Sector 66, Gurugram

Emaar Mgf Palm Terraces Select vs Ireo Uptown

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 Terraces Select

Emaar India

₹4.35 Cr

The full report on this one →

Ireo Uptown

Ireo Developers

₹3.61 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 66; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹4.35 Cr–₹6.62 Cr and ₹3.61 Cr–₹6.17 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 Terraces Select	Ireo Uptown
Asking rate	₹18,044 per super sq ft ≈ ₹27,760 per carpet one listing	₹19,017 per super sq ft ≈ ₹29,257 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	₹35,791a modelled rate card	₹37,483a 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	₹4.35 Cr – ₹6.62 Cr	₹3.61 Cr – ₹6.17 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	₹4.35 Cr 2,410 sq ft super ≈ 1,566 sq ft carpet 2 listed	₹3.61 Cr – ₹6.17 Cr 2,004–3,428 sq ft super ≈ 1,303–2,228 sq ft carpet 4 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹1,040 above the median of 104 comparable homes our cohort	₹2,013 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 Mgf Palm Terraces Select	Ireo Uptown
Registration	RERA-GRG-627-2020hrera register	No match found may be registered under a different legal name no match found
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	30/04/2019 past its end date, and HRERA does not flag it lapsed — the register disagrees with itself contradiction on record	not on record
Stage and possession	Ready To Move possession stated as 2018-04 as listed	Ready To Move possession stated as 2015-12 as listed
What the developer told the regulator	100% of 150 units booked filed 2020-02-12 form rep-i	not on record
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 Terraces Select	Ireo Uptown
Developer	Emaar India 31 projects we track, 7 town-planning licences tcp rolls	Ireo Developers 7 projects we track our corpus
Size	not on record	not on record
Amenities	25 counted 17 of them premium as listed	81 counted 62 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	7.1 kmnamed station	7.8 kmnamed station
Resale outlook	Mixed resale market 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.

✓
Ireo Uptown asks 5% more per square foot than Emaar Mgf Palm Terraces Select — ₹19,017 against ₹18,044, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹1,692 a carpet square foot, against ₹973 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2018-04 for Emaar Mgf Palm Terraces Select and 2015-12 for Ireo Uptown
as listed by the developer
⚠
Emaar Mgf Palm Terraces Select is matched to the Haryana RERA register; Ireo Uptown 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 Ireo Uptown rather than a finding
HRERA register
✓
Emaar Mgf Palm Terraces Select has filed how much of it was sold — 100% of 150 units when it last filed, in 2020-02. The other has not filed a figure we could read
Form REP-I
⚠
Ireo Uptown lists 81 amenities against 25 at Emaar Mgf Palm Terraces Select. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Emaar Mgf Palm Terraces Select as mixed resale market and Ireo Uptown 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 Ireo Uptown

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

not on record

A town-planning licence record we could match to this developer

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.