ATS Sanctuary 105, Sector 105 Gurugram: Price, RERA & Investment Guide (2026)

ATS HomeKraft Sanctuary 105, Sector 105 Gurugram: Complete Project Guide

Sector 105 sits on a stretch of Gurugram that used to be an afterthought on property maps — squeezed between the Dwarka Expressway and Gurugram’s old railway line, closer to Basai and Daulatabad than to anything buyers associated with “prime” Gurgaon. That has changed fast. With the Dwarka Expressway now largely operational and the Delhi border a short drive away, this belt is being rewritten as one of the more accessible new-launch corridors in the city, and ATS HomeKraft’s Sanctuary 105 is one of the more talked-about residential bets in that rewrite.

This guide lays out what is actually confirmed about Sanctuary 105 — developer, RERA status, configurations, pricing, and location — and where the picture is still incomplete, so you can weigh it honestly against the other options on this corridor rather than relying on a sales brochure.

Quick Facts Table

Project Overview

ATS Sanctuary 105 is being developed by ATS HomeKraft — the mid-to-premium residential arm of ATS Infrastructure — on a 13.07-acre parcel in Sector 105, Gurugram. The full project, once all phases are built out, is planned as 11 towers rising to roughly 30–35 floors, with a total of around 734 apartments in 3.5 BHK and 4 BHK configurations. The developer’s own positioning leans on three words — Art, Nature, Architecture — and the marketing centres on a low-density feel: two apartments per floor per core, meant to give each unit relative privacy rather than the shared-lobby density typical of many Gurugram high-rises.

The project launched its first phase in 2024 and registered a second phase with HARERA in March 2025, which tells you the developer is actively building out the site rather than sitting on a single registered tranche. Construction is underway, with possession commonly reported around December 2027 across property portals — buyers should get this confirmed in writing from ATS HomeKraft rather than relying solely on third-party listings, since exact phase-wise possession dates can differ.

Reported investment into the project is around ₹1,300 crore, and Phase 1 reportedly saw around 340 units sold for roughly ₹825 crore shortly after launch — a reasonable absorption rate for a project of this size on a corridor that was still establishing itself as a residential destination.

It’s worth putting that absorption number in context. A pre-launch or early-launch sell-through of roughly 45-50% of a phase within the first several months is a healthy, though not spectacular, number for a project outside Gurugram’s established luxury belt. It suggests genuine end-user and investor interest without the frenzied, sold-out-in-days pattern seen at some Golf Course Extension Road launches, where scarcity of land on an established corridor drives faster absorption regardless of price. For a prospective buyer, that is useful information: it means inventory is still available across configurations and floors, and there is somewhat more room to negotiate on PLC and floor premiums than there would be on a fully sold-out project.

The decision to register and launch a second phase within roughly six months of the first is also a reasonable signal of developer commitment. It indicates ATS HomeKraft is treating Sanctuary 105 as an active, multi-year development priority rather than a one-off land parcel it is looking to exit quickly. That said, a multi-phase project also means construction activity, dust, and traffic disruption around the site are likely to continue for longer than they would on a single-phase development, which is a practical consideration for anyone planning to move in while later phases are still being built.

About the Builder — ATS Infrastructure / ATS HomeKraft

ATS Infrastructure was founded in 1998 and is promoted by Getamber Anand, a well-known name in Indian real estate who has also served as a national president of CREDAI, the industry’s apex body. Over roughly 25 years, ATS has built a presence across Gurugram, Noida, Greater Noida, Yamuna Expressway, Indirapuram, Derabassi, Mohali and Dehradun, and the company states it has delivered 35-plus projects covering more than 4.6 million sq. m. of built space, with a customer base upward of 125,000 families.

The brand’s reputation was largely built on ATS Greens in Noida — launched in 2008 across roughly 32 acres with just over 1,000 units — which is often cited as the project that established ATS as a developer capable of blending greenery-led master planning with reasonably timely execution. ATS Knightsbridge in Noida Sector 124 is another well-regarded, more recent delivery.

