Faridabad, Haryana — Sector 81, Greater Faridabad (Neharpar)

Introduction

Feature	Details
Project Name	Puri Aanand Vilas (also listed as Aanandvilas, Puri Anand Villas)
Developer	Puri Construction Private Limited
Location	Tigaon Road, Sector 81, Greater Faridabad (Neharpar), Haryana
Project Type	Apartments (low-rise G+7 and mid-rise G+13 towers)
RERA Number	HRERA-PKL-FBD-13-2018, dated 04.06.2018 (Project ID RERA-PKL-584-2019) — confirmed on haryanarera.gov.in, status “Approved and Certificate Uploaded”
Total Land Area	12 acres per the developer’s own site and the RERA record; some aggregator listings say 13 acres
Total Units / Towers	512 units across 12 towers, per aggregator listings — not independently confirmed on the HRERA project page, which does not list a unit count
Configuration	3 BHK (1,895–2,335 sq. ft.), 3 BHK+Study (2,430 sq. ft.), 4 BHK (3,075–3,980 sq. ft.)
Possession	Ready to move since December 2018
Launch Price	₹5,999 per sq. ft. (construction-linked plan) or ₹6,199 per sq. ft. (subvention scheme), 2018
Current Asking Price	₹8,350–10,750 per sq. ft. on the resale market, per aggregator tracking, Q1 2026
Payment Plan	Original launch plan: 35% within 7 months, 60% on application for Occupation Certificate, 5% on offer of possession
Current Status	Delivered, resale market — no fresh inventory being sold directly by the developer

Puri Aanand Vilas is a 12-acre apartment complex in Sector 81, part of the Neharpar belt of Greater Faridabad, built by Puri Construction Private Limited and occupied since late 2018. It carries a single, verifiable RERA registration, which already puts it ahead of several projects in this corridor that split themselves across multiple registrations or none at all. The company behind it has been in business since 1971 and has a real, checkable portfolio in Gurgaon and Faridabad.

That said, two things are worth knowing before you go further. Several property portals list a second project called “Puri Anand Villas Phase II” — same 12-acre footprint, same address, same builder, ready to move, but with no RERA registration of its own. And the legal entity behind this project has a documented history with the National Consumer Disputes Redressal Commission, including a finding that it resold an apartment to a third party at a markup while a stay order was in effect. Neither of these facts should be a dealbreaker on their own, but both deserve a direct conversation with the seller before you sign anything.

Key Highlights

• 12-acre apartment complex in Sector 81, Neharpar (Greater Faridabad), built by Puri Construction Private Limited, occupied since December 2018.
• Single RERA registration confirmed directly on the Haryana RERA portal: HRERA-PKL-FBD-13-2018, dated 4 June 2018, Project ID RERA-PKL-584-2019, status “Approved and Certificate Uploaded.”
• The project’s online submission to the RERA portal is dated 21 November 2019 and its receiving date is 7 February 2020 — over a year after the registration date itself, which reflects the portal’s transition period rather than a defect in the registration.
• 12 towers, a mix of G+7 low-rise and G+13 mid-rise blocks, 512 units per aggregator listings (not shown on the RERA page itself).
• Unit sizes run from 1,895 sq. ft. (3 BHK) to 3,980 sq. ft. (4 BHK, “super luxury” variant).
• Launched in 2018 at ₹5,999 per sq. ft. on the construction-linked plan, or ₹6,199 per sq. ft. under a subvention scheme where the builder reportedly serviced the buyer’s loan interest until possession — a payment structure Haryana RERA later restricted for exactly the risks it carries.
• Booking amount at launch was ₹5 lakh, per multiple broker listings.
• Current resale pricing runs ₹8,350 to ₹10,750 per sq. ft. as of Q1 2026, against a broader Sector 81 average of about ₹9,400 per sq. ft. — this project sits close to the locality average rather than at a premium to it.
• A separate portal listing, “Puri Anand Villas Phase II,” shares the same 12-acre address and builder but shows no RERA registration, and is priced lower, at ₹7,850–9,000 per sq. ft. (Q3 2025). Whether this is a genuinely distinct block or a duplicate/legacy listing for part of the same registered project could not be confirmed from public sources — get this in writing before booking in any unit described this way.
• Developer is Puri Construction Private Limited, CIN U45201DL1971PTC005522, incorporated 2 February 1971, registered office at Tolstoy House, Tolstoy Marg, New Delhi.
• Company directors on record: Mandeep Singh Oberoi and Tarak Nandy Mazumder. Authorized capital ₹45 crore, paid-up capital ₹25 crore.
• Puri’s broader portfolio includes Palm Springs, Diplomatic Greens, and Emerald Bay in Gurgaon, and Aanand Vilas in Faridabad — the company’s activity is concentrated in Gurgaon, with Faridabad as a smaller share of its footprint.
• The National Consumer Disputes Redressal Commission held Puri Construction Private Limited liable for deficiency of service in a case reported in June 2024, ordering a refund of ₹30,12,144 plus 12% annual interest and finding the company had resold the disputed flat to a third party at roughly a 50% markup despite a stay order from the State Commission. The project involved in that case was not named in available reporting and could not be confirmed as Aanand Vilas.
• Sector 81 property rates have risen 24.9% in the past year, 59.8% over three years, and 177.6% over ten years, per aggregator trend data.
• Nearest metro access is contested across sources — some portals claim under 700 metres to Neelam Chowk Ajronda station, others claim over 3 km to Bata Chowk, and neither figure is consistent with the project’s location deep in the Neharpar sectors, well south of both stations. Treat any “walk to the metro” claim for this address with real skepticism.
• Badarpur border, the main Delhi entry point on this side of the city, is roughly 10–11 km away by road.
• IGI Airport is roughly 41 km away.
• Resident feedback on 99acres describes good construction quality and well-maintained common amenities, alongside a specific complaint that the project lacks badminton and squash courts.

