Two ultra-luxury new launches. Same PSF. Completely different products. Experion One42 on Golf Course Road Sector 42 — 100 units, fully furnished 4 BHK at 6,200 sq ft and 5 BHK at 8,500 sq ft, adjacent to DLF Magnolias and Aralias, RERA filed. Oberoi Three Sixty North on Golf Course Extension Road Sector 58 — 600 units, bare shell, Grand Hyatt in the precinct. When PSF is equal, the comparison comes down to what ₹45,000 psf actually delivers — and that answer is very different at each project.
Written by
Himanshu Bamola
Founder & Principal Analyst, SuperLuxeRE · 16+ years in ultra-luxury real estate strategy
Himanshu advises HNIs, NRIs, and family offices on India's most complex luxury real estate decisions — from Golf Course Road to Worli. His market analysis is trusted by buyers across Singapore, Dubai, London, and the US.
Experion One42 Golf Course Road vs Oberoi Three Sixty North: Two Ultra-Luxury 4 & 5 BHK Launches at the Same PSF — Very Different Bets
The headline PSF is identical: both launch at ₹45,000 per sq ft. That is where the similarity ends.
Experion One42 sits on 3 acres of Golf Course Road frontage in Sector 42 — 300 metres from DLF Magnolias and Aralias, adjacent to the Rapid Metro at Sector 42–43. Three towers. G+45 floors. Approximately 100 apartments total. 4 BHK at 6,200 sq ft with 2 units per floor and private lift lobbies. 5 BHK at 8,500 sq ft with 1 unit per floor, 4 sides open. Fully furnished with top international brands — flooring, kitchen, fittings, air-conditioning, smart home — all included at possession. 76% carpet efficiency. 2 lakh sq ft of clubhouse occupying the first 8 floors. India's lowest unit count for a three-tower luxury project on Golf Course Road. RERA filed December 2024.
Oberoi Three Sixty North sits on 14.81 acres on Golf Course Extension Road, Sector 58 — within a 30-acre integrated complex with Grand Hyatt Gurgaon. Seven towers. G+45 floors. Approximately 600 units across 3 phases. 4 BHK at 5,500 sq ft. 5 BHK at 8,000 sq ft. Bare shell — buyer completes every interior element. 1 unit per floor across all 7 towers. 4-acre lake within 10 acres of central green. Oberoi Realty's NCR debut — the developer whose Mumbai projects trade at ₹1 lakh+ psf. RERA applied, expected pre-May 2026.
Same PSF. Opposite product philosophies. This is the comparison India's UHNW buyers are having right now.
SuperLuxeRE Analysis
- When PSF is identical, the comparison shifts entirely to what ₹45,000 psf actually buys. At One42 it buys a fully furnished home on GCR — flooring, kitchen, fittings, AC, smart home all in. At Oberoi TSN it buys a concrete shell on GCER — the buyer spends another ₹8,000–12,000 psf to finish it.
- The true finished PSF comparison is ₹45,000 vs ₹55,000–57,000 — a ₹10,000–12,000 psf gap that translates to ₹6–10 crore on a 4–5 BHK unit.
- One42 offers something Oberoi cannot: 100 total units on Golf Course Road — the most exclusive community format available on this corridor. 33 families per tower. 2,000 sq ft of clubhouse per family.
- Oberoi offers something One42 cannot: a 4-acre lake, Grand Hyatt integration within the precinct, and the Oberoi brand's Mumbai track record at ₹1 lakh+ psf in resale.
- This is the comparison between India's most exclusive small-community GCR address and India's most private large-format GCER product — both at the same PSF, both from Singapore-backed developers. The right answer depends on 3 questions: Do you want GCR or GCER? Do you want a finished home or design freedom? Do you want 100-family intimacy or 600-family scale?
