Faridabad, Haryana — Sector 88 (Kheri Road)
| Feature | Details |
|---|---|
| Project Name | Emerald Heights |
| Developer | Emerald Homedevelopers Private Limited (formerly KBC Developers Pvt. Ltd.) |
| Location | Kheri Road, Sector 88, Faridabad, Haryana |
| Project Type | Apartments (Group Housing) — resale market only |
| RERA Number | 158 of 2017, dated 29-08-2017; Project ID RERA-PKL-497-2019 (haryanarera.gov.in) — status shown as “Extension Applied,” last hearing 07-Jan-2026 |
| Total Land Area | 6.126 acres (cited elsewhere as 6.13–6.20 acres) |
| Total Units | 384 apartments |
| Configuration | 2 BHK (1,280–1,325 sq ft), 3 BHK (2,085–2,150 sq ft), 4 BHK (2,170–2,395 sq ft), a few larger units up to ~3,300 sq ft |
| Possession | RERA-proposed completion: 31-12-2020. Developer’s own site still lists “expected possession March 2024.” Aggregators list the project as Ready to Move today |
| Launch Price | ₹42 lakh for a 2 BHK, 1,325 sq ft (~₹3,170/sq ft), per the developer’s website |
| Payment Plan | Not applicable to resale — buyer pays seller directly, typically via bank loan or full payment |
| Current Status | Ready to Move; possession handed over years ago, but the RERA project file itself is still open |
Emerald Heights is not a new launch. It is a six-tower, 384-unit apartment complex on Kheri Road in Sector 88, Greater Faridabad, built by Emerald Homedevelopers Private Limited, and it has been occupied for several years. Anyone searching for it today is almost certainly looking at resale inventory — an existing unit from a first owner, not fresh stock from the builder.
That makes this review a different exercise from a typical launch analysis. The building exists. You can walk through it, check the lift, ask a neighbor about the water supply. What can’t be taken at face value is the paperwork. The Haryana RERA portal still lists this project’s registration as “Extension Applied,” with a hearing as recent as January 2026 — nearly six years after the project’s own proposed completion date of 31 December 2020. A project that every listing site calls “ready to move” should not, in the ordinary course, still have an open regulatory file this long after handover. That gap sits at the center of this review, and it is the first thing a resale buyer should ask about, not the last.
Key Highlights
- Emerald Heights sits on a 6.126-acre plot on Kheri Road, Sector 88, Faridabad, per its Haryana RERA filing.
- 384 apartments across six towers of 14 floors each, in 2, 3, and 4 BHK configurations sized 1,280 to 2,395 sq ft (a small number of larger combined units run to roughly 3,300 sq ft on resale listings).
- Developer is Emerald Homedevelopers Private Limited, CIN U45400HR2008PTC120180, incorporated in 2008 as KBC Developers Pvt. Ltd. and renamed on 10 October 2012.
- RERA registration No. 158 of 2017, dated 29 August 2017. The project file (RERA-PKL-497-2019) shows status “Extension Applied,” with the most recent hearing recorded on 7 January 2026.
- The originally proposed completion date under this RERA registration was 31 December 2020.
- The developer’s own website still advertises “expected possession March 2024” — a date that has also passed, and one that conflicts with other listings citing possession from around July 2022.
- Aggregator listings (99acres, NoBroker) uniformly show the project as Ready to Move, and resale is the only channel through which units are currently changing hands.
- Launch price around 2017–18 was roughly ₹42 lakh for a 1,325 sq ft 2 BHK, or about ₹3,170 per sq ft, per the developer’s site.
- Current resale asking prices run roughly ₹7,000 to ₹9,200 per sq ft depending on configuration and floor — a rise of roughly 2.2x to 2.9x on a per-sq-ft basis since launch.
- The complex is directly adjoining Amrita Hospital (RPS City, Sector 88) and Asian Hospital — both real, functioning healthcare facilities, not proposed ones.
- The project fronts the 90-metre-wide Faridabad–Dankaur state highway, with the FNG Expressway / Faridabad Bypass (NH-148NA, part of the Delhi–Mumbai Expressway corridor) nearby.
- The nearest metro stations, Badkal Mor and Old Faridabad, are both about 4.6 km away — roughly a 46-minute walk, according to transit-distance data.
- Faridabad Railway Station is about 6.1 km away; Ballabgarh Railway Station is about 11 km.
- The Delhi border at Badarpur is roughly 17 km by road; central Delhi is about 35 km away.
- Amenities include a clubhouse, swimming pool, gym, tennis, badminton and basketball courts, a jogging track, and a children’s play area.
