Oberoi Realty’s Three Sixty North in Sector 58, Gurugram has received a major regulatory update. Haryana’s Department of Town and Country Planning (DTCP) has rejected Advance India Projects Limited’s (AIPL) representation seeking cancellation of Licence No. 69 of 2025 and reversal of the change-of-developer approval granted to Oberoi Realty.
The DTCP order is dated 13 August 2026 and was received by Oberoi Realty on 17 August 2026. In its official stock-exchange disclosure, Oberoi Realty said DTCP held that both the licence dated 12 May 2025 and the change-of-developer approval dated 17 June 2025 remain legally intact.
This matters because Three Sixty North is not a small luxury development. Oberoi Realty has already disclosed approximately ₹8,109 crore in gross bookings, while residences were launched from roughly ₹18 crore onward, with some reports placing the opening ticket around ₹20 crore for large-format homes.
But the fresh DTCP decision needs to be understood correctly. It resolves an important regulatory challenge; it should not be interpreted as a declaration that every possible dispute connected with the project has disappeared.
What is Three Sixty North?
Three Sixty North is Oberoi Realty’s ultra-luxury residential development in Sector 58, Gurugram, on Golf Course Extension Road. Oberoi Realty’s official project information gives the site area at approximately 14.81 acres and offers large-format apartments, duplexes and penthouses.
The project marked Oberoi Realty’s major entry into the Delhi-NCR luxury housing market. Phase one was launched on 29 June 2026, with homes reported from approximately ₹18 crore onward.
TOI reported entry ticket sizes of around ₹20 crore for approximately 5,500 sq ft residences, showing how firmly the project sits in Gurugram’s ultra-luxury segment.
Why is the ₹8,109 crore booking number important?
On 5 July 2026, Oberoi Realty disclosed that Three Sixty North had generated approximately ₹8,109 crore in gross bookings. The company reported bookings covering about 13.52 lakh sq ft of RERA carpet area, equivalent to around 23.10 lakh sq ft of saleable area.
That number is significant because the project operates at an unusually high ticket size.
The response shows that there is substantial demand at the top end of Gurugram’s residential market, but it does not automatically prove future appreciation or resale liquidity.
For buyers, three separate questions matter:
Can ultra-luxury demand remain strong?
Will the project deliver the product and specifications promised?
Will future buyers be willing to pay similar or higher prices when existing owners want to exit?
What was the dispute about?
AIPL challenged matters relating to the project’s licence and the subsequent change of developer in favour of Oberoi Realty.
According to Haryana RERA’s official proceedings, AIPL raised issues including the transfer of licensed land and development rights, alleged FDI-policy violations and other legal questions. Oberoi Realty contested those claims.
It is important to describe these as allegations raised by AIPL, rather than established violations.
Haryana RERA itself noted during the project-registration proceedings that certain inter-party disputes fell outside its jurisdiction and that parties could pursue remedies before the appropriate competent forums.
Complete Three Sixty North regulatory timeline
The chronology makes the current development much easier to understand.
12 May 2025
Licence No. 69 of 2025 issued for the project land.
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17 June 2025
Change of developer approved in favour of Oberoi Realty.
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19 May 2026
Building plans referred to in Haryana RERA proceedings as having been approved.
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May–June 2026
Oberoi Realty applies for RERA registration of different towers; AIPL files objections.
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26 June 2026
Three Sixty North Tower B receives Haryana RERA registration GGM/1070/802/2026/42.
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29 June 2026
Phase one launched.
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5 July 2026
Oberoi Realty reports approximately ₹8,109 crore gross bookings.
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7 July 2026
Punjab & Haryana High Court directs that no further allotments or additional third-party rights be created until DTCP decides AIPL’s representation.
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13 August 2026
DTCP rejects AIPL’s representation and says the licence and change-of-developer approval remain legally intact.
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17 August 2026
Oberoi Realty receives the order and informs the stock exchanges.
What had the High Court actually stopped?
This is the biggest point that should not be misunderstood.
The Punjab & Haryana High Court had directed that no further allotment should be made and no additional third-party rights should be created until DTCP decided AIPL’s pending representation.
The court did not cancel the project licence.
Oberoi Realty also clarified in its 9 July stock-exchange disclosure that:
- existing sales already concluded were not affected; and
- there was no stay on construction.
Therefore:
Restriction on fresh allotments ≠ construction ban.
That distinction is critical when assessing what actually happened.
What has DTCP decided now?
Oberoi Realty’s official stock-exchange filing reproduces the key findings from the 13 August DTCP order.
DTCP held that:
Licence No. 69 of 2025 dated 12 May 2025 remains legally intact.
The 17 June 2025 approval changing the developer in favour of Oberoi Realty remains legally intact.
AIPL’s representation seeking cancellation of the licence and change-of-developer approval was rejected.
Oberoi Realty further stated that, following the DTCP decision, the High Court’s restriction on further allotments and creation of additional third-party rights ceased to be operative.
That is the central fresh development.
Does this mean the project is now completely free of litigation?
No such blanket conclusion should be drawn.
Haryana RERA’s own June proceedings recorded various pending disputes and required the promoter to disclose pending litigation in project brochures, marketing materials and on its website. The RERA registration was also made subject to conditions and the outcome of specified pending proceedings.
Therefore, the accurate position is:
DTCP has rejected the specific AIPL representation challenging Licence No. 69 of 2025 and the change-of-developer approval.
It would be inaccurate to convert that into:
“All legal disputes involving Three Sixty North are over.”
DTCP vs Haryana RERA vs High Court: who does what?
These authorities played different roles in this case.
DTCP Haryana
The Department of Town and Country Planning deals with planning and development matters including licences and developer-related approvals.
In the current case, DTCP decided the representation challenging the licence and change-of-developer approval.
