 plots sold. So in the older phases you are almost always buying resale, and in Eden Estate III you can still buy from the developer.
What the Eden Estate III filing shows
- 126 plots in 43 size categories, from 156.73 to 302.22 sq m (about 187 to 361 gaj).
- 6.56 acres of the 9.903 acres is sellable plots. The rest is roads (1.73 acres), a primary school site (0.5 acres), parks (0.47 acres), a taxi stand, a sewage treatment site and an electricity sub-station.
- Construction started on 2 April 2025; completion is due on 27 November 2029.
- Estimated project cost: ₹6,811.18 lakh, of which land is ₹2,027.07 lakh and EDC, taxes and levies ₹3,894.23 lakh.
- Approvals uploaded include forest NOCs, wildlife clearance, DHBVN power assurance, and water, sewer and storm-water connection assurances.
Location
The HRERA filing gives the site as Sector 102, Tehsil Gurgaon. It does not give coordinates, so the map above is a place search, not a surveyed point.
[TO ADD: drive times measured on our site visit to Dwarka Expressway, NH-48 at Kherki Daula, IGI Airport Terminal 3 and the nearest metro, with the visit date.]
Price
The three sites we read disagree, and one disagrees with itself. Square Yards prices the same 2,025 sq ft plot at ₹1.35 Cr in one table and ₹6.47 Cr in another, and BPTP says ₹6 Cr onwards for 200 gaj. The table below shows exactly what each says.
[TO ADD: current asking price per gaj for Eden Estate III (developer) and older-phase resale, confirmed from two sources, with dates.]
Costs on top of the price
Stamp duty and registration are paid on the registered value; work yours out with our stamp duty calculator. Ask BPTP for the EDC and IDC per sq yd included in its price list, and whether PLC is charged for corner or park-facing plots. [TO VERIFY: EDC/IDC rate for Sector 102.]
What listing sites and the developer say
These are claims, quoted as we read them, not facts we have checked. Where they disagree with each other or with HRERA, we say so.
| Source | What it says | Read on |
|---|---|---|
| BPTP (developer site) | Amstoria Eden Estate “spread across ~143 acres”; plots “200 sq. yards onwards”, “₹6 Cr. onwards”; status Delivered. Licences 58 of 2010 and 45 of 2011; layout drawing DTCP-7833 of 26.07.2021; 1,108 approved plots in the colony, 1,028 in this parcel. Lists three HRERA numbers: GGM/415/147/2020/31, GGM/486/218/2021/54 and GGM/940/672/2025/43. | 11 Nov 2026 |
| Square Yards | Plots of 2,025 and 4,500 sq ft (225 and 500 gaj), 126 acres, 847 units. The same two sizes are priced ₹1.35 Cr and ₹4.00 Cr in one table and ₹6.47 Cr and ₹14.38 Cr in another. “HRERA 660/2017/307” on this page is labelled “Square Yards RERA Reg.”: it is Square Yards’ own agent registration, not this project’s number. | 11 Nov 2026 |
| JLL Homes | Plots of 2,025, 3,150 and 4,500 sq ft; price on request (the table shows 0); 126 acres; RERA shown as “NA”; possession “By Jan 2018” alongside “Ready to Move”. | 11 Nov 2026 |
BPTP Limited: earlier plotted projects
As declared by the promoter in Part G of its HRERA filing (source). “Sold” is the promoter's own count.
| Project | Acres | Plots | Sold | Likely completion |
|---|---|---|---|---|
| 102 Eden Estate (Amstoria) | 126.674 | 1,132 | 1,036 | 30-04-2024 |
| 102 Eden Estate II | 7.031 | 64 | 64 | 31-03-2025 |
| The Oval at Astaire Garden | 1.872 | 31 | 3 | 30-11-2028 |
| Green Oaks | 15.563 | 258 | 197 | 27-08-2026 |
| Astaire Garden | 97.981 | 1,129 | 851 | 31-08-2026 |
Before you book in BPTP Amstoria
- Amstoria is plots, floors and apartmentsVerti-Greens and Gaia Residences are group housing (531 flats in Gaia alone), not plots. Make sure the unit offered to you is in a plotted phase such as Eden Estate III, and ask for its plot number on the HRERA layout.
- Older plotted phasesThe colony dates back to earlier licences; resale plots in older phases need the allotment letter, payment receipts and the builder’s transfer NOC, not just a seller’s word.
- Floors you can buildThe Punjab and Haryana High Court stayed Haryana’s Stilt+4 policy for Gurugram on 2 Apr 2026. Check the current floor rules before you price a plot on four floors.
- The developer’s own counts differBPTP’s site gives about 143 acres and 1,108 approved plots (1,028 in this parcel). Its HRERA filing for Eden Estate III declares 1,132 plots on 126.674 acres for the original Eden Estate. Ask which layout plan your plot is drawn on, and check the plot number on that plan.
- Eden Estate III has no clubhouse landPart C of the filing gives 0 acres to club house and green belts in this 9.9-acre phase, and lists club house, shopping, school building and security as “yet to be prepared”. Any clubhouse you are shown sits in another part of the township.
Verification status
- HRERA registration found on haryanarera.gov.in open
- DTCP licence number and colony type recorded open
- Approved layout plan matches the brochure open
- Litigation search on developer and project open
- Location checked against Aravalli and NCZ maps open
- Asking price confirmed from two sources open
A Verified stamp appears only when all six checks are dated. How we verify.
Site visit
Site-visit photos go here after our visit. [TO ADD]
BPTP Amstoria: questions buyers ask
Is BPTP Amstoria RERA registered?
The plotted phase 102 Eden Estate III is registered with HRERA Gurugram as GGM/940/672/2025/43 dated 1 May 2025. Verti-Greens, an apartment project in the same township, is GGM/910/642/2025/13.
What plot sizes are there in Eden Estate III?
The HRERA filing lists 126 plots from 156.73 to 302.22 sq m, about 187 to 361 gaj. The most common sizes are 156.73 sq m (20 plots) and 165.67 sq m (16 plots).
When will Eden Estate III be complete?
The HRERA filing gives 27 November 2029 as the likely date of completion.
Where can I see the Eden Estate III layout plan?
BPTP uploaded the latest layout plan, zoning plan, demarcation plan, payment plan and BBA to the HRERA record on 24 April and 18 June 2025. The links are in the layout and approvals section of this page.
How much of Eden Estate III is plots?
6.56 of 9.903 acres, about 66%. Roads take 1.73 acres, a primary school site 0.5 acres and parks 0.47 acres, as per Part C of the HRERA filing.
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Sources
- HRERA Gurugram: 102 Eden Estate III, read 11 Nov 2026
- HRERA Gurugram: BPTP Amstoria Verti-Greens, read 11 Nov 2026
- Projects Today: BPTP launches plotted development in Sector 102, accessed 11 Nov 2026
- HRERA Gurugram: 102 Eden Estate III, full filing, read 11 Nov 2026
- BPTP: Amstoria, read 11 Nov 2026
- Square Yards: BPTP Amstoria Plot, read 11 Nov 2026
- JLL Homes: BPTP Amstoria Plots, read 11 Nov 2026
Enquiry
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