Sector 89, Gurugram

NBCC Heights vs Orris Woodview Residences

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.

NBCC Heights

NBCC India

₹1.11 Cr

The full report on this one →

Orris Woodview Residences

Lotus Greens and Orris Infrastructure

₹2.20 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 89; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹1.11 Cr–₹2.50 Cr and ₹2.20 Cr–₹12.17 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.

	NBCC Heights	Orris Woodview Residences
Asking rate	₹9,915 per super sq ft ≈ ₹15,254 per carpet one listing	₹20,179 per super sq ft ≈ ₹31,044 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	₹21,658a modelled rate card	₹39,501a 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	₹1.11 Cr – ₹2.50 Cr	₹2.20 Cr – ₹12.17 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	₹2.00 Cr – ₹2.15 Cr 1,700–1,909 sq ft super ≈ 1,105–1,241 sq ft carpet	₹6.08 Cr – ₹8.80 Cr 3,013–4,362 sq ft super ≈ 1,958–2,835 sq ft carpet
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	Level with it within ₹500 of the median of 89 comparable homes our cohort	₹3,174 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

	NBCC Heights	Orris Woodview Residences
Registration	No match found may be registered under a different legal name no match found	RERA-GRG-640-2020hrera 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	not on record	15/07/2023flagged lapsed
Stage and possession	Ready To Move possession stated as 2015-11 as listed	Ready To Move possession stated as 2017-12 as listed
What the developer told the regulator	not on record	0% of 576 units booked filed 2020-06-16 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

	NBCC Heights	Orris Woodview Residences
Developer	NBCC India 1 projects we track our corpus	Lotus Greens and Orris Infrastructure 1 projects we track our corpus
Size	not on record	not on record
Amenities	26 counted 17 of them premium as listed	50 counted 41 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	13.4 kmstraight-line	13.1 kmstraight-line
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.

✓
Orris Woodview Residences asks 104% more per square foot than NBCC Heights — ₹20,179 against ₹9,915, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹17,842 a carpet square foot, against ₹10,264 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2015-11 for NBCC Heights and 2017-12 for Orris Woodview Residences
as listed by the developer
⚠
Orris Woodview Residences is matched to the Haryana RERA register; NBCC Heights 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 NBCC Heights rather than a finding
HRERA register
✓
Orris Woodview Residences has filed how much of it was sold — 0% of 576 units when it last filed, in 2020-06. The other has not filed a figure we could read
Form REP-I
⚠
Orris Woodview Residences lists 50 amenities against 26 at NBCC Heights. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads NBCC Heights as mixed resale market and Orris Woodview Residences 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 NBCC Heights

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

On Orris Woodview Residences

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.

NBCC Heights vs Orris Woodview Residences

The money, side by side

Registration and delivery

What stands behind each one

Where they genuinely differ

Where the record is incomplete

We are not going to pick one

Both reports, and the sector behind them

Ask Trusite