- At least one aggregator lists the project’s water supply as borewell-sourced rather than connected to municipal lines.
- Only one traceable regulatory complaint against the developer surfaced in this research, and it concerned a shortfall in registration fee, not construction quality or possession failure.
- The developer’s other active project, Emerald Gulmohar in Sector 97, appears in public listings under a different registered name from the entity behind Emerald Heights — the “Emerald” brand spans more than one legal structure.
- Per the developer’s 2019 RERA filing update, 236 of the 384 units were shown sold and 148 unsold at that time — meaning the builder itself may still hold and sell first-owner inventory alongside the resale market.
- No builder payment plan applies to a resale purchase here; the usual construction-linked-plan analysis for new launches simply doesn’t apply.
Amenities
Club & Lifestyle Amenities
A clubhouse with a swimming pool and gymnasium is listed across every aggregator and the developer’s own site. No source discloses the clubhouse’s square footage, so treat “clubhouse” as confirmed in kind but not in scale.
Sports & Fitness Facilities
Tennis, badminton and basketball courts and a jogging track appear consistently across listings.
Family & Community Features
A children’s play area, a community hall, and a party lawn are listed. Landscaped gardens are mentioned on the developer’s site.
Safety & Convenience
CCTV surveillance, intercom, fire safety systems, 24/7 power backup, lifts, and covered and visitor parking are listed. Rainwater harvesting is mentioned by the developer.
Retail & Utility
A shopping complex and a “multi-cuisine restaurant” appear in marketing material. Maintenance staff are mentioned generically, without detail on whether this is builder-run or handed over to a Residents Welfare Association.
What is missing: none of the sources consulted give exact square footage for the clubhouse, confirm the operational status of the sewage treatment plant eight years into the building’s life, or state whether the water supply now runs on municipal lines instead of the borewell listed on NoBroker’s project page. A “spa” and an “ATM” appear on one aggregator’s amenity tag list without any independent confirmation that either exists on the ground — these read like generic category tags rather than verified facilities. Anyone buying resale here should walk the actual clubhouse and ask current residents what is running today, rather than relying on the amenity checklist from a listing site.
Prime Location — Emerald Heights
Sector 88 sits in Greater Faridabad’s southeastern reach, and its identity as a residential address is built almost entirely around one institution: the Amrita Hospital campus in the adjoining RPS City. That’s a genuine anchor — a large, operating multi-specialty hospital, not a proposed one — but a hospital next door is not the same thing as a mature neighborhood. Outside the RPS City cluster, Sector 88 is still low-density, with retail and social infrastructure that hasn’t caught up to the housing stock already built.
Connectivity here runs on roads, not rail. The project fronts the 90-metre Faridabad–Dankaur state highway, and the FNG Expressway’s Faridabad Bypass section connects nearby, giving a reasonably direct route toward the Delhi–Mumbai Expressway corridor. But the nearest metro stations are both about 4.6 km away — not a distance most residents will walk, especially with Faridabad’s summer heat. For a resale buyer, that single fact does more to shape the tenant and resale-buyer pool than any amenity list: this is a car-and-two-wheeler-dependent address, not a metro-adjacent one.
| Destination | Distance |
|---|---|
| Amrita Hospital / RPS City, Sector 88 | Adjoining |
| Badkal Mor Metro Station | ~4.6 km |
| Old Faridabad Metro Station | ~4.6 km |
| Faridabad Railway Station | ~6.1 km |
| Ballabgarh Railway Station | ~11 km |
| Delhi border (Badarpur) | ~17 km |
| Central Delhi | ~35 km |
| FNG Expressway / Faridabad Bypass (NH-148NA) | Direct highway frontage |
Major Location Advantages
- Direct adjacency to Amrita Hospital and Asian Hospital, both operating facilities.
- Frontage on a 90-metre state highway rather than an internal sector road.
- Reasonable road access toward the FNG Expressway and the Delhi–Mumbai Expressway corridor.
- K.R. Mangalam World School and St. Peter’s Convent School, Sector 88, are both cited as nearby in multiple listings.
- RPS Galleria Mall provides some organized retail within the immediate cluster.
What the Marketing Doesn’t Tell You
Marketing material for Emerald Heights leans hard on the phrase “adjoining Asia’s largest hospital.” That framing does a lot of work to stand in for the fact that Sector 88, beyond the RPS City cluster, still functions more like a developing pocket of Greater Faridabad than an established neighborhood. A hospital brings footfall and some ancillary demand — staff housing, visiting-family stays — but it doesn’t by itself produce a mall district, dense retail, or metro access. Anyone treating the hospital as proof that “everything is nearby” should actually drive the 4.6 km to the nearest metro station and judge for themselves whether that commute works for daily life.