Amenities

Club & Lifestyle Amenities

The project has a clubhouse with a swimming pool, a gymnasium, and a private movie theatre, according to both the developer’s site and independent listings. No source reviewed gives a specific square footage for the clubhouse. Some resident reviews mention ground-floor units with a private pool and deck area, which if accurate would be a unit-level feature rather than a shared amenity — worth confirming against the specific unit you’re considering rather than assuming it applies complex-wide.

Sports & Fitness Facilities

Listed facilities include a soccer field, a tennis court, table tennis, and a billiards room. Resident reviews specifically flag the absence of badminton and squash courts as a gap relative to what buyers expected from a project marketed at this price point.

Family & Community Features

A multipurpose hall and a yoga and meditation terrace are listed across developer and broker sources. Landscaped green areas and internal parks are mentioned in resident reviews, though without any acreage or count attached to them.

Safety & Convenience

Underground parking is separated from pedestrian walking paths, per resident reviews. Power backup is listed as a standard feature. No source reviewed specifies details on the security system (number of guards, CCTV coverage, entry-gate protocol) or on EV charging provision, which is a newer expectation for apartment complexes of this price bracket.

Retail & Utility

No dedicated retail plaza or in-complex shopping component appears in any source reviewed. Residents rely on Sector 81’s own commercial development, which sits along Tigaon Road and the Sector 81-82 Road corridor.

What Is Missing: No source — developer site, broker listing, or resident review — gives a clubhouse square footage, a security staffing or CCTV specification, or a written confirmation of which amenities are shared across all 12 towers versus restricted to specific blocks. Given that a second, unregistered “Phase II” listing exists at the same address, a buyer should ask in writing whether amenity access differs between the RERA-registered towers and any additional, unregistered block.

Prime Location — Puri Aanand Vilas

Sector 81 sits within Neharpar, the stretch of Greater Faridabad built out across Sectors 66 to 89 between the Agra Canal and the Yamuna, and it’s one of the more established pockets within that newer belt — the project is directly opposite Aravali International School on Tigaon Road, so at least the immediate frontage isn’t undeveloped land. The wider area, though, is still filling in: large parts of the surrounding sectors were farmland within the last two decades, and social infrastructure — hospitals, larger retail, reliable last-mile transit — is denser in the older parts of Faridabad to the north than it is here.

Destination	Distance / Drive Time
Badarpur border (Delhi entry point)	Approx. 10–11 km
Delhi (city, general)	Approx. 33 km
IGI Airport	Approx. 41 km
Neelam Chowk Ajronda Metro (Violet Line)	Reported inconsistently across sources — treat as several km, not walking distance
Bata Chowk Metro (Violet Line)	Reported as 3.1 km by one source; unconfirmed independently
Aravali International School	Directly opposite the project on Tigaon Road

Major Location Advantages

• Direct frontage on Tigaon Road, with Aravali International School immediately across the street rather than a marketed distance figure.
• Sits within the same Sector 81-82 Road corridor as several other established Faridabad developments, giving it more built-up neighbours than newer, still-vacant sectors further south in Neharpar.
• Badarpur border access at roughly 10–11 km puts Delhi’s southern edge within a workable commute, even if not a short one.

