Sector 62, Gurugram

Emaar Urban Oasis vs Pioneer Araya

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 Urban Oasis

Emaar India

₹4.56 Cr

The full report on this one →

Pioneer Araya

Pioneer Urban Builders

₹11.00 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 62; both quoted on carpet area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹4.56 Cr–₹11.64 Cr and ₹11.00 Cr–₹34.18 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 Urban Oasis	Pioneer Araya
Asking rate	₹19,922 per super sq ft ≈ ₹30,649 per carpet two sources agree	₹32,839 per super sq ft ≈ ₹50,521 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	₹39,055a modelled rate card	₹61,510a 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	₹4.56 Cr – ₹11.64 Cr	₹11.00 Cr – ₹34.18 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	₹8.09 Cr – ₹11.64 Cr 4,004–5,763 sq ft super ≈ 2,602–3,746 sq ft carpet 8 listed	₹11.00 Cr – ₹26.18 Cr 3,928–7,626 sq ft super ≈ 2,553–4,957 sq ft carpet 14 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹3,117 below the median of 48 comparable homes our cohort	₹13,811 above the median of 14 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 Urban Oasis	Pioneer Araya
Registration	RERA-GRG-1390-2023hrera 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	30/09/2028registration up-to	not on record
Stage and possession	Under Construction possession stated as 2028-09 as listed	Ready To Move possession stated as 2018-09 as listed

The building and the developer

What stands behind each one

	Emaar Urban Oasis	Pioneer Araya
Developer	Emaar India 31 projects we track, 7 town-planning licences tcp rolls	Pioneer Urban Builders 5 projects we track our corpus
Size	472 homes across 5 towers as listed	not on record
Amenities	23 counted 17 of them premium as listed	46 counted 35 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	4.7 kmnamed station	3.8 kmnamed station
Resale outlook	Slower to resell how contested selling it again would be our index	Hard 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.

✓
Pioneer Araya asks 65% more per square foot than Emaar Urban Oasis — ₹32,839 against ₹19,922, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹22,455 a carpet square foot, against ₹12,917 on the quoted rate
published statutory rates, applied to both
⚠
Pioneer Araya is ready to move into; Emaar Urban Oasis is not. That is a difference in what you are buying — a home, or a contract to be given one
listed construction status
⚠
Emaar Urban Oasis is matched to the Haryana RERA register; Pioneer Araya 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 Pioneer Araya rather than a finding
HRERA register
⚠
Pioneer Araya lists 46 amenities against 23 at Emaar Urban Oasis. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Emaar Urban Oasis as slower to resell and Pioneer Araya as hard 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 Pioneer Araya

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.