Sobha Altus

Altus is a small, carefully planned project, and its size is a big part of the appeal. Sobha is building just 293 homes in three towers on 5.51 acres in Sector 106. Layouts run from 1-bed studios up to 5 BHKs, and the design team brings in architects and designers from India, Europe and the Far East. It is a new launch, registered under RERA with registration number GGM/828/560/2024/55, and you can check it on the state RERA portal before booking.

The design brief here is privacy. Homes are planned with minimal shared walls and no directly facing units, and you arrive through an access-controlled lobby rather than an open entrance. There is also a grand arrival lobby, and the project follows a biophilic design approach with green certification.

Sector 106 sits on the upper part of Dwarka Expressway, the section closer to Delhi. From here you have convenient access to Delhi, central Gurgaon and IGI Airport, and schools, hospitals and commercial hubs are in the area. The project also includes a boutique mall of its own, which helps with everyday errands.

For a project of this size, the clubhouse is generous at about 46,080 sq.ft, and it sits inside an 840-metre jogging loop. The indoor swimming pool is temperature-controlled, so you can use it year-round. You also get a gym and parks, along with power backup, water storage, lifts, parking, housekeeping, maintenance staff, fire fighting, CCTV and 24x7 security. The balconies are designed for open views, light and ventilation.

The range of homes is unusually wide. At one end is a 1-bed studio of 677 sq.ft. Then comes a 3 BHK with utility at 2,958 sq.ft, and 4 BHKs at 3,045 and 3,109 sq.ft. At the top are 5 BHKs with utility at 3,690 and 3,853 sq.ft. Prices start around ₹6.36 Cr, though launch pricing moves, so check the current sheet, and ask which unit types that figure applies to, given how wide the range is.

Altus suits a family that values privacy and finish over a big township feel. With fewer than 300 homes, the clubhouse and grounds will not feel crowded, and Sobha's in-house construction model is reassuring when you are buying from overseas and cannot check on the site often.

The studio option is interesting for an NRI who wants a smaller Sobha unit, perhaps for a parent or for occasional visits. Rental demand for studios at this level, however, is something to test with local agents rather than assume.

The thing to check is value. Sobha typically prices at the top of its sectors, so compare the cost per sq.ft of carpet area with other upper Expressway launches, and confirm the HRERA registration and possession date.

Sobha itself is a Bengaluru-based developer founded in 1995. It does much of its design and construction in-house instead of handing it to contractors, and buyers who tour its homes usually notice the finishing first. In Gurgaon, you can visit Sobha City in Sector 108 and Sobha International City in Sector 109 to see what it delivers after handover.