It would be dishonest to present ATS as a developer with a flawless record. Some of its projects outside the NCR core — Heavenly Foothills in Dehradun and Golf Meadows near Chandigarh among them — have seen delays reportedly running past a year and a half, and a Noida project called Paradiso is reported to have faced an eight-to-nine-month stall at one point. None of this is unusual for a developer operating across multiple cities and price points over 25 years, but buyers should weigh it rather than assume every ATS project delivers to the same timeline as the brand’s flagship Noida developments. ATS HomeKraft itself is a newer sub-brand positioned toward the “affordable premium” segment, distinct from the fully premium ATS Greens/Knightsbridge line — worth keeping in mind when calibrating expectations for finishes and delivery pace.

Getamber Anand’s own profile is a genuine point in the developer’s favour. Having led CREDAI at a national level during a period when the industry was working through RERA implementation, GST transition, and the post-2018 NBFC liquidity crunch, he has a level of regulatory and industry visibility that smaller, purely regional developers typically lack. That doesn’t guarantee flawless execution on every project, but it does mean ATS operates with a degree of institutional awareness — around RERA compliance, escrow account discipline, and construction-linked payment plan structuring — that is a meaningful floor of assurance for buyers, even if it isn’t a ceiling.

On financial strength, ATS has historically been able to raise structured debt and private equity for specific projects (a reported ₹127 crore raise for a Noida project is one example from its funding history), which suggests the group has functioning relationships with institutional lenders rather than relying purely on customer advances to fund construction. That is a reasonably good sign for a buyer evaluating construction-linked payment plan risk, since projects funded partly through institutional debt tend to have an additional layer of external monitoring on construction milestones.

Location Analysis

Sector 105 sits on Gurugram’s western edge, close to the Basai and Daulatabad areas, wedged between the Dwarka Expressway corridor and the older Gurugram-Pataudi Road belt. It’s a part of the city that was largely undeveloped a decade ago and has only recently started filling in with mid-and-large-format residential launches as the Dwarka Expressway construction wound down.

The pitch for this location is proximity without the price tag of the more established Golf Course Road or Golf Course Extension Road addresses. The project’s own marketing highlights the Gurugram Railway Station at roughly 1.5 km and the Dwarka Expressway itself at under a kilometre — both genuinely close by NCR standards. It’s a corridor best suited to buyers prioritising connectivity to Delhi and Gurugram’s older core over immediate walkable access to Cyber Hub-style retail and office clusters, which are still a drive away.

It helps to understand why this belt developed later than sectors further east. Much of the land along the western stretch of the Dwarka Expressway, including the sectors around 105, sat undeveloped for years because of land-acquisition litigation and the slow pace of expressway construction itself — a project that took well over a decade from conception to substantial completion. That delay actually worked in later buyers’ favour in one specific sense: developers launching now are building with the expressway already largely functional, rather than selling apartments on the promise of a road that might take another five years to open, which was the pitch (and the risk) for early Dwarka Expressway buyers a decade ago.

The flip side is that social infrastructure follows residential density with a lag, not in step with it. Sectors that got their first major residential towers five to seven years ago, like parts of Sector 108 and Sector 113, are only now seeing meaningful retail, healthcare and school investment catch up. Sector 105, being a more recent entrant to serious residential development, is earlier in that curve. Buyers moving in in 2027-28 should expect a neighbourhood still filling in around them rather than a fully mature micro-market, and should price that into both their lifestyle expectations and their appreciation timeline.

Connectivity

The single biggest connectivity asset here is the completed Dwarka Expressway, which has meaningfully cut travel times to both Delhi and IGI Airport for sectors along this belt. The trade-off is that Sector 105 remains a longer commute to Gurugram’s established office corridors (Cyber City, Golf Course Road, Golf Course Extension Road) compared with projects actually sited on those roads — buyers working in those micro-markets should factor in a genuine 30–40 minute commute each way, more in peak traffic.

For Delhi-facing commuters, the calculus flips in Sanctuary 105’s favour. A resident here reaches Dwarka sub-city, the IGI Airport cargo and terminal complex, and even parts of South West Delhi faster than a resident of Golf Course Road ever could, since those areas involve crossing the entire breadth of Gurugram first. This is a genuinely underrated advantage for dual-income households where one partner works in Gurugram’s core and the other in Delhi’s western districts or at the airport itself — a commuting pattern that is increasingly common and one that older, more easterly Gurugram addresses simply cannot serve as well.

