Sobha Altus and Elan The Emperor are both Sector 106 luxury projects on Dwarka Expressway, but they are not the same purchase. Altus is a 5.51-acre RERA-registered project from Rs. 7.75 Cr with an April 2028 completion date. The Emperor is 4.82 registered acres inside a 33.51-acre colony, from roughly Rs. 10 Cr.
- Sobha Altus: 5.51 registered acres, 293 residences, from Rs. 7.75 Cr, completion April 2028.
- Elan The Emperor: 4.82 registered acres inside a 33.51-acre licensed colony, from roughly Rs. 10 Cr.
- The Emperor buys you around 1,350 extra sq.ft. at entry and a longer, less-documented wait.
- Sobha is NSE and BSE listed with audited quarterlies. Elan Group is privately held.
- Dwarka Expressway posted the highest annual price rise in India at 58% CREDAI–Colliers–Liases Foras.
Key Takeaways Snapshot
- Entry gap: Rs. 7.75 Cr (Sobha Altus, per sobha.com) against roughly Rs. 10 Cr (Elan The Emperor, per listing portals), a spread of about 49%.
- Registered area: 5.51 acres for Altus against 4.82 acres for The Emperor, per each developer’s own HARERA disclosure.
- Completion on record: April 2028 for Altus, published by Sobha. Elan publishes no completion date for The Emperor on its official page.
- Corridor momentum: Dwarka Expressway recorded a 58% year-on-year price rise, the highest of any Indian residential corridor, CREDAI–Colliers–Liases Foras Housing Price Tracker, Q4 2024.
- Developer disclosure: Sobha Limited posted FY26 sales of Rs. 8,135.9 Cr, up 30%, and closed net-cash-positive at Rs. 800 Cr. Elan Group does not publish audited consolidated accounts.
The 60-Second Comparison
Two towers going up in the same Gurugram sector, roughly five minutes apart. One asks Rs. 7.75 crore to start. The other asks about Rs. 10 crores. Here is the whole picture before we argue about any of it.
| Criterion | Sobha Altus | Elan The Emperor |
|---|---|---|
| Developer | Sobha Limited (NSE: SOBHA, BSE: 532784) | Elan Avenue Limited, Elan Group (unlisted) |
| HARERA registration | RC/REP/HARERA/GGM/828/560/2024/55, dated 27.05.2024 | 05 of 2025, dated 17.01.2025 |
| Registered project area | 5.51 acres (22,298.20 sq m) | 4.82 acres (1.95 hectares), within a 33.5125-acre licensed colony |
| Configurations | 4 & 5 bed residences and 1-bed studios | 4 & 5 BHK and penthouses |
| Sizes | 3,230–4008 sq.ft. (super area) | Approx. 4,223–5,891 sq.ft. (super area, per listings) |
| Residences | 293 (204 four/five-bed, 85 studios) | Not disclosed on the official page |
| Entry price | Rs. 7.75 Cr onwards (sobha.com) | Approx. Rs. 10 Cr onwards (listing portals) |
| Median asking rate | Rs. 21,000 per sq.ft stable QoQ | Rs. 23,400 per sq.ft. cooling QoQ |
| Clubhouse | The Club Waverly, 46,080.5 sq.ft. | Clubhouse announced; area not published |
| Completion date | April 2028 (published by Sobha) | Not published officially; verify on HARERA |
What You Are Actually Buying: 5.51 Registered Acres vs 4.82
This is the line almost every comparison skips, and it is the one that changes the decision.
Sobha registered Altus with HARERA as a project on 5.51 acres. That is the whole thing. The 293 residences, The Club Waverly at 46,080.5 sq.ft. The landscaping, all of it, sits inside the registered footprint. What Sobha has promised the regulator is what you can hold Sobha to.
Elan’s own legal disclosure reads differently. The Emperor is registered under HARERA 05 of 2025 on land admeasuring 4.82 acres, and Elan states plainly that this parcel forms an integral part of licensed land totalling 33.5125 acres under two DTCP licenses number 80 of 2012 and number 194 of 2024, the latter issued only on 31 December 2024.
