A broader launch.
A controlled price target.

The launch envelope

500 homes cover 7,25,900 saleable sq ft, leaving 2,74,100 sq ft below the 10-lakh target. A 700-home buffer covers 10,16,260 sq ft. At the same mix, the full 25-lakh saleable envelope fits approximately 1,721 whole homes / 24,99,350 sq ft; this is an area-capacity model, not architectural feasibility.

Developer planning carpet = RERA carpet + exclusive terrace. Own terrace is explicitly assumed 0 for this preliminary design; balcony is unspecified and excluded. Modeled saleable = planning carpet × 1.40. Competitor unknown terrace is never assumed zero.

Ten sizes and realistic ticket tests

Tickets below are programme averages across the illustrative floor allocation. The simulator shows each selected floor's cost sheet and actual minimum/maximum. Fees are conditional; the complete all-inclusive ticket remains unresolved.

* Includes conditional 5% construction GST, conditional 7% stamp on an agreement-floor valuation case, capped registration and ₹2.1 lakh maintenance benchmark. Utilities, share/legal/other charges, own jurisdiction and chargeable stamp valuation need confirmation. TDS is withholding within agreement, not another charge. These are modeled own prices, not achieved market transactions.

Programme buyer known-cost subtotal: ₹1,081.67 Cr. This is not a final all-inclusive total. Agreement revenue excludes GST and buyer charges; it is neither profit nor cash collections.

Price the average correctly

Exact base quote: ₹9,750.4650 / saleable sq ft. Base after ₹500 discount: ₹9,250.4650. Area-weighted floor rise: ₹249.5350. Together this gives ₹10,000 weighted quote and ₹9,500 weighted agreement realization.

If quoting whole rupees, use ₹9,751 base quote / ₹9,251 after discount; the illustrated programme then achieves ₹9,500.535. ₹10,000 as a base-floor quote less ₹500 plus floor rise would instead average ₹9,749.535 achieved. Both pricing policies are available separately in the simulator.

Floors 1–5 have no premium; each next five-floor block adds ₹100/sq ft. The whole-home floor allocation spans the development programme. 689 homes over 30 levels would average 23 homes per level if treated as one tower, so no single-tower capacity claim is made. The architect must establish towers, floor plates, lifts and sanctioned area.

Sales required

• 12 months: plan for 58 net sales / 63 gross bookings per month.
• 8-month stretch: 87 net sales / 94 gross bookings per month.

The 8% cancellation allowance gives 752 gross bookings after product-level whole-home rounding. The simulator's monthly schedule reconciles to 689 retained sales and 10,01,070 saleable sq ft. These are execution requirements, not absorption forecasts.

What changed, and what remains a test

The selected 2,920 primary registrations include 1,220 explicit 2 BHK purchases (41.78%) and 744 3 BHKs (25.48%). That supports a larger 2 BHK launch test. Both configurations slowed similarly in recent registration counts; current unsold stock is not verified, so a specific large-flat absorption problem is not proven.

The 950/1,050 bands contain many homes marketed as compact 3 BHKs and no exact-matching explicit 2.5 BHK cohort in the selected records. Keep 2.5 BHK to a 15% pilot and test its layout/ticket advantage before scaling. Low counts in a large format do not establish a supply gap.

The earlier 594-home premium plan, the 60/25/15 case and the 75/15/10 comparison remain available as separate historical planning benchmarks.

Demand and source cost evidence ↗ · New imagery and document findings ↗ · Detailed cost evidence ↗