Explore Both Projects in Full
Experion One42 Sector 42 GCR and Oberoi Three Sixty North Sector 58 GCER — Project Snapshots
🏛️ Experion One42 — Sector 42 GCR
- Location: Sector 42, Golf Course Road — GCR frontage
- Site: 3 acres | 3 towers | G+45 | ~100 units total
- 4 BHK: 6,200 sq ft | 2 units/floor | Private lift lobbies
- 5 BHK: 8,500 sq ft | 1 unit/floor | 4 sides open
- PSF: ₹45,000 — Fully furnished, top brands
- Carpet efficiency: ~76%
- Clubhouse: 2 lakh sq ft — floors 1–8 of towers
- Neighbours: DLF Magnolias, Aralias (300m), Camellias
- Metro: Sector 42–43 Rapid Metro — 0.9 km
- Developer: Experion Developers (AT Holdings, Singapore)
- RERA: GGM/893/625/2024/120 — Filed Dec 2024 ✅
- Possession: December 2032
🏛️ Oberoi Three Sixty North — Sector 58 GCER
- Location: Sector 58, Golf Course Extension Road
- Site: 14.81 acres | 7 towers | G+45 | ~600 units (3 phases)
- 4 BHK: 5,500 sq ft | 1 unit/floor | 4 sides open
- 5 BHK: 8,000 sq ft | 1 unit/floor
- PSF: ₹45,000 — Bare shell only
- Carpet efficiency: ~73%
- Landscape: 4-acre lake | 10 acres central green
- Hotel: Grand Hyatt within 30-acre integrated complex
- Clubhouse: ~1 lakh sq ft
- Developer: Oberoi Realty (BSE — NCR debut)
- RERA: Applied — expected pre-May 2026 ⏳
- Possession: May 2031
Experion One42 GCR vs Oberoi Three Sixty North GCER: Full Specification Comparison
| Feature | Experion One42 — GCR Sector 42 | Oberoi Three Sixty North — GCER Sector 58 |
|---|---|---|
| Developer | Experion Developers — AT Holdings, Singapore ($2.5B, 100% FDI) | Oberoi Realty — BSE listed | Mumbai legacy | NCR debut |
| Corridor & Location | Golf Course Road — Sector 42 | GCR frontage | Golf Course Extension Road — Sector 58 |
| Site & Scale | 3 acres | 3 towers | ~100 units — India's smallest 3-tower GCR community | 14.81 acres | 7 towers | ~600 units (3 phases, 188/phase) |
| 4 BHK on GCR / GCER | 6,200 sq ft | 2 per floor | Private lift lobby | 5,500 sq ft | 1 per floor | 4 sides open |
| 5 BHK on GCR / GCER | 8,500 sq ft | 1 per floor | 4 sides open | 8,000 sq ft | 1 per floor |
| Launch PSF | ₹45,000 psf | ₹45,000 psf |
| Finishing — What ₹45K Buys | ✓ FULLY FURNISHED — top brand flooring, modular kitchen, fittings, VRV AC, smart home system. Furniture not included. | ✗ BARE SHELL — structure only. All interiors buyer's responsibility. Add ₹8,000–12,000 psf for fit-out. |
| True Finished PSF | ~₹52,000–55,000 all-in (base + charges) | ~₹62,000–66,000 all-in (base + fit-out + charges) |
| 4 BHK All-In Price (est.) | ~₹32–34 Cr (6,200 sq ft, furnished) | ~₹38–42 Cr (5,500 sq ft, finished) |
| 5 BHK All-In Price (est.) | ~₹46–49 Cr (8,500 sq ft, furnished) | ~₹52–58 Cr (8,000 sq ft, finished) |
| Carpet Efficiency | ~76% — highest among UHNW new launches on GCR | ~73% — strong for GCER |
| 4 BHK Density / Privacy | 2 per floor | Private lift lobby | Corner unit | 1 per floor | 2 private lifts | 4 sides open |
| 5 BHK Density / Privacy | 1 per floor | 4 sides open | 1 per floor | 4 sides open |
| Community Scale | ~100 families | 33/tower | India's most intimate GCR community | ~600 families across 3 phases | ~86/tower |
| Clubhouse | 2 lakh sq ft — 2,000 sq ft per family | Floors 1–8 of towers | Fine dining, spa, pool, sports | ~1 lakh sq ft | 75+ amenities | 3 pools | 5 dining options |
