If you’re an end user shopping for a new launch in Gurgaon this year, the glossy brochures won’t help much. They all promise greenery, a clubhouse and easy connectivity. What actually separates one launch from another is simpler: what you pay, how many neighbours share each acre, and whether the project is registered.
Short version: Cocoa County for big homes and a delivered phase, Experion 88A for a smaller ticket, and hold off on L&T and Sakura until their RERA numbers show up.
We lined up four launches that keep coming up in buyer conversations. One warning before the numbers. Every figure here comes from project briefings and public listings, and the sources disagree more than you’d expect. Treat this as a shortlist tool, then ask each developer for a written cost sheet.
The four launches side by side
| Cocoa County | Experion 88A | L&T Realty | Sakura | |
|---|---|---|---|---|
| Where | Sector 88A, Pataudi Road | Sector 88A, Dwarka Expressway | New Gurgaon (Sector 86 or 90, sources differ) | Sector 90, per project site |
| Land and homes | About 24 acres, 844 units | About 8 acres, 700+ units | About 20 acres, 760 in Phase 1 | About 14.6 acres, 762 units |
| Units per acre | About 35 | About 87 | Phase-wise, so no fair figure | About 52 |
| Sizes (sq ft) | 2,592 to 4,671 | 2,100 to 3,050 | 2,500 to 4,000 | 2,200 to 3,400 (briefing) |
| Rate per sq ft | About ₹16,000 | ₹15,000 to ₹18,000, depending on source | About ₹17,000 to ₹18,000 | About ₹12,800 |
| Smallest ticket | About ₹4.15 Cr base | About ₹3.67 Cr | About ₹4.5 Cr | About ₹2.8 Cr |
| RERA | Phases 2, 3, 4 registered | Check HARERA | Pre-RERA per briefing | Awaited per project site |
You can check the math yourself. Density is units divided by acres, and the ticket is the smallest size times the rate.
Cocoa County: the only one you can walk through
Cocoa County, by County Group, is the only project of the four with a finished phase on the same land. Phase 1 is delivered. So you can stand in the lobbies, ask residents how maintenance feels, and judge the club before you commit to Phases 2 to 4. A visit tells you more than any render.
The homes are big. A 2,592 sq ft 3 BHK sits at the bottom, and the 4 BHKs run 2,997, 3,825 and 4,671 sq ft. On the briefing numbers that’s roughly 35 homes an acre, the thinnest crowd in this group.
The catch is money. At about ₹16,000 per sq ft, even the smallest home lands near ₹4.15 Cr before parking, club and other charges. Carpet area is only 58% to 60% of the super area you pay for, and the big balconies count inside that rate. Lovely to sit on, yes, but you’re paying for them.
Phases 2, 3 and 4 hold HARERA numbers RC/REP/HARERA/GGM/1086/818/2026/58, 1087/819/2026/59 and 1088/820/2026/60. Ask for the payment schedule in writing and add up the first twelve months. On a ₹4 Cr-plus home, that outflow is what catches people out.
Experion 88A: a known brand at a lower entry price
Experion 88A is the cheaper way into a recognised name. Listings describe a podium design with cars kept off the ground level, on roughly 8 acres. A 3 BHK starts near 2,100 sq ft and the 4 BHK tops out around 3,050 sq ft.
At the ₹17,500 rate in our briefing, the smallest home costs about ₹3.67 Cr. Other listings show ₹15,000 to ₹17,000, so there’s a real gap. Get the live number before you argue about it.
Now the trade-off. Over 700 homes on 8 acres means about 87 an acre, nearly two and a half times Cocoa County. Does that bother you? Picture the lifts at 9 am on a Monday, then decide. Also confirm the RERA number and which towers are open for sale.
L&T Realty: big name, early days
L&T Realty gets asked about a lot, mostly out of curiosity, because the project is still early. Briefings mention around 20 acres and about 760 apartments in the first phase. The 3 BHKs run 2,500 to 2,800 sq ft and the 4 BHKs 3,500 to 4,000 sq ft. At ₹17,000 to ₹18,000 per sq ft, tickets land between about ₹4.5 Cr and ₹7.2 Cr.
Two flags. Listings can’t agree whether it’s Sector 86 or 90. And the project is described as pre-RERA, which brings us to a simple rule: no registration number, no booking money. Our post on L&T’s 20-acre Gurugram land buy has the background.
Sakura: the lowest price, with homework attached
Sakura makes the loudest price pitch. About ₹12,800 per sq ft, a ticket near ₹2.8 Cr, and roughly 52 homes an acre in a low-rise layout. Cheap and roomy on paper.
Now the homework. The project’s own website says RERA registration is still awaited. It lists homes of 1,850 to 3,500 sq ft, while our briefing sheet says 2,200 to 3,400. Claims about funding and construction partners also deserve a look at actual documents, not slides.
None of this means walk away. It means paperwork first, cheque later.
So which one fits you?
- Upgrading to a large family home, and want to see something finished: start with Cocoa County.
- Tighter budget, but you want a known brand: Experion 88A, with eyes open on density.
- Happy to wait: L&T, once the RERA number and final prices are out.
- Chasing the lowest price: Sakura, after you’ve verified status and sizes.
There’s no universal winner here. Your family size, your loan and your commute will decide it. For more options on the same corridor, see our guide to the best Dwarka Expressway projects in Gurugram.
Before you pay any booking amount
- Look up the HARERA number on haryanarera.gov.in yourself.
- Get a written cost sheet that lists parking, club membership and every other charge.
- Add up the first twelve months of payments.
- Compare the price per carpet sq ft, not just per super sq ft.
- Match the promised possession date to the RERA completion date.
- Drive to the site at 9 am and again at 6 pm.
FAQ
Which is the best new launch in Gurgaon in 2026 for end users?
It depends on what you value. Cocoa County suits buyers who want large homes and a delivered Phase 1. Experion 88A suits those who want a branded address at a smaller ticket. Compare ticket size, density, payment outflow and RERA status before choosing.
Which Gurgaon launch has the lowest density?
Of these four, Cocoa County, at about 35 homes per acre on briefing figures. Sakura is near 52 and Experion 88A near 87. Density is simply units divided by acres, so check both numbers in the RERA filing.
What is the price per sq ft at Cocoa County?
Listings quote about ₹16,000 per sq ft as a base rate. That puts the 2,592 sq ft home near ₹4.15 Cr before extra charges. Only the developer’s live cost sheet gives the final figure, so ask for it in writing.
Is it safe to book a project without a RERA number?
No. A project should hold its registration before it takes booking money. Search the number on haryanarera.gov.in and read the approved plans and completion date. If it says “RERA awaited”, wait.
Disclaimer: Figures are indicative, collected from project briefings and public listings, and may change. Please verify RERA status, price and availability with the developer and on haryanarera.gov.in. This is not an offer or investment advice.
