Under construction · handover 31 Mar 2025⚖️ Zero Broker Spam · Buyer Advisory
Under construction · handover 31 Mar 2025⚖️ Zero Broker Spam
Truth ScoreUpdated 29 Oct 2026
71/100
Solid
Top 49% tracked·High confidence
Top 49% of 146 tracked projects
High confidence · re-scored quarterly
Truth Estate · Licensed CopyTruth Estate · licensed copy · BPTP 102 Eden Estate II · truthestate.in
The read behind our 71/100
What our audit found on BPTP 102 Eden Estate II.
Analysed 106 parameters — RERA filings, financials & public records.
Fundamentals
Fair
🔒 17 parameters
Risk Outlook
Low
🔒 7 parameters
Growth
Strong
🔒 6 parameters
Delay Risk
Filing gap
Sales Velocity
Fast
🔒 2 parameters
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The short answer
102 Eden Estate II by BPTP on Dwarka Expy, a fast-growing Gurugram corridor, is a RERA-registered project that lands mid-pack among the Gurugram projects Truth Estate independently scores.
Truth Estate's read is built from RERA filings and quarterly construction records — not developer marketing.
Pricing has climbed steadily on where this project launched
The legal file reads clean on the public record
Most of what the brochure claims carries real value
Investor fit: safety-focused end-users and long-term investors who prioritise legal safety, location, capital appreciation — growth investors · selective entry.
Is the PSF justified?
BPTP files ₹16,500–19,000 per sq ft of super area here.
Judged against the 5 nearest comparable projects with entry homes of under 1,600 sq ft, all within 1.4 km.
Developer’s filed rate, undated by the developer. We compare filed rates to filed rates and do not check the asking price.
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The part that decides it is locked
Don’t stake ₹2.2–2.7 Cr on a brochure.
BPTP 102 Eden Estate II scored 71/100 — “Solid”. The full read shows the 4 red flags we found — all in Developer, and what cost it the other 29 points — and whether that’s a dealbreaker for you.
Free on sign-up — no card. One missed red flag costs a great deal more.
Inside the dossier
Eight chapters · one read
The vitals, floor plans and the developer’s brochure stay free above — this is the analysis. Register, then pay once — no subscription.
The home as your agreement will measure it. Pick a configuration, then a size offered under it — the plan, the carpet, and what the gap to super area costs you.
Residential Plots
Choose a size · 2 options
The layout, measured
Carpet area
1,350 sq ft
Super area
1,350 sq ft
Balcony / deck
NA
Loading
NA
Carpet efficiency
NA
Areas from RERA filings & project documents; the price shown is indicative for this configuration, before floor-rise and preferential-location charges. Schematics show indicative zoning only — confirm the exact unit's dimensioned plan and areas in the Agreement to Sell before signing.
Deep intelligence
Sun & Vastu 3D
The 3D layer that decides which home — graded by sun, Vastu, light, ventilation & value.
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Chapter II
Can we trust it?
Five pillars — developer, build, location, paperwork, edge.
03
Truth Score anatomy
Truth Score
71/100
Solid
Five weighted pillars, re-scored quarterly. No developer can pay to move it.
What the 71 is made of= health↔= weightrounded 0.1
The one-line read: 3 of 5 pillars land strong or better, with one to watch — Developer DNA. That's the section we'd read before signing.
Live4 verified updates
News & Updates
Every verified ground event on 102 Eden Estate II — filings, construction, JVs, corridor infrastructure and pricing — read for what it means to a buyer.
19 Oct 2026Regulatory
HERC grants 25-year parallel power distribution licence for Gurugram, Nuh to Eleven Power
•The Haryana Electricity Regulatory Commission (HERC) has granted Eleven Power Private Limited a parallel distribution licence for Gurugram and Nuh revenue districts for 25 years under Section 14 of the Electricity Act, 2003.
Forensic impact read
HERC granted a 25-year parallel power-distribution licence for Gurugram and Nuh to a private company, alongside the existing state discom. Over time this can give residents a second electricity supplier; tariffs, the coverage area and rollout timing are what to watch. Update (23 Oct): after a strike by power employees, the state government assured them there would be no privatisation (ThePrint), so whether this licence is actually rolled out is now uncertain. Talks resume on 3 Nov.
BPTP sells 150 flats for Rs 750 cr in its new housing project at Faridabad
•New Delhi, Oct 9 (PTI) Realty firm BPTP Ltd has sold 150 apartments in its luxury housing project in Faridabad for Rs 750 crore on strong demand. In a statement on Friday, the company said it has achieved sales of about Rs 750 crore in its project ‘SkyNest ‘, with 150 apartments sold. The average ticket size is Rs 5 crore per flat.
