Sector 81, Gurugram

Bestech Park View Grand Spa vs DLF The Ultima

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.

Bestech Park View Grand Spa

Bestech Group Builders

₹3.58 Cr

The full report on this one →

DLF The Ultima

DLF Builders

₹3.31 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 81; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹3.58 Cr–₹7.86 Cr and ₹3.31 Cr–₹4.90 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.

	Bestech Park View Grand Spa	DLF The Ultima
Asking rate	₹13,458 per super sq ft ≈ ₹20,705 per carpet one listing	₹17,353 per super sq ft ≈ ₹26,697 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	₹27,819a modelled rate card	₹34,589a 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	₹3.58 Cr – ₹7.86 Cr	₹3.31 Cr – ₹4.90 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	₹4.29 Cr 3,185–4,960 sq ft super ≈ 2,070–3,224 sq ft carpet 10 listed	₹4.42 Cr – ₹4.90 Cr 2,549–2,824 sq ft super ≈ 1,657–1,836 sq ft carpet 27 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹3,546 below the median of 104 comparable homes our cohort	Level with it within ₹500 of 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

	Bestech Park View Grand Spa	DLF The Ultima
Registration	No match found may be registered under a different legal name no match found	RERA-GRG-201-2019hrera 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	not on record	30/11/2020 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record
Stage and possession	Ready To Moveas listed	Ready To Move possession stated as 2019-03 as listed
What the developer told the regulator	not on record	21% of 496 units booked their own filed completion date has moved back 16 months filed 2019-08-27 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

	Bestech Park View Grand Spa	DLF The Ultima
Developer	Bestech Group Builders 9 projects we track, 28 town-planning licences, 5 refused applications tcp rolls	DLF Builders 57 projects we track, 43 town-planning licences, 41 refused applications tcp rolls
Size	not on record	not on record
Amenities	51 counted 41 of them premium as listed	66 counted 51 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	14.2 kmstraight-line	14.2 kmstraight-line
Resale outlook	Slower 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.

✓
DLF The Ultima asks 29% more per square foot than Bestech Park View Grand Spa — ₹17,353 against ₹13,458, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹6,771 a carpet square foot, against ₹3,895 on the quoted rate
published statutory rates, applied to both
⚠
DLF The Ultima is matched to the Haryana RERA register; Bestech Park View Grand Spa is not. A project can be registered under a legal name that differs from its marketing name, so treat this as an open question on Bestech Park View Grand Spa rather than a finding
HRERA register
✓
DLF The Ultima has filed how much of it was sold — 21% of 496 units when it last filed, in 2019-08. The other has not filed a figure we could read
Form REP-I
⚠
DLF The Ultima lists 66 amenities against 51 at Bestech Park View Grand Spa. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Bestech Park View Grand Spa as slower to resell and DLF The Ultima 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 Bestech Park View Grand Spa

What residents of this locality complain about

not on record

A registration we can confidently attach to this project; a limit of our matching rather than a statement about the developer

not on record

On DLF The Ultima

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.

Bestech Park View Grand Spa vs DLF The Ultima

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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