Faridabad, Haryana — Sector 86
Introduction
| Feature | Details |
|---|---|
| Project Name | Omaxe Heights |
| Developer | Omaxe Limited |
| Location | Sector 86, Faridabad, Haryana |
| Project Type | Apartments |
| RERA Number | Not independently verified. Three different numbers are in circulation across aggregators — UP10024562, UPO40015245, and HRERA 660/2017/307 — and none match the format Haryana RERA actually uses. See below. |
| Total Land Area | Reported as 30.81 acres (99acres, Square Yards) or 30 acres (NoBroker, Gaurav Properties) |
| Total Units / Towers | Reported as 1,799 units across 38 towers (99acres, Square Yards) or 1,654 units across 32 towers (NoBroker) — the two figures don’t reconcile |
| Configuration | 2 BHK (1,165-1,167 sq. ft.), 3 BHK (1,475-1,999 sq. ft.), 4 BHK (2,350 sq. ft. and up, with one listing citing sizes to 4,430 sq. ft.) |
| Possession | Delivered, phased — Phase I and II complete per aggregator listings; original committed possession date not disclosed anywhere reviewed |
| Launch Price | Roughly ₹39.61 lakh to ₹79.9 lakh across configurations, per NoBroker’s general range (exact launch year not disclosed) |
| Payment Plan | Not disclosed in any source — this is a resale-market project now, not an active builder sale |
| Current Status | Ready to move / resale |
Omaxe Heights sits on roughly 30 acres in Sector 86, Faridabad, built by Omaxe Limited, a listed developer that has been building in the NCR since the late 1980s. Phase I and II are complete and occupied, and the project shows up on resale and rental listings across every major portal, which means anyone shopping it today is buying from an existing owner, not off a builder’s price list.
Two things are worth putting on the table before anything else. First, no source checked — including the developer’s own site — carries a single, consistent RERA registration number for this project. Three different numbers show up across aggregators, and one of them is also attributed to two entirely different Omaxe projects in the same city. Second, Omaxe Limited itself is in serious financial difficulty: negative shareholders’ funds, consecutive quarterly losses, and a “Strong Sell” equity rating from at least one market research platform. Neither fact changes the physical reality that the building exists and people live in it. Both change how much weight a buyer should put on anything the builder says or promises going forward.
Key Highlights
- Roughly 30-acre apartment complex in Sector 86, Faridabad, built by Omaxe Limited.
- Delivered and occupied in phases — Phase I and II are complete per aggregator listings, though the exact handover date and whether it matched the original commitment isn’t disclosed anywhere reviewed.
- Unit and tower counts are reported inconsistently: 1,799 units across 38 towers (99acres, Square Yards) versus 1,654 units across 32 towers (NoBroker). No source reconciles the two.
- Configurations run 2 BHK (1,165-1,167 sq. ft.) to 3 BHK (1,475-1,999 sq. ft.) to 4 BHK (2,350 sq. ft. and up); one Square Yards listing also references a 6 BHK unit at 4,430 sq. ft.
- Three different RERA numbers are attributed to this project across sources: UP10024562 and UPO40015245 (both carrying a “UP” prefix that makes no sense for a Haryana-registered project, cited by 99acres-sourced summaries and Star Estate respectively), and HRERA 660/2017/307 (Square Yards).
- The HRERA 660/2017/307 number cited by Square Yards for Omaxe Heights is also cited by Square Yards for two other Omaxe projects — Omaxe Sun in Sector 79 and Omaxe Spa Village in Sector 78. Same number, three different projects.
- Direct checks on haryanarera.gov.in show the authority’s actual registration formats look like “RERA-PKL-455-2019,” “HRERA-PKL-FBD-130-2019,” or, for older 2017-era approvals, “124 OF 2017 DATED 28.8.2017.” None of the three numbers circulating for Omaxe Heights match any of these formats.
- Current asking prices run ₹75 lakh and up for a 2 BHK, ₹1.01 crore and up for a 3 BHK, and ₹2 crore and up for a 4 BHK, per 99acres.
- Median asking price is about ₹7,450 per sq. ft. as of Q1 2026, up from ₹6,650 per sq. ft. the previous quarter — a 12% jump in a single quarter for a project that’s been delivered for years.
- 99acres credits Omaxe Heights with 38.4% year-on-year price appreciation, the highest of any tracked project in Sector 86, ahead of BPTP Princess Park (38.3%) and Umang Summer Palms (33.9%).
