DTCP Rejects AIPL Plea Against Oberoi Realty’s Gurugram Project

The regulatory dispute around Oberoi Realty’s luxury residential project in Gurugram has taken another step forward after the Haryana Department of Town and Country Planning (DTCP) rejected a representation filed by Advance India Projects Limited (AIPL).

In an order dated August 13, 2026, DTCP rejected AIPL’s request to cancel Licence No. 69 of 2025, the parent licences and the approval that allowed Oberoi Realty to take over as developer of the project.

The dispute relates to Three Sixty North, a luxury residential development in Sector 58 along Golf Course Extension Road.

Oberoi Realty received the DTCP order on August 17. The company has said the decision clears the regulatory uncertainty that had surrounded the project.

What is the dispute about?

The project stands on a parcel of about 14.8 acres in Sector 58, Gurugram.

The land had earlier been associated with licences issued between 2009 and 2012 and was linked to the Grand Hyatt Residences development.

The ownership and development arrangements changed over time. Entities associated with the IREO Group entered into an agreement for sale with Oberoi Realty in November 2023. A sale deed followed in May 2024.

DTCP subsequently approved the transfer of the relevant licences and the change of developer in favour of Oberoi Realty.

AIPL later challenged the validity of the new licence and the developer-change approval.

The latest DTCP order has rejected that challenge.

What has DTCP decided?

DTCP has found no basis to cancel Licence No. 69 of 2025 or the approvals connected with the change of developer.

The decision means the licence remains in place and the approval granted by DTCP on June 17, 2025, allowing Oberoi Realty to become the developer, also stands.

For the project, the significance is fairly straightforward: the planning authority has upheld the regulatory decisions that allowed Oberoi Realty to proceed with the development.

The dispute, however, had already moved beyond the planning department before the latest order.

Why was the matter before the Punjab and Haryana High Court?

AIPL's challenge had reached the Punjab and Haryana High Court, which directed DTCP to examine the company's complaint under the Haryana Development and Regulation of Urban Areas Act, 1975.

The court had also imposed restrictions on fresh allotments and the creation of third-party rights in the project while the regulatory issue was being considered.

Following DTCP's latest decision, Oberoi Realty has said that the earlier restriction is no longer operative.

That statement is relevant to prospective buyers, although anyone considering a purchase should continue to check the latest court and regulatory records rather than relying solely on a developer communication.

Three Sixty North and the Gurugram luxury market

Three Sixty North is located in Sector 58, one of the established residential pockets along Golf Course Extension Road.

The road has emerged as an important luxury housing corridor in Gurugram, with several large residential developments targeting buyers at the upper end of the market. The wider Gurugram luxury housing market has also seen strong growth, particularly across established premium corridors.

That makes the project notable beyond the legal dispute. It also marks Oberoi Realty's expansion into the NCR residential market.

The company is better known for its Mumbai developments, and its entry into Gurugram has attracted considerable attention among luxury-home buyers and the wider real estate industry.

For Gurugram, the arrival of another large developer adds to an already competitive premium housing market. The expansion of luxury housing is visible across the Golf Course Extension Road micro-market, where developers continue to launch large-format premium projects.

What does the DTCP order mean for buyers?

The decision provides greater clarity around the project's development approvals. It should not, however, be treated as a substitute for property due diligence. Buyers should also carry out property document verification before buying, particularly when a project has a complicated regulatory or development history.

Three Sixty North is being developed in multiple phases and towers, and the relevant RERA registration can differ depending on the unit being offered.

Haryana RERA records show registrations for different towers of the project, with Oberoi Realty listed as the promoter.

A buyer should therefore check the specific tower or phase, rather than relying only on the project's overall name.

The basic checks remain familiar but important:

• RERA registration of the particular tower or phase
• Approved plans and development permissions
• Current construction progress
• Possession timeline
• Payment schedule
• Cancellation and allotment terms
• Latest regulatory or court developments

For a luxury property, where the financial commitment can be substantial, these details can matter as much as the project's amenities or location.

Does the decision change Gurugram property prices?

There is no immediate reason to assume that DTCP's decision will cause property prices across Gurugram to move.

The order is specific to the project and resolves a regulatory challenge concerning its licence and developer change.

Prices in the Golf Course Extension Road market are influenced by several other factors, including new supply, buyer demand, infrastructure, project specifications and the broader luxury housing cycle.

The more direct impact is likely to be on Three Sixty North itself.

Greater regulatory clarity may make it easier for the developer to proceed with sales and construction without the uncertainty that accompanied the earlier dispute. How buyers respond will depend on pricing, construction progress and delivery expectations.

Why the development matters for Gurugram

Gurugram's luxury market has expanded considerably over the past few years, with large projects reshaping established residential corridors.

The Three Sixty North dispute illustrates another side of that growth.

As land parcels change hands and older development arrangements are replaced, regulatory approvals and development rights can become complicated. For buyers, the history of a project can therefore be worth examining before signing an agreement.

In this case, DTCP has now rejected AIPL's representation and retained the relevant licence and developer-change approvals.

That gives Oberoi Realty a clearer position as it continues with the project.

What happens next?

The immediate issue before DTCP has been decided in Oberoi Realty's favour.

The project will nevertheless continue to be governed by its RERA registrations, planning approvals and other applicable regulations. Buyers should keep checking official records as individual phases progress.

For the Gurugram market, the development is another sign of the growing importance of large branded developers in the city's premium housing segment.

For prospective buyers, the lesson is more practical.

A well-known developer and a prime location are useful starting points, but they are not a substitute for checking the paperwork.

In a project with a complicated regulatory history, understanding the licence, development rights, RERA registration and latest legal position is part of deciding whether the property is right for you.

For Three Sixty North, the latest DTCP order removes an important point of uncertainty. The market will now watch how the project progresses from here.