Sector 77, Gurugram

Adore The Select Premia vs Emaar MGF Palm Hills

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.

Adore The Select Premia

Adore Build Projects LLP

₹2.57 Cr

The full report on this one →

Emaar MGF Palm Hills

Emaar India

₹1.79 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 77; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹2.57 Cr–₹3.92 Cr and ₹1.79 Cr–₹2.75 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.

	Adore The Select Premia	Emaar MGF Palm Hills
Asking rate	₹12,553 per super sq ft ≈ ₹19,312 per carpet one listing	₹12,381 per super sq ft ≈ ₹19,048 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	₹26,244a modelled rate card	₹25,946a 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	₹2.57 Cr – ₹3.92 Cr	₹1.79 Cr – ₹2.75 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	₹3.92 Cr 2,800 sq ft super ≈ 1,820 sq ft carpet 1 listed	₹1.79 Cr – ₹2.75 Cr 1,900–2,243 sq ft super ≈ 1,235–1,458 sq ft carpet
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹1,564 above the median of 10 comparable homes our cohort	₹2,089 above the median of 89 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

	Adore The Select Premia	Emaar MGF Palm Hills
Registration	RERA-GRG-1560-2024hrera register	RERA-GRG-612-2020hrera 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	28/02/2029registration up-to	02/10/2022 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record
Stage and possession	New Launch possession stated as 2029-02 as listed	Ready To Move possession stated as 2019-12 as listed

The building and the developer

What stands behind each one

	Adore The Select Premia	Emaar MGF Palm Hills
Developer	Adore Build Projects LLP 1 projects we track our corpus	Emaar India 31 projects we track, 7 town-planning licences tcp rolls
Size	768 homes across 7 towers as listed	not on record
Amenities	35 counted 28 of them premium as listed	35 counted 25 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	12.4 kmstraight-line	12.1 kmstraight-line
Resale outlook	Slower to resell how contested selling it again would be our index	Hard to resell 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.

✓
They ask within 1.4% of each other per square foot — ₹12,553 and ₹12,381. Whatever separates these two, it is not the rate
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹298 a carpet square foot, against ₹172 on the quoted rate
published statutory rates, applied to both
⚠
Emaar MGF Palm Hills is ready to move into; Adore The Select Premia is not. That is a difference in what you are buying — a home, or a contract to be given one
listed construction status
⚠
Our resale index reads Adore The Select Premia as slower to resell and Emaar MGF Palm Hills as hard to resell. 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 Adore The Select Premia

What residents of this locality complain about

not on record

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

not on record

On Emaar MGF Palm Hills

What residents of this locality complain about

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.

Adore The Select Premia vs Emaar MGF Palm Hills

The money, side by side

Registration and delivery

What stands behind each one

Where they genuinely differ

Where the record is incomplete

We are not going to pick one

Both reports, and the sector behind them

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