Sector 99, Gurugram

Cosmos Express 99 vs Lotus Elise

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.

Cosmos Express 99

Cosmos Infra Engineering

₹76.73 L

The full report on this one →

Lotus Elise

Lotus Realtech Builders

₹1.45 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 99; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹76.73 L–₹2.63 Cr and ₹1.45 Cr–₹3.32 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.

	Cosmos Express 99	Lotus Elise
Asking rate	₹9,649 per super sq ft ≈ ₹14,845 per carpet one listing	₹10,977 per super sq ft ≈ ₹16,887 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	₹21,196a modelled rate card	₹23,504a 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	₹76.73 L – ₹2.63 Cr	₹1.45 Cr – ₹3.32 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	₹2.27 Cr – ₹2.63 Cr 2,350–2,730 sq ft super ≈ 1,528–1,774 sq ft carpet 2 listed	₹3.32 Cr 2,800 sq ft super ≈ 1,820 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	₹643 below the median of 89 comparable homes our cohort	₹685 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

	Cosmos Express 99	Lotus Elise
Registration	RERA-GRG-276-2019hrera register	RERA-GRG-314-2019hrera 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	31/03/2025 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record	30/09/2021 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 2017-10 as listed	Ready To Move possession stated as 2021-09 as listed
What the developer told the regulator	their own filed completion date has moved back 48 months filed 2019-07-30 form rep-i	73% of 158 units booked their own filed completion date has moved back 38 months filed 2019-10-10 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

	Cosmos Express 99	Lotus Elise
Developer	Cosmos Infra Engineering 2 projects we track, 1 refused applications our corpus	Lotus Realtech Builders 2 projects we track, 1 town-planning licences tcp rolls
Size	not on record	not on record
Amenities	29 counted 19 of them premium as listed	13 counted 7 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	10.9 kmstraight-line	11.1 kmstraight-line
Resale outlook	Mixed resale market 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.

✓
Lotus Elise asks 14% more per square foot than Cosmos Express 99 — ₹10,977 against ₹9,649, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹2,309 a carpet square foot, against ₹1,328 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2017-10 for Cosmos Express 99 and 2021-09 for Lotus Elise
as listed by the developer
✓
Lotus Elise has filed how much of it was sold — 73% of 158 units when it last filed, in 2019-10. The other has not filed a figure we could read
Form REP-I
⚠
Cosmos Express 99 lists 29 amenities against 13 at Lotus Elise. 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 Cosmos Express 99

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 Lotus Elise

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.

Cosmos Express 99 vs Lotus Elise

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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