Sector 102, Gurugram

Adani M2K Oyster Grande vs HCBS Twin Horizon

We do not pick one. Below is what each states about itself, what we could check against a public record, and, named rather than left blank, what neither of us can answer.

Adani M2K Oyster Grande

Adani Realty

₹2.20 Cr

The full report on this one →

HCBS Twin Horizon

HCBS PROMOTERS AND DEVELOPERS PRIVATE LIMITED

₹4.83 Cr

The full report on this one →

Why these two are on one page. A comparison only exists here where a buyer could genuinely be choosing between the two: both in Sector 102; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹2.20 Cr–₹9.49 Cr and ₹4.83 Cr–₹6.74 Cr. All four are facts the projects state about themselves — we did not score their similarity.

What each one costs

The money, side by side

Every figure below is published by the project or computed the same way its own page computes it. Nothing is averaged, and a disagreement between sources renders as a range.

	Adani M2K Oyster Grande	HCBS Twin Horizon
Asking rate	₹19,727 per super sq ft ≈ ₹30,349 per carpet one listing	₹17,733 per super sq ft ≈ ₹27,282 per carpet one listing
Both quoted on the same area basis — that is one of the reasons these two are on a page together.
All-in, per carpet sq ft	₹38,715a modelled rate card	₹35,251a modelled rate card
The quoted rate plus development charges, GST, stamp duty and registration, divided back over carpet area. Same calculation as each project’s own page — statutory rates are published, development charges are marked where we had to model them.
Ticket, as published	₹2.20 Cr – ₹9.49 Cr	₹4.83 Cr – ₹6.74 Cr
These overlap. That is the test that put the two on one page: a budget that reaches one reaches the other.
A 4 BHK here	₹4.17 Cr – ₹5.92 Cr 2,552–2,558 sq ft super ≈ 1,659–1,663 sq ft carpet 2 listed	₹5.79 Cr – ₹6.74 Cr 3,265–3,800 sq ft super ≈ 2,122–2,470 sq ft carpet 2 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹2,722 above the median of 104 comparable homes our cohort	₹723 above the median of 41 comparable homes our cohort
Not against each other — against every home we hold on the same area basis, price tier and lifecycle.

What the public record holds

Registration and delivery

	Adani M2K Oyster Grande	HCBS Twin Horizon
Registration	RERA-GRG-544-2019hrera register	RERA-GRG-1888-2025hrera register
A registration we cannot confidently attach is a limit of our matching and says nothing about the project. We say which it is.
Registered until	30/09/2024flagged lapsed	15/10/2028registration up-to
Stage and possession	Ready To Move possession stated as 2017-05 as listed	Under Construction possession stated as 2028-10 as listed
What the developer told the regulator	3% of 58 units booked filed 2019-12-31 form rep-i	not on record
Form REP-I is the developer’s own declaration to Haryana RERA. Where only one of the two has filed, that asymmetry is the finding. It is no mark against the other.

The building and the developer

What stands behind each one

	Adani M2K Oyster Grande	HCBS Twin Horizon
Developer	Adani Realty 12 projects we track our corpus	HCBS PROMOTERS AND DEVELOPERS PRIVATE LIMITED 3 projects we track, 1 town-planning licences tcp rolls
Size	not on record	not on record
Amenities	50 counted 38 of them premium as listed	50 counted 37 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	13.2 kmnamed station	9.9 kmstraight-line
Resale outlook	Hard to resell how contested selling it again would be our index	Mixed resale market how contested selling it again would be our index
Our own index, filed nowhere: built from liquidity, pipeline, price position and location, and validated against resale listings.

The short version

Where they genuinely differ

Each line names the figure it came from. None of them is advice.

✓
Adani M2K Oyster Grande asks 11% more per square foot than HCBS Twin Horizon — ₹19,727 against ₹17,733, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹3,463 a carpet square foot, against ₹1,993 on the quoted rate
published statutory rates, applied to both
⚠
Adani M2K Oyster Grande is ready to move into; HCBS Twin Horizon is not. That is a difference in what you are buying — a home, or a contract to be given one
listed construction status
✓
Adani M2K Oyster Grande has filed how much of it was sold — 3% of 58 units when it last filed, in 2019-12. The other has not filed a figure we could read
Form REP-I
✓
HCBS Twin Horizon is 3.3 km closer to a metro station (9.9 km against 13.2 km)
mapped station locations
⚠
Our resale index reads Adani M2K Oyster Grande as hard to resell and HCBS Twin Horizon as mixed resale market. It is our own index rather than a filed figure, and it describes how contested selling again would be, and says nothing about what the home will be worth
our resale index

Not compared

Where the record is incomplete

These fields are missing for one or both projects, so no comparison is drawn. Named here rather than left blank, where an absence would read as a finding.

On Adani M2K Oyster Grande

A town-planning licence record we could match to this developer

not on record

The part you were expecting

We are not going to pick one

There is no winner on this page, and there will not be one. Two homes differ on price, on stage, on who built them and on how hard each would be to sell again, and which of those matters is a question about you rather than about the buildings. A site that ranks two homes is selling one of them. The most useful thing we can do is put the record of both in front of you and be clear about where it runs out.

Deciding between more than two? The Property File keeps your own shortlist, your own notes from each visit, and the all-in cost of each — and it does not pick a winner either.