Sector 104, Gurugram

Yashika 104 vs Zara Aavaas

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.

Yashika 104

₹90.00 L

The full report on this one →

Zara Aavaas

Zara Group

₹33.00 L

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 104; both quoted on carpet area, so the rates compare directly; both sell a 3 BHK; their asking ranges overlap — ₹90.00 L–₹90.00 L and ₹33.00 L–₹97.00 L. 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.

	Yashika 104	Zara Aavaas
Asking rate	₹8,452 per super sq ft ≈ ₹13,004 per carpet one listing	₹6,861 per super sq ft ≈ ₹10,555 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	₹19,116a modelled rate card	₹16,349a 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	₹90.00 L – ₹90.00 L	₹33.00 L – ₹97.00 L
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	₹90.00 L 1,065 sq ft super ≈ 692 sq ft carpet 1 listed	₹77.50 L – ₹97.00 L 645–763 sq ft super ≈ 419–496 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	₹5,211 below the median of 35 comparable homes our cohort	₹1,022 below the median of 22 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

	Yashika 104	Zara Aavaas
Registration	RERA-GRG-1047-2022hrera register	RERA-GRG-765-2020hrera 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	06/01/2027registration up-to	31/12/2026registration up-to
Stage and possession	Under Constructionas listed	Ready To Move possession stated as 2019-07 as listed

The building and the developer

What stands behind each one

	Yashika 104	Zara Aavaas
Developer	Not named the listing does not say who is building it not on record	Zara Group 1 projects we track our corpus
Size	not on record	not on record
Amenities	12 counted 7 of them premium as listed	23 counted 14 of them premium as listed
A count of what is listed. It says nothing about what any of it is worth.
Nearest metro	7.8 kmstraight-line	7.1 kmstraight-line
Resale outlook	Slower to resell 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.

✓
Yashika 104 asks 23% more per square foot than Zara Aavaas — ₹8,452 against ₹6,861, both on super built-up area
both projects’ published rates
✓
Once charges and duty are added the gap becomes ₹2,767 a carpet square foot, against ₹1,592 on the quoted rate
published statutory rates, applied to both
⚠
Zara Aavaas is ready to move into; Yashika 104 is not. That is a difference in what you are buying — a home, or a contract to be given one
listed construction status
⚠
Zara Aavaas lists 23 amenities against 12 at Yashika 104. It is a count of what is advertised, and nobody audits it
developer listings
⚠
Our resale index reads Yashika 104 as slower to resell and Zara Aavaas as mixed resale market. 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 Yashika 104

What residents of this locality complain about

not on record

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

not on record

On Zara Aavaas

What residents of this locality complain about

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.

Yashika 104 vs Zara Aavaas

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

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