- Sector 86’s overall average sits at ₹6,450-6,650 per sq. ft. (99acres, Square Yards) to as low as ₹5,216 per sq. ft. (NoBroker) — meaning Omaxe Heights now trades noticeably above the locality average.
- Developer is Omaxe Limited, CIN L74899HR1989PLC051918, incorporated 8 December 1989 (originally as Omaxe Construction Private Limited, incorporated 8 March 1989), registered office at Omaxe Celebration Mall, Sohna Road, Gurgaon.
- Directors on record: Rohtas Goel, Mohit Goel, Nishal Jain, Binitha Manohar Dalal, Shridhar Rao, Aroon Kumar Aggarwal, and Vinit Goyal.
- Omaxe Limited reported a consolidated net loss of ₹166.61 crore in Q3 FY26 and ₹191 crore in Q4 FY26 (quarter ended March 2026), per MarketsMojo and Screener.
- Reserves stood at negative ₹1,084 crore as of March 2026, down from negative ₹205.13 crore a year earlier — a deterioration, not a recovery.
- Total borrowings are ₹1,466 crore and contingent liabilities ₹2,723 crore, per Screener’s balance sheet data. Book value per share is negative ₹49.3.
- The National Company Law Tribunal admitted a petition from Sunil Goel, a former joint managing director and the chairman’s brother, disputing a ₹250 crore mortgage Omaxe took from Indiabulls Housing Finance in June 2017 — an internal governance dispute at the group level, unrelated to Sector 86 specifically.
- HRERA Complaint No. 592 of 2018 (Arun Prabha vs. M/s Omaxe Ltd.) exists in the Haryana RERA order archive; the underlying document is an image-based PDF that couldn’t be read to confirm which project it concerns.
- Justdial lists Omaxe Heights at 4.1 out of 5 across 234 ratings.
- Nearby social infrastructure includes Modern Delhi Public School (0.65 km) and Noble Hospital, Sector 14 (1.64 km), per Star Estate’s listing — both already operating rather than promised.
- Old Faridabad Railway Station and the Violet Line’s Old Faridabad / Bata Chowk metro stops are roughly 3-5 km away depending on the source consulted.
- IGI Airport is roughly 31-36 km away depending on the routing tool used. Some marketing references Noida International Airport (Jewar), which opened 15 June 2026, but the direct Faridabad-Jewar Expressway is not yet open — current drive time is 110-150 minutes, not the 15-20 minutes promised once that road is complete.
Amenities
Club & Lifestyle Amenities
Listings describe a clubhouse with a spa, swimming pool, gym, sauna, steam, and jacuzzi. No source gives a clubhouse square footage.
Sports & Fitness Facilities
Squash, tennis, badminton, and basketball courts appear across multiple listings, along with table tennis and a jogging track. No listing states how many of each exist relative to a unit count that itself isn’t agreed upon.
Family & Community Features
Kids’ play areas, landscaped gardens, and a multipurpose hall are listed consistently. A senior citizens’ zone is mentioned on Star Estate’s listing but not on others.
Safety & Convenience
24×7 security with a security cabin, power backup, lifts, and covered parking are listed across sources. Rainwater harvesting and fire-fighting systems are mentioned on the developer’s own pages. No EV charging is mentioned anywhere, unsurprising for a project of this vintage.
Retail & Utility
No dedicated retail component is mentioned in any source reviewed. A borewell water supply is noted by NoBroker.
What Is Missing: Every amenity list reviewed — the developer’s own site included — describes facilities by name only, with no clubhouse square footage, no court count, and no parking ratio. For a project where even the total unit count is disputed (1,799 versus 1,654), the absence of any capacity figures means there’s no way to check whether shared amenities were sized for the number of families actually living there.
Prime Location — Omaxe Heights
Sector 86 sits within Faridabad’s Neharpar belt, an area built out over the past two decades on what was largely farmland. Unlike a fresh launch on the edge of the city, Omaxe Heights is already surrounded by working infrastructure — schools, a hospital, and metro access are functioning today rather than under construction.
| Destination | Distance / Drive Time |
|---|---|
| Modern Delhi Public School | 0.65 km |
| Noble Hospital, Sector 14 | 1.64 km |
| Old Faridabad Railway Station | 3-5 km (sources vary) |
| Old Faridabad / Bata Chowk Metro (Violet Line) | Approx. 5 km |
| Delhi border (Badarpur) | Approx. 10-13 km |
| IGI Airport | Approx. 31-36 km |
| Noida International Airport (Jewar) | Approx. 110-150 minutes by road today; expected to fall to 15-20 minutes once the Faridabad-Jewar Expressway opens (targeted late 2026/early 2027) |
Major Location Advantages
- Connected via Faridabad Bypass Road, Tigaon Road, and BPTP Bridge Road — roads that already exist and carry traffic, not planned corridors.