Pricing & Configuration
| Configuration | Size (Sq. Ft.) | Resale Price Range | Approx. Per Sq. Ft. |
|---|---|---|---|
| 2 BHK | 1,280 – 1,325 | ₹88 lakh – ₹1.1 crore | ₹7,000 – ₹8,300 |
| 3 BHK | 2,085 – 2,150 | Not directly listed; estimated ₹1.55 – ₹1.72 crore by benchmarking against comparable per-sq-ft rates | ₹7,400 – ₹8,000 (estimated) |
| 4 BHK | 2,170 – 2,395 | ₹1.52 crore – ₹1.67 crore | ~₹7,000 |
| Larger units (4+ BHK) | up to ~3,300 | up to ₹3.04 crore | ~₹9,200 |
Sizes and prices for the same configuration vary noticeably between aggregators — one 99acres page groups 2 BHK listings under a size range that overlaps with 4 BHK units elsewhere, which suggests the “super area” tag isn’t being applied consistently across listings. Get the actual carpet and super area from the specific unit’s original builder-buyer agreement, not from the portal listing, before agreeing to a per-sq-ft rate.
Sector 88’s average apartment rate is reported at roughly ₹7,100 to ₹7,200 per sq ft, up about 22% over the past year, against a broader (all property-type) sector average closer to ₹4,500 per sq ft. Emerald Heights resale pricing of ₹7,000 to ₹9,200 per sq ft sits at or modestly above the apartment-specific sector average — not a large brand premium, but not a discount either.
Price Includes
- The apartment unit as handed over by the current owner (fittings and condition vary by seller; this is not a fresh-from-builder handover).
- Access to existing clubhouse, pool, gym and sports facilities as currently maintained.
Additional Charges
- Stamp duty: 7% of the sale value for a male buyer, 5% for a female buyer, 6% for joint ownership, in urban Faridabad.
- Registration fee: 1% of sale value, capped at ₹50,000.
- Any pending maintenance/IFMS dues the seller owes the RWA or builder — confirm this in writing before the token payment.
- Brokerage, if a channel partner or agent is involved in the resale transaction.
- Any NOC or transfer-processing fee the builder or RWA charges to update ownership records.
Payment Plan
Not applicable. This is a resale transaction: the buyer pays the seller directly, typically financed through a bank home loan against the resale value, or in full. There is no construction-linked payment schedule to evaluate, because there is no ongoing construction.
Builder Profile
| Particulars | Details |
|---|---|
| Legal Entity Name | Emerald Homedevelopers Private Limited |
| CIN | U45400HR2008PTC120180 |
| Incorporation Date | 2008 (originally registered as KBC Developers Pvt. Ltd.; renamed 10 October 2012) |
| Registered Office | SCO-60, 1st floor, Omaxe World Street, Sector-79, Faridabad, Haryana |
| Directors | Bharat Pal Singh (Managing Director), Piyush Kumar |
| Authorized / Paid-up Capital | ₹3,00,00,000 |
| Claimed Experience | 15+ years in Faridabad real estate, per developer marketing |
| Delivered Projects | Emerald Heights (Sector 88); Emerald Gulmohar and Emerald Plots (Sector 97, DDJAY plots); Emerald Anmol and Anmol Avenue (affordable residential and commercial) |
| Other Entities | The Emerald Gulmohar (Sector 97) project appears in public listings under a differently registered legal entity from Emerald Homedevelopers Private Limited — the same trade brand, at least two company structures |
Emerald Homedevelopers Private Limited was incorporated in 2008, originally under the name KBC Developers Pvt. Ltd., and took its current name in October 2012. That timeline lines up reasonably well with the “15+ years” of experience the brand claims in its marketing — a fact worth noting simply because it isn’t always true of builders in this price bracket, where a newly incorporated company sometimes borrows an older brand’s claimed track record.
Where the picture gets murkier is at the level of legal accountability. The “Emerald” name covers Emerald Heights, Emerald Gulmohar, Emerald Plots, and Emerald Anmol, and in our separate review of Emerald Gulmohar (Sector 97), the entity behind that project was identified under a different registered name than the CIN attached to Emerald Heights here. That isn’t necessarily improper — group promoters routinely run different projects through different companies or LLPs — but it means a buyer can’t assume that whichever “Emerald” entity built one project is the same one legally answerable for another. For Emerald Heights specifically, the traceable entity is Emerald Homedevelopers Private Limited, and that is the name a resale buyer should expect to see on the original conveyance chain.
