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Gaur Chrysalis 2.0 (Plume): every rate with its date, and how the payment plan stages it

By Vidit Kaushik, Vidastu Advisory · UP-RERA Agent UPRERAAGT000309/01/2026 · Published 15 June 2026 · Updated 31 Jul 2026 (payment plan corrected to Construction Linked Plan, CLP, per the developer's Sales Deck 2)

For the dedicated Gaur Plume site and current status, see Gaur Plume.

Why pre-launch pricing exists — and why it matters

In the Indian real-estate market, a pre-launch window is the period between a project's construction-plan sanction and its RERA registration. During this phase, the developer cannot legally accept booking amounts but can accept expressions of interest that lock a buyer's priority in the allotment queue. The incentive the developer offers buyers for committing this early is a materially lower price per sq.ft — in Gaur Plume's case, 29% below the stated launch price.

From the developer's perspective, this validates demand and allows construction finance planning. From the buyer's perspective, the trade-off is clear: lower price in exchange for higher uncertainty (because the project is not yet RERA-registered).

The unit-level numbers: the two 3 BHK sizes

The table below sets out each published BSP with its date and basis. We do not print a worked total for either size: that figure comes on Gaurs' dated cost sheet, which also carries GST, stamp duty, registration charges, PLC, car parking and infrastructure charges, all of which add materially to the all-in cost. The RERA-registered plan offers 3 BHK only, in 1,550 sq.ft and 1,950 sq.ft super area; no 4 BHK configuration exists. Register for the full cost sheet.

The Construction Linked Plan (CLP)

Update, 31 Jul 2026: the developer's official Sales Deck 2 confirms the payment plan is a standard Construction Linked Plan (CLP). This supersedes an earlier indicative "20:5" description that previously appeared on this page.

The payment plan is a critical variable — it determines your actual cash outflow timing, not just the headline price. Per the developer's official price list, the structure runs:

How the CLP works

• An amount due at booking
• A further amount due shortly after booking
• A series of instalments linked to successive construction milestones — from excavation through to the top-floor slab and exterior finishing
• A final instalment due on offer of possession

The exact percentage due at each milestone is set out in the developer's official price list and the Agreement for Sale, and is shared in the cost sheet by our sales desk — not published here. What matters for planning is the structure: your total capital is not deployed upfront. However, if you are taking a home loan, the bank will typically disburse against the same construction milestones, so your EMI pressure begins to mount as construction progresses. Full payment plan detail →

Which rate applies to you

An allotment keeps the rate it was logged at, on the date it was logged. That is the whole of it, and it is why every figure on this page carries a date.

If your allotment was logged in Phase 1

Your cost base is the rate on the list on the day your cheque was banked: ₹8,499/sq.ft* super area before 23 August 2026, or ₹9,000/sq.ft* super area from 23 August 2026 up to the 1 September 2026 close, other charges extra. Ask the Gaurs desk to confirm in writing which rate your allotment carries and on what date it was logged, and keep that confirmation with your cost sheet. A rate you cannot date is a rate you cannot check.

If you are enquiring now

The BSP of record is ₹12,000/sq.ft* super area, as on 7 September 2026, other charges extra. Phase 1 bookings are closed, so the desk handles resale within the closed phase and the list for whatever Gaurs opens next at Sector 22D. What the corridor does from here depends on the airport, Film City and employment catalysts, none of which this desk will forecast and none of which anyone quoting you a percentage is accountable for.

The honest caveat

Every rate above is the developer's, carries the developer's asterisk, and is subject to change without notice. No rate is binding until the Agreement for Sale is executed. The real protection for a buyer is the registered Agreement for Sale, which locks the actual price contractually.

What the all-in cost actually looks like

The BSP (basic sale price) is never the all-in cost. Buyers at Gaur Plume should budget approximately for these additions (percentages are illustrative; always get the actual cost sheet):

• GST: 5% on under-construction residential property (on the BSP component)
• Stamp duty: 7% in UP (6% + 1% registration charge, subject to current rules)
• PLC (Preferential Location Charges): varies by floor and facing — can add 2–5% to BSP
• Car parking: typically separate, not included in BSP
• IFMS (Interest-Free Maintenance Security) / maintenance advance: varies
• Infrastructure / development charges: as applicable

On a 3 BHK of this size, these additional costs can easily add ₹15–25 lakh or more, depending on the specifics. Always request the full cost sheet before any financial commitment. Full pricing page →

Key things to verify before committing

Any buyer evaluating the pre-launch price should confirm these things independently before the project's RERA registration:

• Whether any of this pricing still applies — Phase 1 bookings closed on 1 September 2026, and prices may have changed
• The exact floor plan and carpet area that will appear in the AFS — RERA measures carpet area, not super area
• Whether the RERA registration of the project has been obtained yet (check up-rera.in)
• The builder-buyer agreement's escalation clause, possession date and penalty provisions

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