- Sits inside an established part of Faridabad rather than an outer sector still filling in.
- Metro access via the Violet Line is operational today, not a future extension.
- Sector 86 posted 21.7% year-on-year price appreciation per 99acres, among the stronger-performing pockets of Faridabad tracked by the platform.
What the Marketing Doesn’t Tell You
One listing describes Omaxe Heights as encouraging “growth of children in a healthy pollution free environment.” Faridabad’s own air quality readings don’t support that framing — aqi.in has recorded the city at an AQI of 220 (“severe”), with the city ranked among the world’s most polluted. That’s a city-wide condition, not something specific to Sector 86, but it directly contradicts a specific marketing claim tied to this project.
Marketing references to Noida International Airport are getting ahead of the actual infrastructure. The airport opened in June 2026, but the expressway that would make it a 15-20 minute drive from Faridabad hasn’t opened yet. Today, that trip takes close to two hours by road. Anyone weighing airport proximity as a reason to buy should price in today’s drive time, not the promised one.
Distance figures for this project vary meaningfully depending on which portal you check — the metro distance alone ranges from “5-minute drive” to a flat 5 km depending on the source. Treat any single figure, including the ones in the table above, as a starting point to verify yourself rather than a fact to rely on.
Pricing & Configuration
| Configuration | Size (Sq. Ft.) | Starting Price | Notes |
|---|---|---|---|
| 2 BHK | 1,165-1,167 | ₹75 lakh | Per 99acres current listings |
| 3 BHK | 1,475-1,999 | ₹1.01 crore | Size range varies by source |
| 4 BHK | 2,350-4,430 | ₹2 crore | Upper size figure only appears on one source |
Current asking prices work out to a median of roughly ₹7,450 per sq. ft. as of Q1 2026. That’s above Sector 86’s overall average of ₹6,450-6,650 per sq. ft. (99acres, Square Yards), and well above NoBroker’s ₹5,216 per sq. ft. figure for the same sector. However you slice it, Omaxe Heights currently asks a premium over comparable stock in its own locality. The 38.4% year-on-year appreciation figure that makes it the fastest-moving project in the sector is also the figure a buyer should be most skeptical of on a project this size — a single quarter’s 12% jump on resale listings can reflect a handful of transactions rather than a broad market move.
Price Includes
Not disclosed. This is a resale-market project; there’s no current builder price list or BSP breakdown available from any source reviewed.
Additional Charges
Not disclosed in any source. A buyer would need to get PLC, parking, maintenance deposit, and registry/stamp duty figures directly from the seller or the resident welfare association, since none of the standard aggregators carry them for resale listings here.
Payment Plan
Not applicable. The project sold out its original booking window years ago; every listing found is either a resale unit or a rental.
Builder Profile
| Particulars | Details |
|---|---|
| Legal Entity Name | Omaxe Limited |
| CIN | L74899HR1989PLC051918 |
| Incorporation Date | 8 December 1989 (originally incorporated 8 March 1989 as Omaxe Construction Private Limited) |
| Registered Office | Omaxe Celebration Mall, Sohna Road, Gurgaon, Haryana |
| Directors | Rohtas Goel, Mohit Goel, Nishal Jain, Binitha Manohar Dalal, Shridhar Rao, Aroon Kumar Aggarwal, Vinit Goyal |
| Claimed Experience | Active since 1989; aggregator listings describe a portfolio of 104 projects (as stated by the developer, not independently itemized) |
| Market Capitalisation | ₹1,697 crore (Screener, based on a share price of ₹92.6) |
| Net Worth | Negative ₹1,084 crore in reserves as of March 2026 |
| Total Borrowings | ₹1,466 crore |
Omaxe Limited has been building in the NCR since 1989 and is listed on the Indian stock exchanges, which means its financials are public in a way most private developers’ aren’t. That transparency isn’t flattering right now. The company posted a consolidated net loss of ₹166.61 crore in the December 2025 quarter and ₹191 crore in the March 2026 quarter. Its reserves, which stood at a positive ₹480.41 crore as recently as FY24, had gone to negative ₹205.13 crore by March 2025 and negative ₹1,084 crore by March 2026 — a company burning through its own net worth at an accelerating pace, not stabilizing. MarketsMojo’s own research score rates the stock a 9 out of 100, flagged “Strong Sell.”