| Water Feature | Landscaped grounds — no lake | 4-acre lake within 10 acres central green — only GCER project with this |
| Hotel Access | Grand Hyatt ~10 min | Leela ~15 min | Grand Hyatt within 30-acre integrated complex — walking distance |
| Landmark Neighbours | DLF Magnolias & Aralias (300m) | DLF Camellias adjacent | AmEx Global Centre next door | DLF Privana, Sobha 63A, Max Estate within 2 km |
| Metro Access | Sector 42–43 Rapid Metro — 0.9 km direct | Rapid Metro Sector 55–56 — 8–10 min |
| RERA Status | ✅ FILED — GGM/893/625/2024/120 (Dec 2024) — verify at hrera.gov.in | ⏳ APPLIED — expected pre-May 2026 — not yet confirmed |
| Possession | December 2032 | May 2031 — ~18 months earlier |
| Developer NCR Track Record | 10 projects delivered across NCR | Elements, Windchants, The Heartsong — all delivered | NCR debut — Mumbai record: Exquisite, Esquire, Elysian, TSW all on time. No NCR delivery yet. |
| Corridor Resale Benchmark | DLF Camellias ₹65–70K psf | DLF Dahlias ₹1L psf — same road | DLF Privana resale ₹28K+ | Oberoi TSW Mumbai ₹1L+ — brand precedent |
Same PSF, Very Different Homes: The Furnished vs Bare Shell Reality for 4 & 5 BHK Buyers
This is the number most buyers comparing these two projects miss. ₹45,000 psf at Experion One42 and ₹45,000 psf at Oberoi Three Sixty North are not the same purchase.
| What ₹45,000 PSF Buys | Experion One42 GCR 4 BHK (6,200 sq ft) | Oberoi TSN GCER 4 BHK (5,500 sq ft) |
|---|---|---|
| Base Price | ₹27.9 Cr | ₹24.75 Cr |
| Flooring | ✓ Included — imported marble + premium wood | ✗ Not included — buyer sources and installs |
| Kitchen | ✓ Modular — top brand fittings + appliances | ✗ Not included — bare walls |
| Bathroom Fittings | ✓ Top international brands throughout | ✗ Not included — buyer sources |
| Air Conditioning | ✓ VRV system — ducted, zoned, all rooms | ✗ Not included — buyer installs |
| Smart Home System | ✓ Included — lighting, security, climate control | ✗ Not confirmed — buyer implements |
| Fit-Out Cost to Add | ₹0 — move in at possession | ₹4.4–6.6 Cr (₹8,000–12,000 psf on 5,500 sq ft) |
| Fit-Out Time to Add | 0 months — possession ready | 8–14 months after possession — site, design, execution |
| TRUE ALL-IN (Finished, Female Reg.) | ~₹32–34 Cr | ~₹38–42 Cr (post fit-out) |
| True Finished PSF | ~₹52,000 psf | ~₹69,000–76,000 psf (on 5,500 sq ft) |
The headline PSF is the same. The finished cost is not. Experion One42's 4 BHK at 6,200 sq ft costs approximately ₹32–34 crore all-in, fully furnished, ready to live in. Oberoi TSN's 4 BHK at 5,500 sq ft — smaller unit — costs approximately ₹38–42 crore all-in once the interior project is completed. One42 buyer also gets a larger home (6,200 vs 5,500 sq ft) and saves 8–14 months of fit-out management. The capital and time premium for Oberoi must be justified by the 4-acre lake, the Grand Hyatt integration, and the brand — not by PSF alone.
Why 100 Units on Golf Course Road Is a Thesis in Itself
Most luxury projects engineer the maximum number of units from available FSI. Experion One42 does the opposite — and the arithmetic of that decision changes everything about daily life in the building.
