Sector 77, Gurugram

Emaar MGF Palm Hills vs Emaar Palm Select

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 MGF Palm Hills

Emaar India

₹1.79 Cr

The full report on this one →

Emaar Palm Select

Emaar India

₹1.81 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 3 BHK; their asking ranges overlap — ₹1.79 Cr–₹2.75 Cr and ₹1.81 Cr–₹1.81 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 MGF Palm Hills	Emaar Palm Select
Asking rate	₹12,381 per super sq ft ≈ ₹19,048 per carpet one listing	₹10,970 per super sq ft ≈ ₹16,876 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	₹25,946a modelled rate card	₹23,492a 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	₹1.79 Cr – ₹2.75 Cr	₹1.81 Cr – ₹1.81 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	₹2.10 Cr 1,575 sq ft super ≈ 1,024 sq ft carpet	₹1.81 Cr 1,650 sq ft super ≈ 1,072 sq ft carpet 1 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹2,089 above the median of 89 comparable homes our cohort	₹678 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

	Emaar MGF Palm Hills	Emaar Palm Select
Registration	RERA-GRG-612-2020hrera register	RERA-GRG-445-2019hrera 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	02/10/2022 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record	30/08/2021 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 2019-12 as listed	Ready To Moveas listed
What the developer told the regulator	not on record	0% of 66 units booked filed 2019-12-05 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 MGF Palm Hills	Emaar Palm Select
Developer	Emaar India 31 projects we track, 7 town-planning licences tcp rolls	Emaar India 31 projects we track, 7 town-planning licences tcp rolls
Size	not on record	not on record
Amenities	35 counted 25 of them premium as listed	20 counted 12 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	12.1 kmstraight-line	12.3 kmstraight-line
Resale outlook	Hard to resell how contested selling it again would be our index	Slower 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.

✓
Emaar MGF Palm Hills asks 13% more per square foot than Emaar Palm Select — ₹12,381 against ₹10,970, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹2,454 a carpet square foot, against ₹1,411 on the quoted rate
published statutory rates, applied to both
✓
Emaar Palm Select has filed how much of it was sold — 0% of 66 units when it last filed, in 2019-12. The other has not filed a figure we could read
Form REP-I
⚠
Emaar MGF Palm Hills lists 35 amenities against 20 at Emaar Palm Select. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Emaar MGF Palm Hills as hard to resell and Emaar Palm Select as slower 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 Emaar MGF Palm Hills

What residents of this locality complain about

not on record

On Emaar Palm Select

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.