Master Plan Overview

The full Sanctuary 105 development is planned across 13.07 acres with 11 towers. ATS HomeKraft’s stated design philosophy emphasises a “minimal built-up area” with expansive green space between towers, rather than a dense, wall-to-wall tower cluster. The centrepiece of the master plan is a 20,000 sq ft, four-level clubhouse, supplemented by dedicated zones such as a “Secret Garden” and “Zen Garden” — landscape features aimed at differentiating the project from more utilitarian tower developments nearby. Internal roads, visitor parking and podium-level planning follow the standard high-rise template for this price band; ATS has not published granular details on podium levels or basement parking capacity, so buyers should request the sanctioned layout directly.

The two-apartments-per-floor design deserves a slightly closer look because it is genuinely the master plan’s defining choice, more than any single amenity. In a typical Gurugram high-rise with four or more units sharing a lift lobby, corridor noise, shared-wall privacy, and lift-wait times during peak hours are recurring resident complaints. Halving that density per core should, in principle, ease all three. It does come at a cost, though: fewer units per floor per tower means the developer needs proportionally more towers, more land, or more floors to hit the same total unit count, which is one reason Sanctuary 105’s towers run as high as 30-35 storeys despite the project not being marketed as a “tallest tower” landmark development. Buyers should ask specifically how many lifts serve each core and their capacity, since even a low-density layout can feel cramped at peak hours with under-specified vertical transport.

Unit Configurations

Both configurations are marketed with two apartments sharing each floor/core — a layout choice that reduces shared-corridor density and, in principle, improves natural light and cross-ventilation compared with layouts packing four-plus units per floor. The developer’s marketing also references all-weather AC/VRV provisioning and modular kitchens as standard. Independent floor-plan verification (room-wise dimensions, actual carpet-to-saleable efficiency, which walls are load-bearing) should be done against the RERA-registered plans before booking, since marketing carpet/saleable ratios can shift slightly between brochure and final sanctioned plan.

Looking at the carpet-to-saleable efficiency specifically: the 3.5 BHK works out to roughly 56% efficiency (1,035 sq ft carpet on 1,850 sq ft saleable) and the 4 BHK to roughly 56% as well (1,565 sq ft carpet on 2,800 sq ft saleable). That is a fairly typical, unremarkable efficiency ratio for a high-rise apartment with generous balconies and shared common areas — neither a red flag nor a standout selling point. Buyers coming from independent floors or older low-rise Gurugram apartments, where carpet efficiency often runs closer to 65-70%, should recalibrate their expectations accordingly: a “1,850 sq ft” high-rise apartment here will live smaller than an 1,850 sq ft plot-based floor.

Amenities

The amenity list leans into sport and family recreation more than the wellness-and-lounge template common in ultra-luxury Gurugram towers. Confirmed offerings from the developer’s own materials include:

• 20,000 sq ft, four-level clubhouse
• Swimming pool and pool deck
• Cricket pitch
• Tennis court
• Basketball court
• Badminton court
• Pickleball arena
• Fitness court / gymnasium
• Skating rink
• Yoga area
• Spa
• Kids play area and toddler area
• Amphitheatre
• Multipurpose area
• Secret Garden and Zen Garden landscaped zones

What’s notably absent from the publicly available materials is detail on smart-home features, EV charging infrastructure, dedicated co-working space, and pet-specific zones — amenities increasingly standard in newer ultra-luxury launches on Golf Course Extension Road and Dwarka Expressway. This isn’t necessarily a red flag at this price point, but buyers comparing Sanctuary 105 against pricier neighbours should note the amenity set is more sport-and-family-oriented than tech-and-concierge-oriented.

That said, the sports-first orientation is a genuinely coherent choice rather than an afterthought. A cricket pitch, dedicated tennis and basketball courts, a pickleball arena, and a skating rink together represent a meaningfully larger footprint of dedicated sports infrastructure than most Gurugram projects offer at this price point, where a single multi-purpose court often has to serve several sports. Families with school-age children who play competitive or recreational sport may find this a more genuinely usable amenity set day-to-day than a spa or a business lounge they might visit twice a year. The 20,000 sq ft, four-level clubhouse is also a substantial number in absolute terms — larger than the clubhouse at many older, established Gurugram societies — even if it trails the 40,000-60,000 sq ft clubhouses now common at the very top of the Golf Course Extension Road ultra-luxury segment.