Read that again. The second license is younger than the project.
So when a listing page tells you The Emperor sits on 33.5 acres, or 37, or 50, and we found all three figures in circulation, it is describing the colony. Your registered project is 4.82 acres. The rest is a masterplan you are buying into on trust, phase by phase, as licenses and building plans land.
That is not automatically bad. Phased township development is normal in Gurugram, and a larger colony can deliver amenities a five-acre plot never could. But it is a materially different risk profile from a self-contained parcel, and you should price it deliberately rather than absorb it by accident.
Elan also discloses that the project land and its receivables are presently mortgaged with banks, financial institutions, NBFCs and HFCs. This is routine construction finance and appears in most developer disclosures. Ask your lawyer to confirm the no-objection position on your specific unit before you sign anything.
The Rs. 3.3 Crore Question: Price Against Floor Plate
Sobha publishes Rs. 7.75 crore as the starting price for Altus. Elan does not publish a price on its official page; listing portals converge on roughly Rs. 10 crores. Call the gap Rs. 3.3 crore, or about 49%.
You are not paying that for nothing. Sobha lists Altus residences between 3,230 and 4008 sq ft. The Emperor starts around 4,223 sq.ft. and runs to roughly 5,891 sq.ft. With penthouses beyond. At entry, The Emperor gives you around 1,350 more square feet.
On asking rates, the two are closer than the headline suggests. Square Yards puts the Altus median at Rs. 21,000 per sq.ft. against Rs. 23,400 for The Emperor, an 11% premium, not 49%. The gap you feel in the cheque is mostly a function of unit size, not a different quality tier.
One caution on those portal numbers: they are asking prices from 18 and 23 listings respectively, not registered transactions. Square Yards also flags Altus as stable quarter-on-quarter while The Emperor is cooling. Treat the direction as a signal and the absolute figure as an estimate.
Before you compare either against anything else, confirm whether the quote you are given is carpet area or super area. Under RERA, carpet is the legal standard, and the loading between the two routinely runs 25-35% in Gurugram high-rises. A per-square-foot comparison across two different area definitions is meaningless. Our full Sobha Altus price list and floor plans break out both figures side by side.
The Detail Neither Brochure Leads with: 85 Studios in a 293-Home Project
Sobha’s own page breaks the Altus count down as 204 four- and five-bed residences plus 85 one-bed studios. Nearly three in ten homes in the project are studios.
That is unusual at this price point, and it cuts both ways. Studios bring a rental-heavy, higher-churn resident profile into a building otherwise sold to families. They also widen the maintenance-cost base and give the project a liquid, lower-ticket entry that resale buyers actively look for. If you are buying a 4008 sq.ft. residence, ask how the studio tower is zoned, which lobbies and lifts it shares, and whether it draws on the same clubhouse membership.
The Emperor publishes no unit count on its official page at all, so the equivalent question cannot be answered from the public record. Ask Elan directly, in writing, and cross-check against the unit schedule filed with HARERA.
One more thing worth raising with the sales desk: 204 plus 85 is 289, not the 293 residences Sobha states on the same page. It is almost certainly a rounding or phasing artefact rather than anything meaningful. Ask anyway, and take the RERA-filed unit schedule as the answer.
Delivery Risk: A Date on File vs a Date Nobody Agrees On
Sobha states April 2028 as the completion date for Altus, on its own project page, in writing. That is a number you can hold against the RERA declaration and against Sobha’s delivery record.
Elan does not publish a completion date for The Emperor anywhere on elanlimited.com. We checked. What we found instead, across third-party listing pages on 1 August 2026, was four different answers for the same project: January 2029, December 2029, an unspecified 2029, and September 2032.
A three-and-a-half-year spread is not a rounding error. It is the difference between a five-year hold and a nine-year one, and it changes the internal rate of return on the same asset beyond recognition.
None of this means Elan will be late. It means the public record is thin, and thin public records are exactly where buyers get hurt. Pull the registration on the HARERA portal, read the declared completion date and the quarterly progress reports the promoter is obliged to file, and treat every other date you have been shown as marketing.