- 33 families per tower — a community where residents know each other by name, not just by flat number
- 2,000 sq ft of clubhouse per family — the 2 lakh sq ft facility serves 100 households, not 400. The fine dining restaurant is never overbooked. The spa never has a waiting list. The pool is never overcrowded on Sunday morning.
- Private lift lobbies for 4 BHK units — 2 per floor means each pair of residents shares a private lobby, not a common corridor
- 5 BHK is 1 per floor, 4 sides open — the entire floor is a single apartment, structurally identical to what Oberoi offers but on Golf Course Road with a 15-year established neighbourhood
- Clubhouse floors 1–8 — the lifestyle infrastructure is in the building's lower floors, not on a rooftop deck. Spa access without an elevator to the top. Fine dining at podium level.
- Comparison to Oberoi TSN's 600 units — six times the community at One42. The individual experience at 100 units is categorically more intimate than at 600 units, regardless of the quality of amenities.
Who Buys a 4 or 5 BHK at Experion One42 GCR vs Who Buys at Oberoi Three Sixty North GCER
Experion One42 GCR Buyer Profile
- Wants Golf Course Road — the 15-year proven corridor, not an emerging one
- Needs Rapid Metro access — 0.9 km from Sector 42–43 station is a daily commute asset
- Wants a move-in ready home — no 12-month interior project after possession
- Values intimate community — 100 families, everyone knows everyone
- Buying the 4 BHK new launch on GCR at ₹45K before DLF Camellias-level PSF arrives
- UHNW family — ₹32–34 Cr all-in for 6,200 sq ft furnished is the most efficient GCR entry
- NRI — GCR Sector 42 requires no explanation to any Indian HNI community globally
- Has RERA filed — most risk-averse buyer wants this confirmation first
Oberoi Three Sixty North GCER Buyer Profile
- Privacy is non-negotiable — 1 per floor across 4 BHK and 5 BHK both
- Wants the 4-acre lake — no other project on either corridor has this
- Grand Hyatt within the precinct matters — not 10 minutes away, walkable
- Wants design freedom — bare shell means every interior decision is theirs
- Mumbai-background buyer — trusts Oberoi's delivery record above all else
- Betting on GCER — believes corridor closes gap with GCR within 7–10 years
- Investor with higher absolute capital — ₹38–42 Cr all-in on 4 BHK post fit-out
- Earlier possession (May 2031 vs Dec 2032) matters to timeline
New 4 BHK and 5 BHK on GCR vs GCER: Appreciation Outlook
| Metric | Experion One42 — GCR Sector 42 | Oberoi Three Sixty North — GCER Sector 58 |
|---|---|---|
| Entry PSF (finished) | ~₹52,000 psf | ~₹69,000–76,000 psf |
| GCR/GCER Corridor Resale Ceiling | DLF Dahlias ₹1 lakh psf — same road, same postcode proximity | DLF Dahlias at ₹1L psf — adjacent corridor target |
| Corridor Appreciation (5-yr est.) | 12–15% p.a. — sustained GCR track record | 18–22% p.a. — steeper GCER recent curve |
| Est. Resale PSF at Possession | ₹85,000–1,00,000 psf (2032) | ₹90,000–1,10,000 psf (2031) |
| Return on Finished All-In | ~60–90% on ₹32–34 Cr (4 BHK) | ~30–45% on ₹38–42 Cr (4 BHK) |
| Rental Yield (post-possession) | 2.5–3.5% on market value — GCR premium tenants | 4–5.5% — Grand Hyatt proximity commands premium |
| Resale Liquidity | Deep — GCR is India's most liquid ultra-luxury market | Experion RERA filed | Growing — Oberoi brand premium on resale | GCER corridor maturing |
| Risk Profile | Low — GCR proven, RERA filed, Experion delivered in NCR before | Moderate — RERA pending, NCR debut, GCER shorter track record |
Experion One42 or Oberoi Three Sixty North: A Verdict by Buyer Type
| If You Are This Buyer | Choose | Because |
|---|---|---|
| Want new 4 BHK on Golf Course Road — most usable sq ft at ₹45K | One42 ✅ | 6,200 sq ft furnished vs 5,500 sq ft bare shell — bigger + ready at same PSF |