None of that changes the physical fact that Omaxe Heights was built and delivered. But it matters for anything that depends on the company’s ongoing capacity — honoring warranty claims, contributing to shared infrastructure it may still be responsible for, or simply remaining a going concern that answers correspondence. A separate NCLT matter, admitted on a petition from the chairman’s own brother and a former joint managing director, disputes how a ₹250 crore mortgage was authorized back in 2017. That’s a governance question about how decisions get made at the top of the company, not something tied to Sector 86 specifically, but it’s relevant background for anyone deciding how much trust to extend to Omaxe as an institution today.
Risk Assessment — Positive Factors
- The building exists and is occupied — Phase I and II are complete, which removes the construction-risk and launch-stage uncertainty that applies to a fresh booking.
- Social infrastructure around the project is already operating: Modern DPS (0.65 km) and Noble Hospital (1.64 km) are functioning facilities, not marketing promises tied to a future date.
- Metro access via the Violet Line is live today.
- Sector 86 has posted 21.7% year-on-year price growth as a locality, per 99acres — a genuinely appreciating pocket of Faridabad, independent of this specific project’s numbers.
- Justdial rates the project 4.1 out of 5 across 234 ratings.
- Faridabad Bypass Road, Tigaon Road, and BPTP Bridge Road connectivity is built and functioning rather than planned.
Risk Assessment — Limitations
- No independently verifiable RERA number. Three different numbers circulate for this one project — UP10024562, UPO40015245, and HRERA 660/2017/307 — and none match the registration formats Haryana RERA actually uses. The last of the three is also attached to two other, unrelated Omaxe projects.
- Unit and tower counts don’t reconcile. 1,799 units across 38 towers (99acres, Square Yards) versus 1,654 units across 32 towers (NoBroker) — a gap too large to be a rounding error.
- Current asking price sits above the sector average. Median pricing of roughly ₹7,450 per sq. ft. compares to a Sector 86 average of ₹6,450-6,650 per sq. ft. (or ₹5,216 per NoBroker) — buyers are paying a premium relative to comparable stock nearby.
- A single-quarter 12% price jump invites scrutiny, not confidence. On a resale-only project with no fresh supply, that kind of move is more consistent with thin transaction volume than durable demand.
- The developer carries negative net worth. Omaxe Limited’s reserves stood at negative ₹1,084 crore as of March 2026, alongside consecutive quarterly losses and ₹1,466 crore in borrowings. This bears on the company’s capacity to honor any ongoing obligations, not on the physical building itself.
- An NCLT petition is active over a ₹250 crore mortgage decision, filed by the chairman’s brother and a former joint managing director — an internal governance dispute at the group level.
- Original possession commitment is undocumented. No source reviewed states the launch date or the contractually committed possession date, so there’s no way to check whether the project delivered on time or after a delay.
- Marketing claims outrun current infrastructure. References to Noida International Airport imply an accessibility that won’t exist until the Faridabad-Jewar Expressway opens, likely late 2026 or early 2027. Today’s drive time is 110-150 minutes.
The Hidden Information Between the Lines
The RERA situation here is worth sitting with for a moment. This isn’t a case of one wrong number floating around — it’s three different numbers, cited by three different platforms, none of which resemble the format Haryana’s own portal actually uses for registrations in this district. When a developer’s own website doesn’t display a registration number at all, and third-party aggregators disagree with each other on what it is, the honest position is that the number can’t be verified, not that one of the three guesses is probably right.
The reused number is the more concrete finding. Square Yards attributes HRERA 660/2017/307 to Omaxe Heights, to Omaxe Sun in Sector 79, and to Omaxe Spa Village in Sector 78 — three different addresses, three different project footprints, one registration number. That kind of duplication usually traces back to a data-entry shortcut on the aggregator’s side rather than anything Omaxe itself did, but it also means the number was never something a buyer could have safely trusted from that source in the first place.