Construction Quality

ATS’s broader portfolio (particularly ATS Greens and ATS Knightsbridge in Noida) has a reasonably solid reputation for build quality within its price segment, though it does not compete on the ultra-premium finishing standards of brands like DLF’s Camellias/Magnolias line or M3M’s flagship towers. For Sanctuary 105 specifically, marketing materials mention all-weather AC/VRV systems and modular kitchens as standard inclusions; detailed specifications on structure (RCC frame, seismic design), elevator brands, facade materials, and finishing schedules (flooring, sanitaryware, fittings brands) have not been independently published in the sources reviewed for this guide. Buyers should request the detailed specification sheet from ATS HomeKraft directly and, where possible, inspect a show flat or a completed ATS project (such as ATS Greens or ATS Knightsbridge) to gauge finishing standards before committing.

One practical way to stress-test construction quality claims before possession is to visit an already-delivered ATS project in Noida rather than relying solely on the show flat at Sanctuary 105 itself, since show flats are, by definition, built to a higher finishing standard than what typically ships at scale across hundreds of units. Speaking with existing residents of ATS Greens or ATS Knightsbridge about post-possession issues, such as seepage, lift reliability, and how quickly the developer’s service team responds to defect-liability-period complaints, will tell you more about what to expect at Sanctuary 105 than any brochure specification list.

Pricing Analysis

At launch, ATS HomeKraft priced the 3.5 BHK (~1,850 sq ft) from ₹2.50 crore onwards and the 4 BHK (~2,800 sq ft) from ₹3.50 crore onwards — working out to roughly ₹13,500/sq ft and ₹12,500/sq ft respectively on saleable area. Property portals report current asking rates anywhere between ₹12,000 and ₹14,500 per sq ft depending on tower, floor, and facing, with some resale listings for the 4 BHK quoted around ₹3.19–3.23 crore. This is a fairly wide band, and it reflects both genuine floor-wise premiums and the general noise in secondary-market listing data — treat any specific per-sq-ft figure as indicative until confirmed with a current price list from the developer or an authorised channel partner.

The payment plan on offer is a standard 30:40:30 construction-linked plan. Buyers should budget separately for stamp duty and registration (Haryana rates apply), GST on under-construction property, PLC (preferential location charges) for specific floors/facings if applicable, and club/maintenance deposits — none of which are included in the base price quoted above.

Working through a rough all-in cost illustration for the 4 BHK: a ₹3.50 crore base price, plus roughly 5% GST on an under-construction purchase (partially offset by input tax credit rules that vary by project structure), plus Haryana stamp duty and registration running in the 6-7% range for a male buyer (lower for a female co-owner, which is worth structuring for), plus a club membership and interest-free maintenance security deposit typically running into several lakhs, can realistically push the effective outlay 12-15% above the quoted base price. This is not unique to Sanctuary 105 — it applies to virtually every under-construction Gurugram purchase — but it is worth modelling before comparing headline prices across projects, since some developers quote more inclusively than others.

Price History & Appreciation

Sanctuary 105’s Phase 1 launched in 2024 at the pricing noted above. Portal-reported data suggests the broader per-sq-ft rate for the project moved from roughly ₹11,700–12,000/sq ft to around ₹12,000–14,000/sq ft through 2025 into 2026 — a moderate single-digit-to-low-double-digit percentage appreciation, consistent with the general uplift seen across Dwarka Expressway-adjacent sectors as the expressway itself became fully operational. This is meaningfully more modest than the double-digit annual appreciation reported for established Golf Course Road addresses like DLF Camellias, which is to be expected — Sector 105 is an emerging micro-market without the decades of track record that anchor pricing on the older luxury corridors. Whether that appreciation continues depends heavily on how quickly social infrastructure (schools, hospitals, retail) catches up with the residential supply being added along this belt.

It is also worth flagging a genuine inconsistency in the publicly available pricing data for this project: some portals show current asking rates above launch pricing (consistent with appreciation), while a handful of resale listings for the 4 BHK cluster around ₹3.19-3.23 crore, which on a straight per-sq-ft basis works out lower than the launch rate of ₹3.50 crore. This kind of discrepancy is common in early-stage resale markets, where a small number of listings from motivated sellers (an investor needing liquidity, for instance) can pull the visible average down even while the broader market is trending up. It underlines why a single portal-reported average shouldn’t be treated as gospel, and why getting an independent, current valuation before either buying or selling here is worth the effort.

