Godrej Verano, Sector 63A: The Carpet Areas in the RERA Filing Don’t Match the Sq Ft Being Marketed (September 2026)

Every Godrej Verano listing you will find quotes apartment sizes in a range of roughly 2,150 to 3,900 sq ft. Those are super-area figures, and they come from channel partners, not from Godrej Properties.

The project’s own Haryana RERA filing quotes something different. It lists 37 apartment and unit types, each with a carpet area recorded in square metres. Those numbers are on the public record at haryanarera.gov.in, they were declared on affidavit by the promoter, and under RERA they are the numbers that legally matter when an agreement for sale is eventually signed.

They are also considerably smaller than the sq ft in the marketing. That gap is not a scandal — a loading factor between carpet and super area is normal in Indian real estate. But the gap has never been laid out for this project, and no official area statement reconciling the two exists yet. This piece sets the filed numbers next to the marketed ones and shows exactly what a buyer can and cannot work out today.

Quick project snapshot

Everything in this table is taken from the Haryana RERA project filing for Godrej Verano, checked on 19 September 2026.

What the filing actually records about unit sizes

The RERA application asks a promoter to list the “type of apartments to be constructed in the project” by carpet area in square metres, along with how many of each. Godrej Properties filed 37 such rows for Verano.

Six of those rows are single units at sizes that sit outside the residential pattern — 18.0, 37.2, 77.5, 105.6, 157.7 and 263.2 sq m. Those correspond to the six non-residential units the registration records alongside the 624 apartments. The remaining 31 rows account for exactly 624 units.

Converted to square feet, the residential carpet-area ladder runs like this:

Square-foot figures are converted at 1 sq m = 10.7639 sq ft and rounded to the nearest foot. The square-metre figures are the filed ones.

The unit mix, visualised

The chart below plots the same filed data. It is the only numeric chart in this article because it is the only dataset here that comes entirely from an official source.

Three-quarters of the registered apartments — 470 of 624 — have a filed carpet area under 1,450 sq ft. The very large homes are genuinely rare: eight units in the whole registered phase carry a carpet area above 2,290 sq ft.

Why this does not simply translate into a loading factor

The obvious next step would be to line the filed carpet ladder up against the marketed super-area ladder and calculate the loading. We are not going to do that, and the reason matters.

The RERA filing does not label any unit type as a 3 BHK, 4 BHK or 5 BHK. It records carpet area and a count, nothing more. Channel partners, meanwhile, market four configurations at roughly 2,150, 2,575, 2,950 and 3,900 sq ft of super area. Matching one ladder to the other requires an assumption nobody has published.

And the assumption does not hold cleanly. If the 1,184 sq ft carpet type is the 2,150 sq ft configuration, carpet is about 55% of super area. If the 2,098 sq ft carpet type is the 2,950 sq ft configuration, carpet is about 71%. Those two ratios cannot both describe the same building’s loading policy. Either the pairing is wrong, or the marketed ladder does not correspond to the filed one at all.

The honest conclusion is the useful one: there is currently no way for a buyer to compute a reliable rate per square foot of carpet area at Godrej Verano, because the two halves of the calculation come from different, unreconciled sources. Carpet areas are official; prices and super areas are not.

Verified versus unverified: the current state of the record

The project is still not on Godrej’s own website

On 19 September 2026 we pulled the full property sitemap published at godrejproperties.com. It listed 427 URLs, including a dozen Gurugram projects — Meridien, Air, 101, Aria, Habitat, Nature Plus, Icon, Oasis, Summit and others. The word “Verano” appeared nowhere in it.

That is a material fact, and it is worth stating plainly rather than reading too much into. Godrej Properties is unambiguously the promoter: its name, CIN, registered Gurugram address and a project-specific email address (godrej.verano@godrejproperties.com) are all on the RERA filing, and the company paid the ₹39.92 lakh registration fee. The project is real and it is Godrej’s. What has not happened is a public consumer-facing launch on the developer’s own site — which is consistent with a registered-but-not-yet-launched project, and also means there is still no official page where a buyer can check a price, a floor plan or an area statement against the marketing.

We covered the related naming problem separately, because Godrej has a second, unrelated project called Verano in Bengaluru.

What else the filing flags

Three approvals were still outstanding when registration was granted. The filing records the electrification plan (applied 17 July 2026), the service plan and estimate (applied 20 July 2026) and the fire scheme approval (applied 25 July 2026) as “applied for but yet to receive.” The environment clearance, licence, building plans, forest NOC and utility assurances are all recorded as obtained. We looked at this cost and approvals picture in more detail when the filing first appeared.

The roads NOC is recorded as pending. The external-services table lists roads with the provider as “already connected” but the approval status as “No.”

The escrow account is on the record. The filing names an HDFC Bank account at the Golf Course Extension Road branch (IFSC HDFC0003676) as the designated project account, and a Section 4(2)(l)(D) affidavit was filed on 9 July 2026. That is the account into which the statutory 70% of collections must flow. Any money a buyer is asked to pay should be traceable to it — which is a specific, checkable question to put to whoever is asking for the money.

The two completion dates do not match. The registration record carries a completion date of 2 June 2033. The promoter’s own Form REP-I entry for “likely date of completing the project” says 31 August 2033. Both appear in the public record. Which one governs the agreement for sale is exactly the sort of thing to have a lawyer confirm in writing rather than assume.