| Want 5 BHK new launch on GCR with 1-per-floor privacy | One42 ✅ | 8,500 sq ft | 1 per floor | 4 sides open | GCR address | No fit-out burden |
| Want 4-acre lake in your community — non-negotiable | Oberoi TSN ✅ | Only project on either corridor with a lake at this scale |
| Want 4 BHK on GCER — highest privacy possible, Grand Hyatt walking distance | Oberoi TSN ✅ | 1 per floor | 4 sides open | Grand Hyatt within precinct | Oberoi brand |
| Most intimate community — know your neighbours | One42 ✅ | 100 families vs 600 — 33 per tower vs 86 per tower |
| Want most clubhouse per family — amenity ratio matters | One42 ✅ | 2,000 sq ft/family vs ~167 sq ft/family — 12x ratio advantage |
| RERA filed — won't book without confirmed RERA | One42 ✅ | GGM/893/625/2024/120 filed Dec 2024 — Oberoi still applied/pending |
| Earlier possession — want keys by 2031 | Oberoi TSN ✅ | May 2031 vs Dec 2032 — 18-month difference |
| NRI buying from abroad — want RERA certainty + GCR address | One42 ✅ | RERA filed | GCR address travels globally | No fit-out to manage from abroad |
| Mumbai background — Oberoi brand trust above all | Oberoi TSN ✅ | TSW Mumbai precedent at ₹1L+ psf — same developer philosophy in Gurgaon |
Experion One42 is the stronger buy for most buyers at this PSF. At the same ₹45,000 psf, One42 delivers a fully furnished larger home on Golf Course Road — the corridor with 15 years of proven appreciation — with India's most exclusive 100-family community, 2,000 sq ft of clubhouse per household, RERA already filed, and the Rapid Metro at 0.9 km. The true finished all-in cost is ₹10–15 crore lower than Oberoi TSN for a comparable finished standard. For a buyer who does not specifically need the 4-acre lake, the Grand Hyatt within the precinct, or the GCER appreciation thesis, One42 is the more capital-efficient, more immediately livable, and more conservatively de-risked purchase.
Oberoi Three Sixty North is the right choice for a specific buyer. If the 4-acre lake is on your list, if Grand Hyatt walking access matters, if you have a Mumbai background and trust Oberoi above all else, or if you want all 7 towers at 1 per floor, GCER's steeper appreciation runway, and you are comfortable with an additional ₹4–7 crore of fit-out spend and 8–14 months of interior project management — Oberoi TSN is a genuinely exceptional product. The Oberoi brand at this PSF on GCER is as close as India gets to buying Three Sixty West before Three Sixty West happened. The thesis is compelling. The execution requirement is higher.
Frequently Asked Questions
Q1. What is the difference between Experion One42 on Golf Course Road and Oberoi Three Sixty North on Golf Course Extension Road?
The two projects are on different roads — One42 on Golf Course Road Sector 42 (GCR), Oberoi TSN on Golf Course Extension Road Sector 58 (GCER). At the same ₹45,000 psf launch price, One42 is fully furnished (flooring, kitchen, ACs, fittings all included) while Oberoi TSN is bare shell (buyer completes all interiors at additional cost). One42 offers ~100 units (most exclusive community on GCR); Oberoi TSN offers ~600 units across 3 phases but with 1 unit per floor across all towers and a 4-acre lake.
Q2. What configurations are available at Experion One42 Golf Course Road Sector 42?
Experion One42 offers 4 BHK residences of approximately 6,200 sq ft at 2 units per floor with private lift lobbies, and 5 BHK residences of approximately 8,500 sq ft at 1 unit per floor with 4 sides open. Both configurations are fully furnished with top international brands. The project has approximately 100 units total across 3 towers of G+45 floors, with the first 8 floors dedicated entirely to the 2 lakh sq ft clubhouse.
Q3. What is the price of Experion One42 Golf Course Road — and what does it include?