What the Marketing Doesn’t Tell You

Several listings for this project describe hospitals and metro stations as being “4 minutes” or “5 minutes” away. Given that the nearest major hospital brands mentioned (Escorts, Fortis-affiliated facilities) sit closer to Delhi’s Badarpur side — itself 10–11 km distant — a 4-to-5-minute drive from Sector 81 is not consistent with the geography. The same applies to metro claims: no version of Sector 81’s actual location in the Neharpar belt puts it within walking distance of Neelam Chowk Ajronda or Bata Chowk, both of which serve the older, northern part of Faridabad. Treat every “X minutes away” figure in this project’s marketing as a starting point for your own drive-test, not as a fact to plan around.

Pricing & Configuration

Configuration	Size (Sq. Ft.)	Launch Price (2018)	Current Resale Price (2026)
3 BHK	1,895 – 2,335	~₹1.02–1.04 crore	₹1.8 crore and up
3 BHK + Study	2,430	Not disclosed	Included in general 3 BHK range above
4 BHK	3,075 – 3,980	Not disclosed	₹4.25 crore and up

Resale listings across the project range from ₹1.75 crore to ₹5.12 crore, broadly tracking the ₹8,350–10,750 per sq. ft. band reported for Q1 2026. Set against the wider Sector 81 average of roughly ₹9,400 per sq. ft. (with a locality-wide range of ₹8,750–13,200), Aanand Vilas is priced close to the local mean rather than at a premium — a meaningfully different picture from some neighbouring projects in this corridor that carry a 25-30% premium over their local averages. One aggregator’s figure of a 28.74% quarterly jump in Q1 2026 pricing looks unusually sharp for a single quarter and is more likely a reflection of a thin, small resale-listing sample than genuine market movement — treat any single-quarter percentage from these portals cautiously.

Price Includes

• The apartment unit at its quoted super built-up area
• Access to shared clubhouse and amenity facilities (subject to the caveats above)
• Underground parking allocation, per resident reviews (exact number of slots per unit not disclosed)

Additional Charges

• PLC (park, corner, or floor-facing premiums) — not disclosed in any source reviewed
• Club membership fee — not disclosed
• IFMS / maintenance deposit — not disclosed
• GST, applicable at prevailing rates for under-construction or ready-to-move stock as relevant
• Registry and stamp duty, per Haryana’s prevailing rates
• No source reviewed provided a complete, itemized “all-in cost” beyond the base sale price

Payment Plan

Stage	Percentage (at 2018 launch)
Booking amount	₹5 lakh (flat amount, not a percentage)
Within 7 months of booking	35%
On application for Occupation Certificate	60%
On offer of possession	5%

This was the original launch-era plan; since the project has been delivered since 2018, any unit purchased today is a resale transaction with its own, separately negotiated payment terms between buyer and seller.

Builder Profile

Particulars	Details
Legal Entity Name	Puri Construction Private Limited
CIN	U45201DL1971PTC005522
Incorporation Date	2 February 1971
Registered Office	Tolstoy House, Tolstoy Marg, New Delhi
Directors	Mandeep Singh Oberoi, Tarak Nandy Mazumder
Claimed Experience	Over 50 years, roughly 5,000 homes delivered across its portfolio, per company marketing
Delivered Projects	Palm Springs, Diplomatic Greens, Emerald Bay (Gurgaon); Aanand Vilas (Faridabad) — verified as existing, delivered developments, though the “5,000 homes” total figure is a company claim, not independently itemized
Authorized Capital	₹45 crore
Paid-up Capital	₹25 crore
Other Entities	Marketing materials use “Puri Constructions” (plural) as a brand name; the registered legal entity on MCA and on the RERA record is “Puri Construction” (singular) — confirm the exact entity name on any sale agreement matches the CIN above

Puri Construction Private Limited is a genuinely old company by Indian real estate standards — incorporated in 1971, more than five decades before this project was even conceived, which rules out the newly-incorporated-shell pattern seen with some developers marketing “50 years of legacy” on a company registered a decade ago. Its NCR portfolio is real and mostly Gurgaon-weighted, with Aanand Vilas standing as one of its few completed Faridabad projects.

