Sector 85, Gurugram

Orris Aster Court Premier vs SS The Leaf

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.

Orris Aster Court Premier

Orris Developers

₹1.60 Cr

The full report on this one →

SS The Leaf

SS Group

₹1.97 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 85; both quoted on super area, so the rates compare directly; both sell a 4 BHK; their asking ranges overlap — ₹1.60 Cr–₹2.65 Cr and ₹1.97 Cr–₹5.99 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.

	Orris Aster Court Premier	SS The Leaf
Asking rate	₹8,835 per super sq ft ≈ ₹13,593 per carpet one listing	₹12,070 per super sq ft ≈ ₹18,569 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	₹19,782a modelled rate card	₹25,404a 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	₹1.60 Cr – ₹2.65 Cr	₹1.97 Cr – ₹5.99 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	₹2.35 Cr – ₹2.65 Cr 2,560 sq ft super ≈ 1,664 sq ft carpet	₹3.40 Cr – ₹4.78 Cr 2,812–3,950 sq ft super ≈ 1,828–2,568 sq ft carpet 2 listed
The configuration both projects list most of, priced as each publishes it. Nothing is converted or estimated by us.
Against comparable homes	₹1,457 below the median of 89 comparable homes our cohort	₹1,778 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

	Orris Aster Court Premier	SS The Leaf
Registration	RERA-GRG-415-2019hrera register	RERA-GRG-161-2019hrera 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	31/12/2025flagged lapsed	30/06/2023 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 2020-06 as listed	Ready To Move possession stated as 2021-10 as listed
What the developer told the regulator	not on record	their own filed completion date has moved back 36 months filed 2019-02-26 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

	Orris Aster Court Premier	SS The Leaf
Developer	Orris Developers 5 projects we track, 6 town-planning licences, 23 refused applications tcp rolls	SS Group 16 projects we track, 11 town-planning licences, 2 refused applications tcp rolls
Size	not on record	not on record
Amenities	17 counted 10 of them premium as listed	45 counted 34 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	19.7 kmnamed station	11.1 kmnamed station
Resale outlook	Good resale market 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.

✓
SS The Leaf asks 37% more per square foot than Orris Aster Court Premier — ₹12,070 against ₹8,835, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹5,622 a carpet square foot, against ₹3,235 on the quoted rate
published statutory rates, applied to both
✓
Possession is stated as 2020-06 for Orris Aster Court Premier and 2021-10 for SS The Leaf
as listed by the developer
✓
SS The Leaf is 8.6 km closer to a metro station (11.1 km against 19.7 km)
mapped station locations
⚠
SS The Leaf lists 45 amenities against 17 at Orris Aster Court Premier. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Orris Aster Court Premier as good resale market and SS The Leaf 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 Orris Aster Court Premier

What residents of this locality complain about

not on record

On SS The Leaf

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.