Haryana RERA
Haryana RERA handles project registration and compliance under the Real Estate (Regulation and Development) framework.
For example, Tower B is registered as GGM/1070/802/2026/42 dated 26 June 2026, with Oberoi Realty Limited shown as promoter.
Punjab & Haryana High Court
The High Court was hearing AIPL’s petition and had imposed the temporary restriction on further allotments while DTCP considered the representation.
Why tower-specific RERA registration matters?
Luxury projects are not always registered under one single RERA number for the entire master development.
Three Sixty North has separate RERA records relating to individual towers. Haryana RERA’s official portal, for example, shows:
Tower A — separate project record
Tower B — GGM/1070/802/2026/42
Tower G — separate registration certificate.
This has a practical implication for buyers:
Do not verify only the project name. Verify the RERA registration applicable to the exact tower and unit you are purchasing.
What should a ₹20 crore homebuyer verify?
Buying a luxury property from a recognised developer does not remove the need for due diligence.
Before making a substantial payment, buyers should verify:
Exact tower RERA registration
Check the registration applicable to the selected unit.
Promoter details
Confirm that the agreement and RERA records identify the correct legal promoter.
Licence and approvals
Check the relevant project licence, approved building plan and applicable conditions.
Litigation disclosures
Review the litigation disclosed by the promoter and on the RERA record.
Carpet area
Do not rely only on saleable or super-area marketing numbers.
Completion timeline
Check the date committed in the applicable RERA registration.
Payment schedule
Understand when each instalment becomes payable.
Cancellation clauses
Review refund, forfeiture and default provisions.
Maintenance and club expenses
Ultra-luxury ownership has recurring costs beyond the purchase price.
Why is Sector 58 able to support ₹18–20 crore homes?
Three Sixty North is located on Golf Course Extension Road in Sector 58, close to Gurugram’s established premium residential ecosystem. Oberoi Realty itself positions the development as an ultra-luxury project in this corridor.
The launch pricing and ₹8,109 crore booking disclosure indicate significant buyer appetite for very large, premium residences in Gurugram.
However, high initial bookings do not guarantee an equally deep resale market.
A ₹20 crore residence has a much smaller potential buyer pool than a ₹2 crore or ₹3 crore home.
For investors, resale liquidity matters as much as launch demand.
Does DTCP relief mean prices will rise?
There is no factual basis to automatically conclude that the latest decision will increase property prices.
Regulatory clarity may improve buyer confidence, but long-term value will depend on:
project delivery, final specifications, infrastructure, competing luxury supply, future buyer demand and resale liquidity.
The fresh DTCP decision removes one important uncertainty surrounding the licence and developer-change challenge, but it should not be used as a guaranteed appreciation argument.
What should existing allottees do?
Existing buyers should focus on official documents rather than headlines.
They should review:
their allotment/agreement documents, tower-specific RERA page, current completion schedule, promoter disclosures and any communication issued after the DTCP order.
The July High Court order did not affect sales already concluded, according to Oberoi Realty’s official stock-exchange clarification.
What should a new buyer do?
A prospective buyer considering Three Sixty North after the DTCP decision should still conduct fresh due diligence.
The latest regulatory sequence should be checked in this order:
DTCP status → Tower-specific Haryana RERA registration → Approved documents → Litigation disclosures → Agreement terms → Total purchase cost
A ₹20 crore ticket size makes documentation more—not less—important.
The 13 August 2026 DTCP decision is a significant development for Oberoi Realty’s Three Sixty North project in Gurugram.
DTCP has rejected AIPL’s representation seeking cancellation of Licence No. 69 of 2025 and reversal of the change-of-developer approval in favour of Oberoi Realty, holding that both remain legally intact. Oberoi Realty says the temporary High Court restriction on further allotments and creation of additional third-party rights has consequently ceased to operate.
The project itself has already recorded approximately ₹8,109 crore of gross bookings, with residences launched from roughly ₹18 crore onward in one of Gurugram’s most expensive residential segments.
The biggest takeaway for buyers is straightforward:
The DTCP decision provides important regulatory clarity, but a ₹20 crore property should still be evaluated tower by tower, approval by approval and document by document.
Sources:-
- Oberoi Realty / NSE Disclosure — DTCP update dated 17 August 2026
Three Sixty North — Official Oberoi Realty Stock Exchange Update
This is the most important primary source for the 13 August DTCP decision and Oberoi Realty’s update regarding the earlier High Court restriction.- Haryana RERA — Official Three Sixty North Tower B record
Three Sixty North Tower B — Haryana RERA
Confirms Sector 58, Gurugram, Oberoi Realty as promoter, RERA registration GGM/1070/802/2026/42, and contains the proceedings involving AIPL’s objections.- Oberoi Realty — Official Three Sixty North project page
Three Sixty North Gurugram — Official Project Information- Oberoi Realty / BSE — ₹8,109 crore gross bookings disclosure
Official BSE Filing — ₹8,109 Crore Gross Bookings
The filing confirms approximately ₹8,109 crore in gross bookings at Three Sixty North.- ET LegalWorld — Punjab & Haryana High Court restriction
Punjab and Haryana HC restrains Oberoi Realty from fresh allotments
This explains the temporary restriction on fresh allotments and creation of third-party rights until DTCP decided the pending representation.- Economic Times — Fresh DTCP decision report
Oberoi Realty wins Gurugram project licence battle against AIPL- Hindustan Times — ₹8,109 crore bookings and project launch
Oberoi Realty reports ₹8,109 crore bookings for Three Sixty North- Times of India — ₹20 crore+ homes and Oberoi’s NCR entry
Oberoi makes Delhi-NCR foray with ultra-luxury Gurugram project; homes priced ₹20 crore+
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