Forensic impact read
BPTP sold 150 flats for ~Rs 750 crore in its new Faridabad housing project — an out-of-market execution/demand signal for the developer (its Gurugram projects are tracked separately).
•The Reserve Bank of India (RBI) has ordered real estate developer BPTP Limited and two of its directors to pay a total of about Rs 4.84 crore to compound violations of foreign exchange rules linked to foreign investment received by the company, the Enforcement Directorate (ED) said in a post on Thursday.
Forensic impact read
RBI (with ED no-objection) ordered BPTP and directors Kabul Chawla and Sudhanshu Tripathi to pay ~Rs 4.84 crore to compound FEMA contraventions tied to 2007-08 FDI (put-option/assured-return clauses) — a governance/enforcement overhang worth tracking, with an IPO under preparation.
Verified news on 102 Eden Estate II, the moment it lands. No spam.
4 dispatches· tap the right of a card to advance, the left to go back · colour follows the report’s own rule — green sound, amber watch, rust risk.
Chapter III
The price has kept climbing. The question is what it does next.
Price & ROI model · BPTP 102 Eden Estate II, Dwarka Expy
+27%
since launch — ₹14,000 (Sep 2021) → ₹17,800/sq ft asking today
On record, freeEntry ticket ₹2.2–2.7 Cr · corridor avg ₹18,750/sq ft
Sep 2021 · ₹14,000
Today
2036
Three futures. One is ours.Conservative · base · bull — projected to 2036, for this exact ticket
Your ₹2.2–2.7 Cr, in 2036
₹5.87 Cr
10-year CAGR, after costs
11.4%
The exit window we’d take
2032–34
The past is public record. The next ten years are the read.
₹2,100 · your first report is free
Chapter IV
The Verdict
So — should you buy it?
The Independent Desk · on file
We’ve made the call on BPTP 102 Eden Estate II. It’s sealed until you unlock.
BuyCautionAvoid
One of these — sized to your budget, timeline and risk, with the three reasons that decide it.
included in the full read
Chapter V
Can this report save you lakhs?
Every weak spot in this file is a number you can argue with. Here is what BPTP 102 Eden Estate II's are worth.
04
Negotiate like a king
The weak spots in this report are your argument.
Across the projects we advise on, buyers typically settle 5–10% under the prevailing rate. On a ₹2.2 Cr entry ticket that is ₹11–22 lakh. 2 things in BPTP 102 Eden Estate II’s own filings can be argued with. A buyer who arrives with a specific number is negotiating. One who asks for the best price is waiting to be told.
Every project hands the buyer different cards. These are BPTP 102 Eden Estate II’s — read off its own construction, sales and registry data, not general advice about negotiating.
01
Their track record is a fact you are allowed to use
A developer's own delivery history — how many projects it has finished, and how late — is public arithmetic you're allowed to bring to the table. It's a harder conversation for them than a discount request.
02
Their weakest answer is delivery certainty
Every project has a lowest-scoring input — the one the sales team has a rehearsed answer for the strengths but rarely for this. It's the question to make them defend, on the record, and to repeat to a second person.
Chapter VI
If not BPTP 102 Eden Estate II, then what?
The same corridor, the same commute, or the same money somewhere else — weighed side by side.
05
Three ways to compare
The projects we would weigh against BPTP 102 Eden Estate II — each with its own forensic read, scored the same way.
Other projects on Dwarka Expy — the comparison you are actually making.
The questions that decide the purchase — answered from the registry, the site and the corridor.
06
Straight answers
The questions that actually decide the purchase — answered from registry data, live construction and micro-market dynamics.
Is BPTP 102 Eden Estate II a good investment?+
On Truth Estate's independent forensic assessment, BPTP 102 Eden Estate II scores 71/100 — our composite of the developer's delivery record and financials, construction pace, legal standing and location. The full buy / wait / avoid verdict, the red flags and the numbers behind the score are in the .
Is the price at BPTP 102 Eden Estate II justified?+
BPTP files ₹16,500–19,000 per sq ft of super area at BPTP 102 Eden Estate II. We judge that filing against the 5 nearest comparable projects with entry homes of under 1,600 sq ft, all within 1.4 km of it. This is the developer's filed rate; the developer does not date this filing. We compare filed rates against comparable developers' filed rates — we do not check the asking price, and we hold no circle rates or registered transaction data. The comparison itself — where this filing sits against those projects, and which projects they are — is in the .
Is BPTP 102 Eden Estate II likely to be delivered on time?+
We track 17 BPTP projects in Gurugram, 7 of them handed over. On timeliness its record is a clear weak spot — the exact on-time share and the average slippage are on BPTP's developer page, free with a mobile number. On our read, its delivery risk is elevated. Its Q3 2026 HRERA quarterly progress report (QPR) gives no usable overall built %, so its built % and pace are NA. Truth Estate's execution-adjusted handover forecast for it: NA — there is no current forecast on record.