Only one regulatory complaint against the developer turned up in public search, and its resolution required the builder to deposit a shortfall in registration fee — a paperwork matter, not a construction or possession dispute. That is a thin complaint record, and a genuinely reassuring one, but it should be read alongside the RERA extension pattern rather than instead of it: a clean complaint history doesn’t tell you whether the project’s Occupation and Completion Certificates are actually in hand.
Risk Assessment — Positive Factors
- The building is physically complete and inhabited. A resale buyer is inspecting an existing asset, not evaluating a construction promise — this removes the largest risk category that applies to under-construction purchases.
- Roughly eight years of real pricing history exists, from a launch rate near ₹3,170 per sq ft to current resale asking prices of ₹7,000–9,200 per sq ft — an actual track record, not a projection.
- Amrita Hospital and Asian Hospital are both real, operating institutions directly adjoining the project, not proposed developments still awaiting approval.
- The complex fronts a 90-metre state highway with reasonable access toward the FNG Expressway and the Delhi–Mumbai Expressway corridor.
- Only one traceable regulatory complaint exists against the developer, and it concerned a fee shortfall rather than construction quality or possession failure.
- The developer’s incorporation date (2008) is broadly consistent with its claimed 15+ years of experience, unlike many builders in this segment where the legal entity is far younger than the marketed track record.
- Current resale pricing sits close to, rather than far above, the broader Sector 88 apartment average, suggesting buyers aren’t paying a large, unexplained premium for the project name.
Risk Assessment — Limitations
- Regulatory: The project’s Haryana RERA file (RERA-PKL-497-2019) is still marked “Extension Applied” as of a hearing dated 7 January 2026 — nearly six years past the project’s own proposed completion date of 31 December 2020. A project sold everywhere as “Ready to Move” would normally be expected to have a closed registration file by now.
- Regulatory: No Occupation Certificate or Completion Certificate for the project could be independently verified through public sources during this research. Their absence, if it turns out to be the case, can complicate resale registry and bank loan approval — confirm directly with the seller and the local municipal authority before proceeding.
- Pricing: Reported unit sizes and price ranges for the same configuration are inconsistent across aggregators, with some 2 BHK listings overlapping the size range normally associated with 4 BHK units. Rely on the original builder-buyer agreement for the actual carpet and super area, not the portal listing.
- Developer: The “Emerald” brand operates through more than one registered legal entity across its Faridabad projects. Confirm which specific company is named on the original conveyance deed for the unit you’re buying, and whether that is the same entity that will execute the resale transfer.
- Location maturity: Beyond the RPS City / Amrita Hospital cluster, Sector 88’s retail and institutional infrastructure remains thin. The area functions more as a hospital-anchored pocket than a mature, mixed-use neighborhood.
- Liquidity/exit: The nearest metro stations are roughly 4.6 km away — about a 46-minute walk — meaning the project depends on private transport. That narrows the pool of tenants and future resale buyers compared with metro-walkable addresses elsewhere in Faridabad.
- Possession timeline (historical): Sources disagree on when possession actually began, with the developer’s own site citing March 2024 and other listings citing mid-2022. That inconsistency suggests towers were handed over on a staggered schedule rather than as a single completed project — worth asking which tower and floor had its handover finalized, and when.
- Infrastructure dependency: At least one aggregator lists the project’s water supply as borewell-sourced rather than connected to municipal lines. Confirm the current water source directly with residents, since a building this age should ideally have transitioned to municipal supply if that connection exists in the sector.
The Hidden Information Between the Lines
The most telling fact in this entire review is a bureaucratic one: a project that has been occupied for years, and that every listing site describes as “Ready to Move,” still has an open RERA registration file with a hearing recorded as recently as January 2026. RERA filings don’t stay open for administrative fun — an active “Extension Applied” status usually means something in the original registration, most often the completion and handover formalities, hasn’t been formally closed out with the authority. For a resale buyer, that’s exactly the kind of gap where problems surface later: a registry that proceeds without a matching Occupation Certificate on file, or a bank that hesitates over a home loan because the project record still shows as unresolved.
The brand-versus-entity question compounds this. Emerald Heights is legally tied to Emerald Homedevelopers Private Limited, CIN U45400HR2008PTC120180. But the same “Emerald” name markets Emerald Gulmohar in Sector 97, which our separate review of that project traced to a differently registered legal entity. Promoters splitting projects across multiple companies or LLPs is common practice in Indian real estate, and it isn’t automatically a red flag. It does mean, though, that a buyer can’t treat “Emerald built this” as a single, uniform guarantee — the actual signatory on your conveyance deed, and the entity you’d need to pursue if something went wrong after purchase, depends on which project and which paperwork you’re looking at.
