Sobha Altus is a "flight to quality" asset, strategically suited for long-term capital allocators and end-users prioritizing execution certainty over speculative growth. Positioned in a maturing 2026 market cycle, it serves as a low-volatility anchor for HNI portfolios, offering superior capital protection through Sobha’s backward-integrated construction model.

Investors should view this as a mid-cycle entry. While the "Delhi-end" location ensures high scarcity value, the rapid appreciation of 2023–2025 has normalized, making multi-year capital preservation and rental yield the primary drivers. This is an institutional-grade defensive play—ideal for those seeking a high-quality physical asset with minimal delivery risk, provided they have the liquidity to manage a premium cost of carry.

Project Overview

Positioned as a sustainable ultra-luxury enclave, the project is IGBC Gold Pre-certified and features biophilic design with 80% open green spaces.

Key structural attributes:

• 5.51-acre low-density land parcel.
• 3 high-rise towers (G+28) with a contemporary fluidic/parametric design.
• 293 exclusive units.
• Ultra-luxury 3 BHK, 4 BHK & 5 BHK residences.

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

Micro-Market Dynamics: Sector 106 is situated at the "premium head" of the Dwarka Expressway (DXP), placing it within the most valuable 5-km stretch of the corridor. Unlike sectors deeper into New Gurgaon, Sector 106 benefits from its immediate proximity to the Delhi border, effectively bridging the gap between the IGI Airport and Gurgaon’s central business districts.

Infrastructure Drivers: The primary catalyst remains the now-operational Dwarka Expressway, which has reduced transit times to Terminal 3 (IGI Airport) to under 20 minutes. The upcoming Metro extension and the proposed Global City (Sector 36/37) provide secondary long-term demand drivers.

Key locational considerations:

• IGI Airport (T3) is approximately 15 minutes away.
• Directly accessible to Yashobhoomi (IICC) and the upcoming Diplomatic Enclave II.
• Proximity to emerging commercial and residential clusters along Sectors 102–106

Supply & Oversupply Risk: While there is a high concentration of premium supply in the DXP corridor (notably from Elan, M3M, and Godrej), Sector 106 remains protected by high entry barriers. The scarcity of 5+ acre land parcels with high-road visibility and Tier-1 developer backing limits the risk of "commoditized" oversupply, ensuring that projects like Altus retain their scarcity value.

Pricing & Capital Positioning

Indicative Price Band: As of early 2026, the indicative pricing for Sobha Altus ranges from ₹21,500 to ₹27,000 per sq. ft., depending on the floor level and view. This reflects a substantial premium over the Sector 106 average, but aligns with the pricing seen in high-end developments on the Golf Course Extension Road.

Capital Allocation Analysis: The entry level is high, often exceeding ₹7.5 Cr for standard 3/4 BHK units. From a capital positioning perspective, the "replacement cost" of such an asset—factoring in current land acquisition rates in Sector 106 and escalating construction costs—justifies the current base price. However, investors must recognize that the rapid 30% YoY growth seen in 2024–2025 is normalizing.

Liquidity: The asset is highly liquid in the secondary market due to the "Sobha brand premium," which typically allows for a faster exit compared to unbranded or lower-tier developers in the same sector.

Payment Structure & Risk Profile

Financial Structure: The project typically utilizes a Construction Linked Plan (CLP), which aligns the investor's cash outflows with physical milestones. This provides a natural hedge against delivery delays. Bank finance is highly viable for this asset, given the developer's high credit rating and RERA compliance.

Risk Analysis

• Construction Risk: Low. Sobha's in-house execution capability is the industry benchmark for reliability.
• Regulatory Risk: Low. The project is fully RERA-registered with clear land titles and no significant public-domain litigation.
• Market Risk: Moderate. The primary risk is a potential stagnation in secondary market prices if global macroeconomic factors dampen HNI sentiment.

Exit Horizon AERI advises a holding period of 5–7 years to fully capture the appreciation from the maturing social infrastructure and the eventual operationalization of the Delhi Metro extension along the expressway.

AERI Risk View: Low

The project’s risk profile is categorized as Low due to the developer’s robust capital structure and self-reliant delivery model. While the entry price is at the higher end of the current market cycle, the asset’s long-term value is secured by its strategic location near the Delhi border and its superior build specifications.

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

RERA: RC/REP/HARERA/GGM/828/560/2024/55 dated 27/05/2024