Who should consider Godrej Verano

• Buyers who wanted registration before engaging. The single biggest objection to this project through the first half of 2026 was that it was unregistered. That objection is gone. Registration is real and verifiable.
• Long-horizon buyers. With a completion date in 2033, this suits someone whose money can sit for six to seven years without needing an exit.
• Buyers who want a mainstream apartment rather than a trophy home. The unit mix is heavily weighted towards the 935–1,450 sq ft carpet band. If that is what you actually want, the filing suggests there will be real supply of it.
• Buyers willing to insist on documents. Everything needed to evaluate this properly — price list, area statement, payment plan, draft agreement — either exists and has not been published, or does not exist yet. Someone prepared to ask for all four in writing before paying anything is in a reasonable position.

Who should not

• Anyone who needs to know the rate per sq ft before committing. As shown above, that number cannot currently be derived from official sources.
• Buyers who need possession inside five years. The record points to 2033.
• Anyone paying an EOI amount they have not seen reconciled to the escrow account. Under Section 13 of the RERA Act a promoter cannot take more than 10% of the apartment cost before a written, registered agreement for sale. A ₹10 lakh EOI against a multi-crore apartment sits well inside that cap, so the amount is not the issue — the issue is what it buys, whether it is refundable and on what terms, and where it is held.
• Buyers relying on amenity claims. The clubhouse and shopping-area service estimates are recorded in the filing as “yet to be prepared.” Whatever is being described in marketing is not yet a costed, filed commitment.

What to verify before you pay anything

1. Pull the filing yourself at haryanarera.gov.in and read Part C. Do not accept a screenshot.
2. Ask for an area statement that states carpet area, built-up area and super area for the specific unit, and check the carpet figure against the filed schedule.
3. Ask which RERA-filed unit type your apartment corresponds to. If nobody can answer, that is information.
4. Ask for the price on a per sq ft of carpet area basis. That is the RERA basis of sale.
5. Confirm in writing that payments go to the designated HDFC account named in the filing.
6. Get the EOI refund terms in writing before, not after.
7. Ask for the status of the fire, electrification and service-plan approvals as of today.
8. Ask which completion date — 2 June 2033 or 31 August 2033 — the agreement for sale will carry.

Our fuller Godrej Verano due-diligence checklist covers the document trail in more depth, and the main project guide carries the broader picture on location, developer record and competing Sector 63A launches.

Frequently asked questions

What is Godrej Verano’s RERA number?

RC/REP/HARERA/GGM/1081/813/2026/53, carried on the Haryana RERA portal as project ID RERA-GRG-2274-2026. Registration was granted on 11 August 2026.

How many units does Godrej Verano have?

The registered phase covers 624 residential units plus 6 other units across four towers. Some third-party trackers show 640 units; that figure does not match the apartment schedule in the filing, which totals 630.

What is the carpet area of a Godrej Verano apartment?

The filing records residential carpet areas from 86.90 sq m (about 935 sq ft) to 347.50 sq m (about 3,740 sq ft). Roughly half of all units fall in the 121.90–134.60 sq m band, about 1,312–1,449 sq ft.

Why are the marketed sizes larger than the carpet areas?

Marketed sizes are super areas, which include a share of common areas and are always larger than carpet area. The difference is normal. What is unusual here is that no official area statement has been published, so the relationship between the two cannot be verified for this project.

How much land is registered?

9.65325 acres of a total licensed 11.35625 acres, under Licence 129 of 2025 dated 23 July 2025. The remaining land is not covered by this registration.

When will Godrej Verano be completed?

The registration record carries 2 June 2033. The promoter’s own Form REP-I entry states 31 August 2033. Both appear in the public record and the discrepancy has not been publicly resolved.

Is the ₹10 lakh EOI legal?

The amount itself is well below the 10% ceiling that Section 13 of the RERA Act places on pre-agreement collections, so the sum is not the problem. What matters is whether it is refundable, on what terms, and whether it is deposited into the project’s designated account. Get all three in writing.

Is Godrej Verano listed on Godrej Properties’ own website?

Not as of 19 September 2026. We checked the developer’s published property sitemap and found no Verano entry among its 427 URLs. Godrej Properties is nonetheless the promoter on the RERA filing.

The bottom line

Godrej Verano is no longer the unregistered land bet it was in the first half of 2026. There is a registration, a licence, approved building plans, a costed project report and a named escrow account. That is a genuinely different footing.

What has not arrived is the commercial detail. The filing tells a buyer how big the apartments are in carpet terms and how many there are. It does not tell them what any of it costs, and the marketing that does quote a price uses a different measure of area that nobody has reconciled to the filed one. Until an official price list and area statement exist, a buyer at Godrej Verano is being asked to commit against numbers from two incompatible sources.

That is a solvable problem — it is solved by asking for documents. It is not solved by a brochure.

Gurgaon Floors tracks Sector 63A and the Golf Course Extension Road corridor project by project, from the RERA filings rather than the brochures. If you are weighing Godrej Verano against its neighbours, our full Godrej Verano guide sets out the comparison, and we are happy to walk through the filing with you before you sign anything.

All RERA data in this article was checked on the official Haryana RERA portal on 19 September 2026. Prices, sizes in super-area terms, payment plans and amenity claims remain unverified and are described as such throughout.