On Truth Estate's read of BPTP's audited annual statements — leverage, interest cover, cash conversion, operating margin and inventory cover — the balance sheet is strong. The line-by-line breakdown, and which measure is the weak spot, are in BPTP's .
Yes — BPTP 102 Eden Estate II is registered with Haryana RERA (HARERA) under registration number RERA-GRG-874-2021. The registration and its current status can be verified on the official HARERA registry.
When is BPTP 102 Eden Estate II due for possession?+
The RERA-committed possession date for BPTP 102 Eden Estate II is 31 Mar 2025. Truth Estate's execution-adjusted forecast: NA — there is no current forecast on record.
What is the latest construction update and contractor for BPTP 102 Eden Estate II?+
HERC grants 25-year parallel power distribution licence for Gurugram, Nuh to Eleven Power. The Haryana Electricity Regulatory Commission (HERC) has granted Eleven Power Private Limited a parallel distribution licence for Gurugram and Nuh revenue districts for 25 years under Section 14 of the Electricity Act, 2003. Verified under The Tribune.
What is the official HARERA registration and completion timeline for BPTP 102 Eden Estate II?+
HERC grants 25-year parallel power distribution licence for Gurugram, Nuh to Eleven Power. The Haryana Electricity Regulatory Commission (HERC) has granted Eleven Power Private Limited a parallel distribution licence for Gurugram and Nuh revenue districts for 25 years under Section 14 of the Electricity Act, 2003. Official statutory filing source: The Tribune.
What is the investment outlook for Dwarka Expressway?+
Highest growth potential — and highest supply risk. Reward the disciplined, selective buyer. Our expected CAGR for Dwarka Expressway is 15.4% a year over the next five years. Airport proximity, metro extension and the expressway are real catalysts; selective picks critical.
What return could BPTP 102 Eden Estate II realistically deliver?+
Our 10-year return model for BPTP 102 Eden Estate II — the expected and risk-adjusted returns, the XIRR on your payment plan and the best time to exit — is in the . It is built from our market rate for its corridor, adjusted for the project's Truth Score and the cost of its predicted delay.
Is BPTP 102 Eden Estate II fairly priced?+
We do not publish a fair-value call, a valuation, or a percentage gap — the honest error on a filed rate is far too wide for any of them to mean anything. What we do publish is narrower and checkable: what this developer files per sq ft here, against what comparable developers file for homes of a similar size nearby. That comparison is in the . See "Is the price at BPTP 102 Eden Estate II justified?" above.
07
Buying from abroad? The NRI notes
Can you buy it from abroad?
Yes — BPTP 102 Eden Estate II is residential property, which NRIs and OCI cardholders can buy freely under FEMA, with no RBI approval and no limit on count. Who can buy what →
Funding & repatriation
Pay only through banking channels — NRE, NRO or FCNR funds, or inward remittance; NRI home loans are available from Indian lenders. At BPTP 102 Eden Estate II’s ≈ $232K–285K entry ticket (indicative FX, Nov 2026), which account funds the purchase decides how freely the money comes back out later — plan it before booking. The repatriation rules →
TDS on this purchase
Buying primary from the developer above ₹50 lakh, you deduct 1% TDS on each payment (Section 194-IA). Buying a resale unit here from an NRI seller switches the deduction to Section 195 — a much bigger number, and the liability sits with you. TDS, done right →
Buying without flying
Registration can complete through a consular-attested Power of Attorney, with accompanied live-video site visits before you decide — and every offer on the record. How the NRI Desk runs it →
The risk that hurts most from abroad
Delivery. Most of Gurugram’s tracked new launches are running late on our audit — chasing a builder from another time zone is the expensive way to find out. BPTP 102 Eden Estate II’s own delivery read is inside this report. The Gurugram Delivery Audit →
General information for overseas buyers, not legal or tax advice — rules change; confirm your situation with a cross-border CA. The NRI Desk structures exactly this, end to end.
The Independent Desk
Gaurav Jain
Founder, Truth Estate
I’ve read this file. Unlock what I found.
The full 5-pillar forensic audit
Price journey & 10-year ROI model
The verdict — our call for your budget
A 1:1 call with the founderincluded
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◆ We represent only you — never the developer.
Independent assessment by Truth Estate. No developer can pay for a higher Truth Score or to appear here. The Truth Score, Match Score and any recommendation are our own evidence-based opinions as of 29 Oct 2026 — not a guarantee of performance, safety, appreciation or returns, and not investment, legal or financial advice. Ticket and price bands, ROI projections and delivery estimates are tracked or modelled figures that vary by tower, floor and stack. The decision, and its risks, are yours; we are not liable for the performance of any project. Verify specifics independently and see our full disclaimer.