There’s also a quieter mismatch between the developer’s own marketing and what the resale market shows today. Emeraldhome.in still advertises “expected possession March 2024” for Emerald Heights — a date that has already passed, on a project aggregators have listed as Ready to Move for some time before that. Read literally, the developer’s own website is behind the market it’s supposedly still selling into, which suggests those pages haven’t been refreshed to reflect where the project actually stands. Anyone relying on the builder’s own site for current facts is working with information the resale market has already overtaken.
Finally, the 2019 RERA filing update recorded 236 of the 384 units as sold and 148 as unsold at that point. If a meaningful share of that unsold inventory is still with the developer, a resale buyer isn’t only negotiating against individual owners listing their flats — they may also be competing against the builder’s own first-sale pricing and terms, which can move independently of, and sometimes undercut, resale asking prices without much public notice.
Questions to Consider Before Investing
- Can you show me the specific Occupation Certificate and Completion Certificate covering this tower and unit, not just a general project-level document?
- The Haryana RERA file (RERA-PKL-497-2019) still shows “Extension Applied” as of a January 2026 hearing — what specifically remains open in that filing, and does it affect this particular unit?
- Which legal entity is named on the original builder-buyer agreement and conveyance chain for this unit, and is that the same entity that will execute the resale transfer to me?
- Has the Residents Welfare Association formally taken over common-area maintenance, or is the builder still managing the society?
- What is the actual carpet area on the original agreement, and does it match the super area quoted in the resale listing?
- Is the building’s water supply now connected to municipal lines, or does it still depend on the borewell listed in some project data?
- Can I see the seller’s original sale deed from the builder, to confirm this unit’s title chain is clean before I make any payment?
- What is the current outstanding maintenance or IFMS balance on this specific unit, and will the seller clear it before handover?
- Has your bank flagged anything about this project’s RERA status when processing home loans here recently?
- How many similar units are currently listed for resale in this same tower, and is the developer still marketing any unsold inventory in the project?
Who Should Consider This Project
- Buyers who want a home they can inspect and occupy within weeks, not a construction promise to track for years.
- End-users who value proximity to Amrita Hospital and Asian Hospital, whether for employment, medical access, or general convenience.
- Buyers comfortable relying on a personal vehicle or regular auto/cab use, since the project is not within walking distance of the metro.
- Rental-yield investors targeting hospital-adjacent tenant demand — hospital staff, visiting patients’ families — rather than buyers chasing short-term capital appreciation.
- Buyers willing to independently verify OC/CC documents and the current RERA status through their own lawyer, rather than accepting a listing site’s “Ready to Move” label at face value.
Who Should Not Consider This Project
- Buyers who need a metro-walkable address for a daily commute into Delhi.
- Buyers who plan to rely on the developer’s own website for current, accurate project information — it appears to lag the actual state of the resale market.
- Buyers unwilling to chase down documentation given the project’s still-open RERA extension filing.
- Short-term flippers expecting fast appreciation in what remains a peripheral, still-developing sector.
- Buyers who need financing certainty without any project-level regulatory caveat to explain to a loan officer.
Honest Verdict
Emerald Heights is, in the ways that matter most for a resale buyer, a real building rather than a pitch deck. It’s occupied, it’s priced close to the surrounding Sector 88 apartment market rather than at some unexplained premium, it sits next to a genuinely large hospital campus, and the developer’s complaint record is thin. For a first-time buyer weighing a resale flat against a fresh launch elsewhere in Faridabad, the ability to actually walk the property before paying for it is worth a great deal.
The core problem is that the project’s paperwork hasn’t caught up with its concrete. A Haryana RERA file still marked “Extension Applied” nearly six years after the proposed completion date, on a project every listing site calls Ready to Move, is not a detail to skip past. Combined with the “Emerald” brand’s spread across more than one legal entity, and a developer website still quoting a possession date that has already passed, the picture is one of a project that works fine to live in but hasn’t been administratively closed out the way a resale buyer would want before signing anything.
None of this means walk away. It means do the two things listing sites won’t do for you: get the specific unit’s Occupation Certificate and Completion Certificate in hand, and confirm in writing which legal entity actually stands behind the conveyance you’re about to sign. If both check out, the price and the location do the rest of the work reasonably well. If they don’t check out, no amount of hospital-adjacency or highway frontage should talk you into skipping that step.
Emerald Heights is a livable building priced fairly for its address — the paperwork simply hasn’t finished catching up with the concrete.
Disclaimer: This analysis is based on publicly available information gathered through independent research as of 27 July 2026. No financial advice is implied. Always consult a RERA-registered real estate agent and an independent property lawyer before making any real estate investment.