Against that, the company has a documented adverse finding from the National Consumer Disputes Redressal Commission, reported in June 2024, involving a different project. The Commission found the company liable for deficiency of service over a delayed handover, ordered a refund with 12% annual interest, and specifically noted the company had resold the flat in question to a third party at close to a 50% markup while a State Commission stay order was in force. That finding says something about how this legal entity has handled at least one dispute — it doesn’t tell you anything specific about how Aanand Vilas itself was run, since the project name in that case wasn’t disclosed in available reporting.

Risk Assessment — Positive Factors

• Single, independently confirmed RERA registration (HRERA-PKL-FBD-13-2018) showing “Approved and Certificate Uploaded” status on the Haryana RERA portal — a cleaner regulatory picture than projects split across multiple or unregistered phases.
• Legal entity has been operating since 1971, with a verifiable, decades-long track record rather than a marketing-only claim.
• Current resale pricing sits close to the Sector 81 average rather than carrying a heavy premium over the surrounding market.
• Project has been occupied and functioning since 2018, so buyers are looking at a known, lived-in building rather than a construction-risk bet.
• Resident reviews specifically praise construction quality and amenity maintenance, rather than offering only generic satisfaction.
• Direct frontage on Tigaon Road opposite an established school gives the immediate surroundings more built-out context than some newer Neharpar developments.

Risk Assessment — Limitations

• A second listing, “Puri Anand Villas Phase II,” shares the same address and builder but carries no RERA registration at all — any unit marketed under that name needs its regulatory status resolved in writing before money changes hands.
• The developer’s legal entity has an adverse NCDRC finding on record (June 2024 reporting) for deficiency of service and improper resale of a disputed unit during a stay order, even though that specific case is not confirmed to involve this project.
• Land area is inconsistently reported as 12 acres (developer site, RERA record) versus 13 acres (some aggregators), and total unit count of 512 could not be confirmed on the RERA project page itself.
• No itemized breakdown of PLC, club membership, IFMS, or other additional charges was available in any source reviewed — a resale buyer needs the current owner’s original cost sheet to know the true all-in price, not just the quoted per-sq.-ft. rate.
• Distance claims in project marketing for nearby hospitals and metro stations do not hold up against the project’s actual location in the Neharpar belt — verify every “X minutes away” figure independently.
• This is a resale-only market now: there is no fresh developer inventory, no builder warranty on a newly-handed-over unit, and pricing is set by individual sellers rather than a published price list, which affects negotiating leverage and due-diligence process compared to buying directly from a developer.
• The original launch offered a subvention payment scheme, a structure since restricted under RERA for masking a project’s true financial health — not a live risk for a resale buyer today, but a data point on how the project was originally sold.

The Hidden Information Between the Lines

The existence of “Puri Anand Villas Phase II” as a separately listed, RERA-unregistered project at the identical 12-acre address is the single fact in this research that most deserves a direct question to the seller or broker. It is not clear from public sources whether this is a genuinely separate block of the same complex sold outside RERA’s ambit, a legacy listing left over from before the project’s registration went through the portal in 2019-2020, or simply a duplicate entry created by a property portal. Any of those three explanations is plausible, and only the seller (or the developer directly) can resolve which one is true for a specific unit. Buyers should not accept “it’s basically the same project” as an answer — RERA registration status is a legal fact about a specific unit, not a matter of general resemblance.

The gap between the project’s launch-era subvention scheme and its current resale-only status is also worth sitting with for a moment. Subvention plans — where the builder services the buyer’s home loan interest until possession — were common in 2017-2018 precisely because they let developers show strong “sales” numbers while deferring the buyer’s real cash outlay, and regulators in several states moved to restrict the practice once RERA came into force because it obscured how much genuine demand a project actually had versus how much was financed indirectly by the builder itself. That this project offered the option doesn’t mean anything went wrong here specifically — the project was delivered on a normal timeline — but it’s a reminder that early pricing and “sold out” claims from 2018 should be read with the financing structure in mind, not taken at face value.

The NCDRC finding against Puri Construction Private Limited is worth including precisely because it’s easy to either overweight or ignore. It is not evidence that Aanand Vilas itself had problems — the case doesn’t name the project, and a large developer with a decades-long portfolio will accumulate some disputes over that period almost by statistical certainty. But the specific detail in that ruling — reselling a disputed unit to a third party during an active stay order — is a governance fact about how this legal entity behaves under dispute, and it’s a fair question to raise directly with the developer or their resale desk: how the company has handled comparable disputes across its portfolio, and whether any are currently open against Aanand Vilas specifically.

