Sector 70A, Gurugram

AIPL Zen Residences vs M3M Escala

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.

AIPL Zen Residences

AIPL

₹2.10 Cr

The full report on this one →

M3M Escala

M3M India

₹2.15 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 70A; both quoted on super area, so the rates compare directly; both sell a 3 BHK; their asking ranges overlap — ₹2.10 Cr–₹2.95 Cr and ₹2.15 Cr–₹4.75 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.

	AIPL Zen Residences	M3M Escala
Asking rate	₹17,036 per super sq ft ≈ ₹26,210 per carpet one listing	₹13,571 per super sq ft ≈ ₹20,879 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	₹34,039a modelled rate card	₹28,016a 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	₹2.10 Cr – ₹2.95 Cr	₹2.15 Cr – ₹4.75 Cr
These overlap. That is the test that put the two on one page: a budget that reaches one reaches the other.
A 3 BHK here	₹2.85 Cr – ₹2.95 Cr 1,655–1,703 sq ft super ≈ 1,076–1,107 sq ft carpet	₹2.85 Cr – ₹4.75 Cr 2,100–3,500 sq ft super ≈ 1,365–2,275 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	Level with it within ₹500 of the median of 104 comparable homes our cohort	₹3,433 below the median of 104 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

	AIPL Zen Residences	M3M Escala
Registration	RERA-GRG-565-2020hrera register	RERA-GRG-907-2021hrera 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	30/04/2024 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record	02/08/2018 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record
Stage and possession	Ready To Move possession stated as 2023-07 as listed	Ready To Move possession stated as 2017-08 as listed
What the developer told the regulator	68% of 226 units booked their own filed completion date has moved back 12 months filed 2021-07-28 form rep-i	100% of 152 units booked filed 2021-08-16 form rep-i
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

	AIPL Zen Residences	M3M Escala
Developer	AIPL 7 projects we track our corpus	M3M India 40 projects we track, 5 town-planning licences, 8 refused applications tcp rolls
Size	not on record	not on record
Amenities	46 counted 36 of them premium as listed	23 counted 14 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	10.0 kmstraight-line	10.0 kmstraight-line
Resale outlook	Good resale market how contested selling it again would be our index	Good 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.

✓
AIPL Zen Residences asks 26% more per square foot than M3M Escala — ₹17,036 against ₹13,571, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹6,023 a carpet square foot, against ₹3,465 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2023-07 for AIPL Zen Residences and 2017-08 for M3M Escala
as listed by the developer
✓
Filed absorption: 68% at AIPL Zen Residences, 100% at M3M Escala
Form REP-I, both projects
⚠
AIPL Zen Residences lists 46 amenities against 23 at M3M Escala. It is a count of what is advertised, and nobody audits it
developer listings

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 AIPL Zen Residences

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 M3M Escala

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.

AIPL Zen Residences vs M3M Escala

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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