Rental Market

As a project still under construction with possession some years out, Sanctuary 105 does not yet have an established rental track record. Once delivered, likely tenant demand would come from professionals working in Gurugram’s western industrial and IT pockets, and from families relocating from Delhi’s western suburbs seeking newer housing stock at a lower entry price than Golf Course Road addresses. Rental yields for comparable Dwarka Expressway apartment projects in Gurugram typically run in the 2.5–3.5% range for unfurnished units, occasionally higher for well-furnished, well-located stock — buyers should not assume Sector 105 will command a premium over this range purely on the strength of the project’s amenities, given the corridor is still building out its social infrastructure.

Furnished units tend to command a meaningful premium over bare-shell rentals in this price band, often 15-25% higher monthly rent, and are typically favoured by corporate tenants on relocation packages who want a move-in-ready home without procuring furniture themselves. Given the project’s family-oriented amenity mix and the sizeable 4 BHK configuration, a well-furnished unit here could plausibly attract a corporate tenant relocating for a role in Gurugram’s western industrial or logistics sector, or an NRI family maintaining a base while working abroad. Landlords should budget for a furnishing outlay if they intend to target that tenant profile, since unfurnished units in an emerging micro-market with limited nearby retail may see slower leasing velocity.

Investment Analysis

The investment case for Sanctuary 105 rests on three factors: an entry price meaningfully below Gurugram’s established luxury corridors, direct proximity to a now-functional Dwarka Expressway, and a builder with a multi-decade NCR track record (even if not flawless). The counter-case is that Sector 105 remains an emerging address without deep resale liquidity yet, the project’s own resale/appreciation data is still thin given its recent launch, and long-term appreciation will depend on infrastructure and social amenities in the immediate vicinity catching up — none of which is fully in the developer’s control. This is better suited to a medium-to-long holding period (5+ years) than a quick-flip strategy, and buyers should have a realistic view that liquidity on exit may take longer than in more established micro-markets.

A useful mental model here is to compare Sanctuary 105 today with where Sector 108 (home to Sobha City) or Sector 113 (home to M3M Capital and M3M Mansion) stood roughly six to eight years ago — emerging, under-priced relative to established Gurugram, and viewed by early buyers as a bet on the Dwarka Expressway actually getting finished. Those bets have broadly paid off for buyers who held through the construction period, as evidenced by the price gap that now exists between those sectors and Sector 105. Whether Sector 105 repeats that trajectory depends on continued expressway-linked development, the pace of retail and healthcare investment, and whether enough large, credible developers (not just ATS) commit to the sector to give it critical mass. None of that is guaranteed, but the directional pattern across Dwarka Expressway sectors over the past decade has generally favoured early movers who were patient.

End User Perspective

For end users, the appeal is straightforward: a newer-generation apartment with a sizeable clubhouse and sports amenities, at a price point noticeably below comparable configurations on Golf Course Extension Road or SPR. The trade-offs are equally real — schools, hospitals and retail options immediately around Sector 105 are still developing compared with more established sectors, and daily commutes to central Gurugram office hubs will run 30–40 minutes each way. Families who work in Delhi’s western districts, or who value the Dwarka Expressway connectivity more than immediate walkability to established social infrastructure, are likely to find this location workable. Families anchored to schools or workplaces near Golf Course Road/Sohna Road should think carefully about the daily commute before committing.

Investor Perspective

Investors should treat Sanctuary 105 as a corridor bet as much as a project bet — you’re underwriting Sector 105’s continued development as much as ATS HomeKraft’s execution. It’s reasonably suited to investors who already have exposure to more established Gurugram addresses and want diversified exposure to an emerging, lower-entry-price corridor; it’s less suited to investors seeking a fast, low-risk exit within 2–3 years, given the project’s early stage and possession timeline still a few years out. A realistic exit strategy would target the possession window (around late 2027) or a couple of years beyond, once the surrounding social infrastructure has had time to mature and comparable resale transactions exist to benchmark pricing against.