Who Is Building It, and What You Can Verify About Them
Sobha Limited has been listed on the NSE and BSE since 2006. That listing is the point. You can read audited quarterly numbers before you wire a rupee.
The FY26 filings show sales bookings of Rs. 8,135.9 crores, up 30% year on year, with Delhi-NCR contributing Rs. 2,455 crores, or 30% of the total. The company closed the year net-cash-positive at Rs. 800 crores. Sobha also runs a backward-integrated model: concrete, glazing, joinery, interiors, and MEP are handled in-house rather than tendered out, which is the structural reason its finish quality stays consistent across cities.
Elan Group is a different proposition, and not a weak one. Founded in 2013, it built its name on commercial and retail landmarks: Elan Miracle, Elan Epic, Elan Mercado, Elan Town Center, Elan Imperial. For The Emperor, it has assembled a genuinely serious consultant bench: UHA London on architecture, SWA on landscape, HBA on interiors, WET on water features, and Leighton as contractor.
The honest caveat: Elan Group is privately held and does not publish full audited consolidated accounts, and its ultra-luxury residential track record is still being written. You are underwriting a design-led promise from a strong commercial developer rather than a thirty-year residential delivery record. Some buyers will pay a premium for the former. Know which one you are doing.
The Corridor Both Projects Are Betting On
Neither project exists in isolation. Dwarka Expressway recorded a 58% year-on-year rise in housing prices, the highest of any residential corridor in India, according to the CREDAI–Colliers–Liases Foras Housing Price Tracker for Q4 2024. Delhi NCR overall rose 31% year on year, the steepest among India’s top eight cities, driven by luxury and ultra-luxury demand.
Sector 106 is situated on the Delhi-facing end of that corridor, roughly 15 minutes from IGI Airport. It is the stretch that benefits first when the expressway’s remaining connections mature.
One consequence worth naming: a corridor that has already re-rated 58% in a year is not early. The easy money has been made. What you are buying now is execution quality and holding power, which is precisely why the registration and delivery questions above matter more than they would have in 2021.
The Verdict: Which Sector 106 Luxury Project Should You Choose?
There is no single winner. There are two clear briefs.
- Choose Sobha Altus if you want the shorter documented runway, the lower entry, and a developer whose numbers you can audit quarterly. It is the more conservative file at Rs. 7.75 Cr, with April 2028 on record and a 5.51-acre registered footprint that contains everything you were shown.
- Choose Elan The Emperor if floor plate is the deciding variable and you have both the budget and the patience. Around 1,350 extra square feet at entry, a global consultant bench, and a larger colony masterplan provided you accept an undisclosed completion date and a 4.82-acre registered project inside it.
- Choose neither yet if you have not pulled both registrations on haryanarera.gov.in. Thirty minutes on the regulator portal will tell you more than any comparison page, including this one.
What We Found When We Read the Filings Instead of the Brochures
On 1 August 2026, our desk did something unglamorous: we stopped reading brochures and pulled both developers’ own legal disclosures side by side.
The Sobha page was straightforward. Registered area, unit count, clubhouse area, RERA number, completion date all published, all consistent with the registration.
The Emperor took longer. Elan’s official disclosure is thorough on the legal side and states the registered area as 4.82 acres within a 33.5125-acre licensed parcel. But it publishes no completion date and no unit count. When we went looking for those two figures on third-party pages, we found four different possession dates and three different acreage claims for the same project. Every one of those pages presented its number as fact.
That is the single most useful thing we can tell a buyer in this sector. The variance is not in the buildings. It is in what the internet is willing to assert about them.
Key Takeaways
The two projects share a sector and almost nothing else that matters to a buyer.
- The registration footprints differ. Altus is registered on 5.51 acres as a complete project. The Emperor is registered on 4.82 acres inside a 33.5125-acre licensed colony. Read HARERA 55 of 2024 and 05 of 2025 before you shortlist.
- The entry gap is about Rs. 3.3 crore, but the rate gap is only around 11%. You are paying for roughly 1,350 extra square feet, not a different quality tier.
