Sector 65, Gurugram

Emaar Emerald Hills vs M3M Latitude

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.

Emaar Emerald Hills

Emaar India

₹2.00 Cr

The full report on this one →

M3M Latitude

M3M India

₹4.65 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 65; both quoted on super area, so the rates compare directly; both sell a 3 BHK; their asking ranges overlap — ₹2.00 Cr–₹9.09 Cr and ₹4.65 Cr–₹6.40 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.

	Emaar Emerald Hills	M3M Latitude
Asking rate	₹20,190 per super sq ft ≈ ₹31,061 per carpet one listing	₹24,410 per super sq ft ≈ ₹37,553 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	₹39,520a modelled rate card	₹46,857a 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	₹2.00 Cr – ₹9.09 Cr	₹4.65 Cr – ₹6.40 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	₹2.73 Cr 1,350 sq ft super ≈ 878 sq ft carpet 1 listed	₹4.65 Cr – ₹6.40 Cr 1,865–1,894 sq ft super ≈ 1,212–1,231 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	₹3,186 above the median of 104 comparable homes our cohort	₹7,405 above 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

	Emaar Emerald Hills	M3M Latitude
Registration	RERA-GRG-643-2020hrera register	RERA-GRG-602-2020hrera 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	28/02/2030registration up-to	31/01/2023 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 2022-08 as listed	Ready To Move possession stated as 2023-01 as listed
What the developer told the regulator	91% of 823 units booked filed 2020-03-11 form rep-i	68% of 160 units booked filed 2020-02-12 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

	Emaar Emerald Hills	M3M Latitude
Developer	Emaar India 31 projects we track, 7 town-planning licences tcp rolls	M3M India 40 projects we track, 5 town-planning licences, 8 refused applications tcp rolls
Size	not on record	not on record
Amenities	45 counted 34 of them premium as listed	27 counted 19 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	10.7 kmnamed station	6.6 kmnamed station
Resale outlook	Good 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.

✓
M3M Latitude asks 21% more per square foot than Emaar Emerald Hills — ₹24,410 against ₹20,190, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹7,337 a carpet square foot, against ₹4,220 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2022-08 for Emaar Emerald Hills and 2023-01 for M3M Latitude
as listed by the developer
✓
Filed absorption: 91% at Emaar Emerald Hills, 68% at M3M Latitude
Form REP-I, both projects
✓
M3M Latitude is 4.1 km closer to a metro station (6.6 km against 10.7 km)
mapped station locations
⚠
Emaar Emerald Hills lists 45 amenities against 27 at M3M Latitude. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Emaar Emerald Hills as good resale market and M3M Latitude 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

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.