Comparison with Competing Projects

On pure price-per-sq-ft, Sanctuary 105 undercuts every one of these Dwarka Expressway-belt comparables by a meaningful margin — which is consistent with Sector 105 being a less-established address than Sectors 108, 112 or 113. Buyers should read that price gap as reflecting both genuine value and genuine risk: less proven location, thinner resale history, and a builder whose flagship reputation was built in Noida rather than on this specific corridor.

Nearby Social Infrastructure

Compared with the dense retail, hospital and school clusters already established around Golf Course Road or Sohna Road, Sector 105’s immediate social infrastructure is thinner and still developing — a fair trade-off given the price positioning, but one buyers should walk into with clear eyes rather than assuming brochure-listed “nearby” landmarks translate into a short, easy daily commute.

Advantages

• Significantly lower entry price than comparable configurations on Golf Course Extension Road, SPR or Sohna Road
• Direct, near-immediate access to the now-operational Dwarka Expressway
• Established developer (ATS Infrastructure) with 25+ years and 35+ delivered NCR projects
• Low-density design intent — two units per floor/core — versus higher-density towers elsewhere
• Sizeable, well-rounded sports and recreation amenity set, including a 20,000 sq ft clubhouse
• Active multi-phase development, indicating ongoing developer commitment to the site

Limitations

• Sector 105 is an emerging address with limited resale history and thinner secondary-market liquidity today
• Longer commute (30–40+ minutes) to Gurugram’s established office corridors — Cyber City, Golf Course Road, Golf Course Extension Road
• Social infrastructure (schools, hospitals, retail) in the immediate vicinity is still developing compared with older sectors
• ATS’s broader portfolio has seen delays on some non-flagship projects outside the NCR core; buyers should verify construction progress independently rather than relying on brochure timelines
• Amenity set is comparatively light on smart-home and tech-forward features found in some newer competing launches
• Price-per-sq-ft data across portals varies meaningfully, indicating limited price transparency at this stage

Who Should Buy?

Investors: Suited to investors comfortable with a 5+ year horizon and corridor-level risk, looking for lower entry pricing than established Gurugram luxury addresses.

Families: A reasonable fit for families prioritising space (especially the 4 BHK) and budget over proximity to established schools/hospitals, particularly those with ties to Delhi’s western suburbs or Gurugram’s western industrial belt.

Luxury buyers: This is not positioned as an ultra-luxury product — buyers seeking that tier should look at established Golf Course Road addresses instead.

NRIs: Workable as a lower-ticket NCR entry point, but NRIs should factor in the longer likely timeline for the corridor’s social infrastructure to mature, given they may not be able to inspect progress in person as easily.

Corporate executives: Suitable mainly for those whose workplace is genuinely closer to the western Gurugram/Dwarka belt rather than the Cyber City/Golf Course corridor.

First-time buyers: A reasonable option for first-time buyers stretching for more space at a lower per-sq-ft cost, provided they’re comfortable with a 2027+ possession timeline and an under-construction purchase.

Frequently Asked Questions

Final Verdict

ATS Sanctuary 105 is a reasonably well-conceived, sports-and-family-amenity-led project from an established (if imperfect) NCR developer, priced meaningfully below Gurugram’s established luxury corridors. Its core appeal — lower entry price plus genuine Dwarka Expressway access — is real, but so are its trade-offs: an emerging location with thin resale history, developing social infrastructure, and a longer commute to Gurugram’s established employment hubs. It is not a like-for-like substitute for a Golf Course Road or Golf Course Extension Road address, and shouldn’t be evaluated as one. For end users who value space and connectivity over an established postcode, and for investors comfortable with a 5+ year horizon on an emerging corridor, it’s a reasonable option to shortlist — provided pricing, possession dates and specifications are independently verified before booking rather than taken from brochure figures alone.

Explore Verified Inventory with Gurgaon Floors

Prices, tower-wise availability and construction progress on projects like ATS Sanctuary 105 change frequently, and brochure figures don’t always match what’s actually on offer at a given time. If you’re considering this project — or want to compare it against other Dwarka Expressway and New Gurgaon launches — get in touch with a Gurgaon Floors advisor for current pricing, a tower-wise availability check, and to arrange a site visit. You can also reach us directly at gurgaonfloors63@gmail.com.