Then there’s the gap between how this project is marketed and what its parent company’s balance sheet says. Aggregator copy describes a “premier residential project” offering a “luxurious living experience” — standard listing language. Omaxe Limited’s own quarterly filings describe a company with negative net worth, mounting losses, and a stock rated “Strong Sell” by at least one research platform. Both descriptions are about the same entity. A buyer evaluating whether to trust ongoing commitments from Omaxe — on this project or any other — should weigh the balance sheet over the brochure.
The unit-count discrepancy matters more than it might first appear. A difference between 1,799 and 1,654 units isn’t a typo-sized gap; it implies either a different reporting date, a partial phase count being mistaken for the whole, or one platform working from stale data. None of that is disclosed, which means it’s on the buyer to ask the resident welfare association directly rather than trust either published figure.
Finally, the airport-proximity marketing is a pattern worth recognizing beyond this one project: citing a landmark that technically exists (Noida International Airport did open in June 2026) while omitting that the infrastructure making it relevant — the expressway — doesn’t exist yet. It’s not a false claim. It’s a claim timed to a future that hasn’t arrived, presented as though it already had.
Questions to Consider Before Investing
- Can you show me the exact RERA registration number for this project, and can I look it up myself on haryanarera.gov.in before we go further?
- Three different numbers show up for this project across property portals — which one is actually correct, and why do the other two exist?
- What is the current, confirmed total unit and tower count, and can you show me the source document rather than a listing summary?
- Was this project registered with RERA at all, or does it predate the requirement — and if it predates it, what governs any remaining builder obligations?
- Has maintenance of common areas and the clubhouse already transferred to a resident welfare association, or does Omaxe Limited still hold that responsibility?
- Given Omaxe Limited’s current financial position, who is actually accountable for structural or warranty issues that surface after purchase?
- Can I see the exact clubhouse square footage and the count of each sports facility relative to the confirmed number of occupied units?
- Can you share the original builder-buyer agreement showing the committed possession date, so I can compare it to the actual handover date?
- Will nationalized banks approve a home loan against this resale unit without flagging the developer’s financial profile?
- What was the outcome of HRERA Complaint No. 592 of 2018 (Arun Prabha vs. M/s Omaxe Ltd.), and does it involve this project?
Who Should Consider This Project
- End-users who want a ready-to-move unit in an established part of Faridabad with schools, a hospital, and metro access already functioning, rather than a bet on infrastructure that hasn’t arrived yet.
- Buyers who are prepared to do independent title and RERA verification themselves rather than rely on the seller’s or broker’s paperwork.
- Long-horizon holders comfortable buying at a premium to the sector average, on the expectation that the project’s recent price momentum continues rather than corrects.
- Cash buyers, or buyers whose purchase doesn’t depend on financing decisions being influenced by the developer’s balance sheet.
Who Should Not Consider This Project
- Anyone treating the marketing language — “pollution free environment,” airport proximity — as literal fact rather than aspirational copy.
- Short-term investors underwriting the recent 12%-in-a-quarter price move as a repeatable pattern rather than a possible data artifact.
- Buyers who need certainty that Omaxe Limited, as a company, will still be capable of honoring maintenance or warranty commitments in the years ahead.
- Buyers who aren’t willing to independently chase down the actual unit count, RERA status, and possession history rather than trusting a single aggregator listing.
Honest Verdict
What’s genuinely good here is straightforward: the building is finished, people live in it, and the immediate surroundings — school, hospital, metro — are real and operating, not promises. Sector 86 itself has been a solid performer in Faridabad’s price growth over the past year, and that’s a locality-level fact independent of anything specific to this project.
The core problem is that almost nothing about this project’s paperwork can be taken at face value. Three RERA numbers, none matching Haryana’s actual format. Two different unit counts, a gap too wide to explain away. And behind all of it, a developer whose own quarterly filings show a company losing money every quarter and sitting on negative net worth of over a thousand crore rupees. None of that means the flat you’d be buying is unsound. It means every claim needs to be checked against a primary source before it’s trusted, because the secondary sources — the listings, the aggregators, even the developer’s own marketing copy — don’t agree with each other or, in the case of the financials, with reality.
If you’re buying here, do it as a legal transaction first and a lifestyle purchase second. Get the RERA number confirmed on the portal yourself. Get the unit count from the RWA, not a listing page. Confirm in writing who’s responsible for maintenance today. None of that is unusual advice for any resale purchase, but it matters more here than most, given how much of the publicly available information about this specific project doesn’t hold up under a second look.
Disclaimer: This analysis is based on publicly available information gathered through independent research as of 21 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.