Experion One42 is priced at approximately ₹44,705–45,000 per sq ft. At this price, the unit is fully furnished with top brand flooring (imported marble and premium wood), modular kitchen, international brand bathroom fittings, VRV ducted air conditioning, and smart home systems. Furniture is not included. RERA is filed: GGM/893/625/2024/120. All-in cost for a 4 BHK at 6,200 sq ft including GST, stamp duty and registration is approximately ₹32–34 crore.
Q4. Is Experion One42 RERA approved for Golf Course Road Sector 42?
Yes — Experion One42 is RERA registered. RERA number: GGM/893/625/2024/120, filed December 2024. Buyers can verify this independently at hrera.gov.in. This is a significant advantage over Oberoi Three Sixty North, whose RERA is applied but not yet confirmed as of April 2026.
Q5. How does Experion One42 compare to Oberoi Three Sixty North on privacy and density?
Experion One42's 4 BHK is 2 units per floor with a private dedicated lift lobby for each pair of residents — meaning one neighbouring family on the landing, with a private lobby experience. The 5 BHK at One42 is 1 unit per floor with 4 sides open. Oberoi Three Sixty North offers 1 unit per floor across all configurations — including the 4 BHK. For buyers where absolute 1-per-floor privacy in the 4 BHK is the priority, Oberoi has an advantage. For the 5 BHK comparison, both offer 1 per floor.
Q6. Why does Experion One42 have only 100 units — and why does that matter?
Experion One42's approximately 100 total units across 3 towers makes it India's lowest unit count for a three-tower luxury project on Golf Course Road. This creates approximately 33 families per tower, a community where residents know each other, and an amenity-to-resident ratio of 2,000 sq ft of clubhouse per family — roughly 12 times the industry average. The 2 lakh sq ft clubhouse (floors 1–8) serves a community small enough that facilities are never overcrowded. This is a deliberate architectural and editorial decision by Experion to create a private estate format rather than a conventional luxury project.
Q7. What is Oberoi Three Sixty North's price with fit-out costs added in?
Oberoi Three Sixty North launches at ₹45,000 psf bare shell. Completing the interiors — flooring, kitchen, bathrooms, air-conditioning, smart home — typically costs ₹8,000–12,000 psf for a UHNW standard fit-out. On a 4 BHK of 5,500 sq ft, that adds approximately ₹4.4–6.6 crore to the cost, bringing the effective finished PSF to approximately ₹69,000–76,000 on the 4 BHK size. Adding all charges (GST, stamp duty, registration), the true all-in for a finished 4 BHK is approximately ₹38–42 crore — compared to ₹32–34 crore for One42's larger, furnished 4 BHK.
Q8. Which is better for NRI buyers — Experion One42 GCR or Oberoi Three Sixty North GCER?
For most NRI buyers, Experion One42 is the more practical choice: RERA already filed (no risk of delay in confirmation), fully furnished so no interior project to manage from abroad, Golf Course Road address that requires no explanation in any Indian diaspora community globally, and lower all-in cost. Oberoi Three Sixty North suits NRIs with a Mumbai background who are familiar with the Oberoi Three Sixty West standard, who have a higher capital base (₹38–42 crore all-in), and who specifically want GCER's higher appreciation trajectory or the 4-acre lake and Grand Hyatt integration.
One42 or Oberoi Three Sixty North — Let's Model It for You
SuperLuxeRE advises UHNW buyers across Experion One42 and Oberoi Three Sixty North — including full all-in cost modelling, corridor appreciation comparison, and a private briefing on both projects in one session.
📞 +91-9873336686 | 📧 aspire@superluxere.com | 🌐 superluxere.com
Sources: SuperLuxeRE — Experion Portfolio | SuperLuxeRE — Oberoi Three Sixty North | SuperLuxeRE Analysis.
Published by SuperLuxeRE
India's Luxury Real Estate Intelligence Partner
📞 +91-9873336686 | 📧 aspire@superluxere.com | 🌐 superluxere.com
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