Sector 65, Gurugram

M3M Latitude vs M3M Polo Suites

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.

M3M Latitude

M3M India

₹4.65 Cr

The full report on this one →

M3M Polo Suites

M3M India

₹5.00 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 65; both quoted on super area, so the rates compare directly; both sell a 3 BHK; their asking ranges overlap — ₹4.65 Cr–₹6.40 Cr and ₹5.00 Cr–₹5.00 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.

	M3M Latitude	M3M Polo Suites
Asking rate	₹24,410 per super sq ft ≈ ₹37,553 per carpet one listing	₹12,469 per super sq ft ≈ ₹19,183 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	₹46,857a modelled rate card	₹26,098a 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	₹4.65 Cr – ₹6.40 Cr	₹5.00 Cr – ₹5.00 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	₹4.65 Cr – ₹6.40 Cr 1,865–1,894 sq ft super ≈ 1,212–1,231 sq ft carpet 2 listed	₹5.00 Cr 4,010 sq ft super ≈ 2,606 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	₹7,405 above the median of 104 comparable homes our cohort	₹2,177 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

	M3M Latitude	M3M Polo Suites
Registration	RERA-GRG-602-2020hrera 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	31/01/2023 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 2023-01 as listed	Ready To Move possession stated as 2019-06 as listed
What the developer told the regulator	68% of 160 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

	M3M Latitude	M3M Polo Suites
Developer	M3M India 40 projects we track, 5 town-planning licences, 8 refused applications 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	27 counted 19 of them premium as listed	27 counted 20 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	6.6 kmnamed station	5.4 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.

✓
M3M Latitude asks 96% more per square foot than M3M Polo Suites — ₹24,410 against ₹12,469, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹20,758 a carpet square foot, against ₹11,941 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2023-01 for M3M Latitude and 2019-06 for M3M Polo Suites
as listed by the developer
⚠
M3M Latitude is matched to the Haryana RERA register; M3M Polo Suites 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 M3M Polo Suites rather than a finding
HRERA register
✓
M3M Latitude has filed how much of it was sold — 68% of 160 units when it last filed, in 2020-02. The other has not filed a figure we could read
Form REP-I
✓
M3M Polo Suites is 1.2 km closer to a metro station (5.4 km against 6.6 km)
mapped station locations

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 M3M Polo Suites

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