Finally, the entity-name mismatch between “Puri Constructions” as used in marketing and “Puri Construction” (singular) as registered with the MCA and on the RERA record is a minor point on its own, but it’s the kind of detail a resale buyer should nail down before signing a sale deed — the entity named on your agreement should match the CIN on record, not the brand name on a hoarding.

Questions to Consider Before Investing

• Can the seller show the exact tower and unit number, and confirm in writing that it falls under RERA registration HRERA-PKL-FBD-13-2018 / Project ID RERA-PKL-584-2019, rather than the unregistered “Phase II” listing?
• If the unit in question is part of “Puri Anand Villas Phase II,” why does that listing carry no RERA registration, and what regulatory status does it actually hold?
• What is the complete, itemized cost sheet the current owner received at their own purchase — including PLC, club membership, IFMS, and any other charges — so the true landed cost can be calculated rather than estimated from a per-sq.-ft. figure?
• Is there an active or resolved dispute involving this specific unit, tower, or the broader Aanand Vilas project with HRERA or a consumer forum?
• What condition is the unit’s underground parking, plumbing, and electrical infrastructure in, given the building is now more than seven years old?
• Does the clubhouse and amenity access apply equally to every tower in the complex, or are certain facilities restricted to specific blocks?
• Can the seller or a local broker independently verify the actual drive time to the nearest functioning metro station and the nearest full-service hospital, rather than relying on the marketing figures?
• What was the seller’s own purchase price and date, to understand whether the current asking price reflects a fair markup over genuine holding costs or a speculative resale premium?
• Is the society’s maintenance body (RWA or management company) functioning independently of the builder, and what are current monthly maintenance charges?

Who Should Consider This Project

• Buyers looking for a ready-to-move apartment with an established, seven-plus-year track record rather than a construction-risk purchase.
• End-users who want a functioning, occupied community with visible amenities and known construction quality, rather than a pre-launch bet on renderings.
• Buyers comfortable with resale-market due diligence — verifying a specific unit’s paperwork, current owner’s history, and society finances — rather than relying on a single developer price list.
• Investors targeting a locality that has already shown strong multi-year appreciation (177.6% over ten years) but want pricing that tracks the local average rather than a premium over it.

Who Should Not Consider This Project

• Buyers who want the reassurance of buying only in a project’s clearly RERA-registered portion and are unwilling to do the extra diligence needed to confirm whether a specific unit sits inside or outside that registration.
• Short-term flippers expecting rapid appreciation beyond what the broader Sector 81 market is already delivering — this project’s pricing is tracking the locality, not outperforming it.
• Buyers who need bank financing contingent on a builder’s live construction-linked plan; since this is a resale-only market now, financing terms depend on the specific unit’s title and the bank’s own resale-property policies.
• Buyers who are uncomfortable raising governance questions directly with a developer that has a documented adverse consumer-forum finding, even one unconnected to this specific project.

Honest Verdict

Puri Aanand Vilas is, on the fundamentals that matter most, a cleaner project than several others reviewed in this corridor. It has one RERA registration, not five. That registration shows an “approved and certificate uploaded” status, not a pending or contested one. Its developer has been in business since 1971, not since 2015. And its current pricing sits close to the Sector 81 average rather than carrying the kind of premium that turns a good location into an expensive bet on future infrastructure.

The core problem is not the flagship project — it’s what sits next to it. A second, identically-addressed listing with no RERA registration of its own, sold under a near-identical name, is exactly the kind of ambiguity that a buyer can walk into without noticing, especially seven years after the original launch when word-of-mouth and broker shorthand have replaced the original marketing materials. Add to that a documented adverse finding against the legal entity from a national consumer forum, and the picture is of a fundamentally legitimate, long-established builder whose paperwork still needs to be checked line by line rather than taken on reputation.

If you are looking at a specific unit in this complex, the actionable step is straightforward: get the tower and unit number checked against the RERA registration directly on the Haryana RERA portal before you pay anything, and ask the seller point-blank whether their unit falls under the registered project or the unregistered “Phase II” listing. If it’s the former, and the price checks out against the current owner’s real cost sheet, this is a defensible resale purchase in an appreciating locality. If it’s the latter, the calculus changes, and you should price in the absence of RERA’s protections accordingly.

A seven-year-old building with one clean registration and one unregistered look-alike next door: verify which one you’re actually buying before the price looks like the only thing that matters.

Disclaimer: This analysis is based on publicly available information gathered through independent research as of 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.