Sector 46 in Gurgaon overnight became the most desirable address in the city, given that it is within proximity of NH-48, metro linkages, and the luxury real estate boom on Dwarka Expressway and Sohna Road. Shapoorji Pallonji The Dualis is otherwise distinguished by the fact that it comes with a spin: only 198 apartments- open-plan, high-end, family-oriented, as much as they are perfect for professionals seeking comfort, peace of mind, and overall wellness.
The Dualis, a RERA-approved development, is the next milestone after the developer’s successful Joyville projects, demonstrating an evolution towards bespoke living. Every aspect, from its master plan and construction to amenities and finishes, echoes exclusivity and attention to detail, echoing Shapoorji Pallonji’s unmatched legacy.
Project Details
Occupying approximately 1.73 acres in Sector 46, The Dualis boasts twin towers
- Tower A: G+33 floors
- Tower B: G+29 floors
Even though it is a high-rise project, the minimum apartments per floor in the proposal maintain maximum privacy for the residents. Possession will be handed over between 2028 and 2031, and there is ample time for rational phased financial planning. The project is legally safeguarded by timely RERA registration (No. 42 OF 2025).
Specification and Details
| Specification | Details |
| Land Area | ~1.73 acres |
| Towers | 2 (G+33, G+29) |
| Apartment Types | 3BHK + Servant, 4BHK + Servant |
| Apartment Size | 2800–3600 sq. ft. |
| Price (Indicative) | ₹5.77 to ₹8.41 crore |
| Flooring | Imported marble; wooden in bedrooms |
| Kitchen | Fully modular, premium fittings |
| Clubhouse/Amenities | Pool, spa, steam, sauna, gym, library, kid’s play zone |
| Security | Multi-tier CCTV and trained personnel |
| Parking | Covered, reserved, dedicated area for residents |
| Possession Target | 2028–2031 (expected) |
| Developer | Shapoorji Pallonji, Kandodia Hi-Tech Pvt. Ltd. |
| Entry/Lobby | Grand, luxurious finishes |
| Legal Compliance | RERA registered (RC/REP/HARERA/GGM/939/671/2025/42) |
Highlight Features
- Low-density luxury: Only 198 apartments make it very private and quiet
- Imported marble and wood flooring: Add sophistication and durability in all spaces
- Impressive lobby and entrance: Develop a luxury atmosphere from the initial footsteps inside
- Wellness and recreation clubhouse: Spa, pool, meditation/yoga decks, library, games room, etc.
- Light and ventilation: Apartment design to maximize light and air, minimize energy dependence
- Smart home: Home automation as a choice to enable security and convenience
- Flexible payment structures: created to address investor and buyer requirements
- Comprehensive parking and security: Multi-level security and garaged parking
- Child-friendly spaces: Private areas of play in secure environments
Location Advantage
- Metro connectivity: Sikanderpur Metro Station and HUDA City Centre offer excellent connectivity to Delhi/NCR
- Main roads: Well connected to NH-48, Sohna Road, Golf Course Ext., Dwarka Expressway
- Retail community: Future-proof with IKEA flagship (400m), Ambience Mall, Galleria, and other retail destinations
- Corporate corridors: Unitech Cyber Park (1.2 km), ideal for IT professionals
- Education and health: High-end schools (Shri Ram, Amity, Scottish High) and best hospitals (Medanta, Artemis, Fortis) are spotted within the area
- Airport access: IGI Airport in 35 minutes—most appropriate for working professionals and frequent corporate travelers
Configuration and Price (Indicative)
| Apartment Type | Size Range (sq. ft.) | Price Range (₹ Cr) |
| 3BHK + Servant | 2800–3000 | ₹5.77–7.00 |
| 4BHK + Servant | 3400–3600 | ₹7.95–8.41* |
Prices are tower location-dependent, floor selectivity, and customization requirements. Payment schedules offer a down payment as well as construction-linked options, offering acquisition flexibility to end-users.
Builder Profile
Shapoorji Pallonji Group is a Mumbai-based conglomerate, one of India’s oldest, founded in 1865. The group is renowned for landmark projects, including Mumbai’s Imperial Towers, Taj Mahal Palace restoration, Trump Towers Mumbai, and many infrastructure developments nationally and globally. Their track record for premium residential projects and commercial projects brings credibility and trust to every new launch. The group companies, such as Sterling & Wilson Solar, are listed on the stock exchange, an indicator of financial transparency and stability. The developer enjoys a generation-to-generation reputation for timely completion, best-in-class construction quality, and innovation.
Risk Assessment – Positive
Strengths
- 158+ year-old constructor with an India-wide and global success track record
- RERA certification ensures regulatory compliance and legal safety
- Prime location in Gurgaon assures price stability, ease in rental/sale, and long-term appreciation
- Low-density planning provides exclusivity and a high quality of life
- Stretching facilities provide for family welfare, recreation, and socialization
- Builder and facility reputation to pay in installments to mitigate risk
Risk Assessment – Weaknesses
Falls through
- High entry price: ₹5.77 Cr minimum restricts the buyer group to the luxury segment.
- Long holding period: 2028–2031 may be a deterrent for occupiers with early possession requirements
- Maintenance charges: Surely will be high due to high-end facilities and exclusivity
- Fewer units mean fewer transactions: Less resale liquidity in the very short term.
- Market risk and regulation risk: Macro environment and policy concerns can influence short-term returns
Questions to Ask Before Investing
- What are the overall acquisition costs, including GST, stamp duty, registration, and club charges?
- What compensation is guaranteed for project delay? How is possession guaranteed?
- Is there a construction-linked payment or flexible payment terms? Which would be suitable for your cash flows?
- What are escalation and long-term maintenance clauses?
- Is inspection of already sold sample units or already delivered Shapoorji Pallonji projects possible?
- What is the builder’s Gurgaon/Mumbai delivery history of recent times?
- What are resale/exit options in this segment? Is there any pre-possession restriction?
- Can all RERA and legal documents be viewed before booking?
- Is the project structurally guaranteed and fit-out guaranteed, and on what basis?
- How solid is the supporting infrastructure, plans on paper waiting?
Landspect Verdict: Shapoorji Pallonji The Dualis, Sector 46, Gurgaon
For Whom Is This Project Suitable?
- HNI families and privacy and exclusivity seekers
- Health-conscious consumers drawn towards high-tech features, sunlight, and greenery cover
- Long-term appreciation seekers who want to ride in mid-Gurgaon
- End-users who desire no compromise on connectivity, security, and community atmosphere
- Residents who value established builder reputation and material quality
Who Should Not Apply?
- Short-term occupation requirement (ownership before 2028–2031) patrons
- Value or price-conscious fans in search of lower ticket prices
- Resale opportunity, immediate or larger event, community fans seeking
- Deliver immediate patrons, regardless of the long duration of possession
