DLF Privana North represents the "Apex Phase" of DLF’s 116-acre integrated township in Sector 76, Gurgaon. From a strategic advisory perspective, this project is designed for ultra-high-net-worth individuals (UHNIs) and global capital allocators who prioritize scale, skyline dominance, and absolute privacy. As the tallest residential development in DLF’s current portfolio, Privana North serves as a definitive statement in architectural verticality, effectively re-rating the Southern Peripheral Road (SPR) corridor from a luxury hub to an ultra-luxury enclave.

Investors should view this asset as a "Legacy Hold." Unlike the earlier phases, Privana North was launched at a significantly higher entry point, reflecting its superior specifications and height advantage. Capital protection is inherently tied to the scarcity of 50-storey developments in Gurgaon that offer a "2-to-a-core" configuration. While it remains a high-conviction buy for long-term portfolio diversifiers, it is unsuitable for speculative investors seeking a low-ticket entry. Builder credibility is at its highest here; as the anchor of "DLF City Phase 6," the project benefits from the developer's zero-debt residential status and a 75-year history of delivering the most valuable resale assets in India.

Project Overview

DLF Privana North is an ultra-luxury residential enclave spread across approximately 17.7 acres, making it a pivotal component of the wider Privana township. The project is distinguished by its scale and height, featuring 6 soaring towers that reach G + 50 floors, the tallest ever built by DLF.

Product & Configuration:

• Scale: ~1,164 premium residences including limited-edition penthouses.
• Unit Configuration: Primarily expansive 4 BHK + Utility residences.
• Unit Sizes: Standard units at approximately 3,977 sq. ft., with Penthouses spanning roughly 7,714 sq. ft.
• Design Philosophy: Low-density planning with 80% dedicated to open green spaces and a vehicle-free ground plane.
• Privacy Standard: A "Double Core" design with only 4 apartments per floor (2 per core), ensuring zero apartment-to-apartment overlooking.
• Architecture: Masterplanned by HB Design (Singapore) with structural engineering by Thornton Tomasetti (New York), the same firm behind the world's most iconic skyscrapers.
• Current Status: Under construction; estimated RERA possession targeted for early 2029.

Exact unit mix and specifications should be evaluated on a unit-by-unit basis during advisory review.

Amenities here should be viewed as supporting infrastructure, not as the primary value driver.

Location & Connectivity

Positioned in Sector 76, Privana North occupies a unique "Hillside" geography, bordering the 25,000-acre Aravalli forest reserve. This ensures a permanent "green view" guarantee—a rarity in Gurgaon’s urban landscape.

Micro-Market Infrastructure:

• Cloverleaf Connectivity: Located 2 minutes from the Cloverleaf flyover, providing a signal-free transit point between NH-48, SPR, and the Dwarka Expressway.
• Economic Catalysts: The project is adjacent to the upcoming Cyber City 2 and Global City, which are slated to become the primary employment drivers for Gurgaon’s next decade of growth.
• Strategic Access: 25–30 minutes to IGI Airport; direct proximity to the operational American Express campus and upcoming corporate headquarters.
• Social Infrastructure: Within a 10–15 km radius of leading hospitals (Medanta) and premier schools (The Shri Ram School, DPS).

The micro-market risk is largely mitigated by DLF’s ownership of the surrounding infrastructure, effectively creating a "Privatized City" environment where the common area maintenance and security are managed to international standards.

Pricing & Capital Positioning

DLF Privana North entered the market at a significant premium, reflecting its "Upgraded Arbour" status. As of early 2026, the project is primarily active in the secondary and fresh-booking (limited units) segments.

Capital Allocation Analysis:

• Launch Pricing Context: The project launched in mid-2025 at approximately ₹23,500 per sq. ft., with a base ticket size starting at ₹9.35 Cr.
• Current Indicative Price Band (Feb 2026): Market valuations are currently trending between ₹24,500 and ₹26,500 per sq. ft., as the project moves closer to its mid-construction cycle.
• Rental Yield Strategy: Given the high ticket size, the rental yield is projected to be corporate-driven, targeting expat and C-suite tenants with an expected gross yield of 3.2% to 3.5%.
• Liquidity Outlook: Strong. The "DLF North" brand name and the exclusivity of 50th-floor skyline views ensure a robust resale demand from the global NRI community.
• Replacement Cost: Given the escalating land prices in Sector 76/77, the replacement cost of a similar G+50 tower in a DLF township is expected to cross ₹30,000 per sq. ft. before delivery.

Payment Structure & Risk Profile

The project utilizes a structured Construction-Linked Plan (CLP), providing a transparent cash flow schedule that de-risks the capital outlay for the investor.

Risk Evaluation:

• Construction & Safety: The structure is built to Seismic Zone 5 readiness, despite Gurgaon being in Zone 4, offering an added layer of institutional-grade safety.
• Parking Logistics: Each standard unit is allocated 3 dedicated car parking spaces within a multi-level basement (3 levels). Penthouses are allocated 4 spaces.
• Financial Risk: Zero. DLF’s zero-debt status on its residential book ensures that construction is fully funded through internal accruals and sales, not external debt.
• Exit Suitability: Recommended for a 7–10 year hold. The true value re-rating will occur once Cyber City 2 is operational and the full 116-acre township infrastructure is delivered.

AERI Risk View: Low

The project carries the lowest "Execution Risk" in the Gurgaon market. The primary risk factor is the long duration of the hold (2029 possession), which is balanced by the developer's unmatched track record and the scarcity of ultra-luxury supply in this specific height category.

For investors and premium homebuyers evaluating alignment with their portfolio strategy, AERI Properties provides structured advisory, due diligence oversight, and transaction execution support through its Gurgaon specialization.

Prices are indicative and subject to change based on configuration, floor, and prevailing terms.

RERA: HARERA/GGM/954/686/2025/57 dated 05/06/2026