- Only one completion date is published. Sobha states April 2028 for Altus. Elan publishes none for The Emperor, and third-party listings span January 2029 to September 2032.
- Disclosure quality is asymmetric. Sobha files audited quarterlies on the NSE and BSE and reported FY26 sales of Rs. 8,135.9 Cr. Elan Group is unlisted and does not publish full audited accounts.
- The corridor has already re-rated. Dwarka Expressway rose 58% year on year, the highest in India. Execution risk now matters more than entry timing.
If Altus is the shortlist, our Sector 106 carries the current unit availability, and the Dwarka Expressway location breakdown covers drive times to IGI, Cyber City and the Diplomatic Enclave. Ask for the floor plan set and the carpet-area price sheet together; they only make sense when read side by side.
Read more: Sobha Altus Sector 106 Gurgaon: Buyer & Investor Guide
Frequently Asked Questions
What is the difference between Sobha Altus and Elan The Emperor?
Both are situated in Sector 106 on Dwarka Expressway, but their RERA filings differ sharply. Sobha Altus is registered as a standalone 5.51-acre project with 293 residences and a stated April 2028 completion date. Elan The Emperor is registered on just 4.82 acres carved out of a larger 33.51-acre licensed colony.
How much more expensive is Elan The Emperor than Sobha Altus?
Roughly 49% more at entry. Sobha lists Altus from Rs. 7.75 Cr on its official site, while Elan The Emperor is quoted from about Rs. 10 Cr across listing portals. That is a Rs. 3.3 Cr gap in the same sector. You also get a larger floor plate for it.
When is possession for Sobha Altus and Elan The Emperor?
Sobha publishes April 2028 as the completion date for Altus on its own project page. Elan does not publish a completion date for The Emperor on its official page, and third-party listings quote dates ranging from January 2029 to September 2032. Verify both on the HARERA portal before you commit.
Which is better for investment, Sobha Altus or Elan The Emperor?
It depends on your holding period. Altus offers a shorter, documented construction runway and a lower entry, which suits a five-year horizon. The Emperor targets the thinner ultra-luxury resale pool above Rs. 10 Cr, where exits take longer but per-square-foot ceilings are higher. Match the choice to your exit plan.
What are the RERA numbers for Sobha Altus and Elan The Emperor?
Sobha Altus carries HARERA registration number RC/REP/HARERA/GGM/828/560/2024/55, dated 27 May 2024. Elan The Emperor carries HARERA registration 05 of 2025, dated 17 January 2025, filed under the promoter Elan Avenue Limited, formerly Airmid Developer Limited. Look up both numbers on haryanarera.gov.in rather than trusting any listing page, including this one.
Which project suits an NRI buyer better?
Altus is the simpler file to diligence remotely. Sobha is listed on the NSE and BSE, so you can read audited quarterly numbers before wiring funds. Elan Group is privately held and does not publish full audited accounts. For a buyer who cannot visit the site often, that disclosure gap matters.
How do I verify these projects on the HARERA portal?
Open haryanarera.gov.in, go to the registered projects search, and enter the registration number or the promoter name. Check the declared project area, the quarterly progress reports filed, and any complaints on record. The declared area is the figure that binds legally, not the acreage quoted in brochures or on microsites.
How big are the apartments at Sobha Altus vs Elan The Emperor?
Sobha lists Altus residences between 3,230 and 4008 sq.ft. Plus one-bedroom studios. Elan The Emperor units are listed between roughly 4,223 and 5,891 sq.ft. With penthouses running larger. The Emperor has a larger floor plate by around 1,350 sq.ft. at entry. Confirm whether quotes are carpet or super area.
Are Sobha Altus and Elan The Emperor in the same location?
Both are in Sector 106, Gurugram, along Dwarka Expressway, pin code 122006. Elan The Emperor sits in the revenue estate of the village Pawala Khusrupur within the Gurugram-Manesar Urban Complex. They share the same corridor infrastructure, the same airport drive, and the same sector-level price index. The difference is the project, not the postcode.
Sobha Altus, Sector 106, Dwarka Expressway, Gurgaon
Ask for the current price list, available floor plates and payment plan.