Oberoi Realty Gurgaon has secured a significant regulatory victory after the Department of Town and Country Planning (DTCP), Haryana dismissed a representation filed by Advance India Projects Limited (AIPL) challenging the licence and change of developer associated with Oberoi Realty’s Three Sixty North project in Gurugram.

The decision is important for one of Gurugram’s most closely watched luxury residential developments and comes after months of regulatory and legal proceedings involving the project’s land, development licence and change of developer.

The dispute centres around a 14.8-acre land parcel in Sector 58, Gurugram, located along Golf Course Extension Road.

What Was the Dispute Between AIPL and Oberoi Realty?

The controversy dates back to the earlier development history of the Sector 58 land parcel.

The land had previously been associated with licences issued between 2009 and 2012 and was initially linked with the Grand Hyatt Residences project.

According to records presented before the authorities, entities associated with the IREO Group entered into an agreement for sale with Oberoi Realty in November 2023, followed by execution of a sale deed in May 2024.

Subsequently, DTCP granted Licence No. 69 of 2025 on May 12, 2025, and approved the change of developer in favour of Oberoi Realty on June 17, 2025.

AIPL challenged these developments and raised objections concerning the transfer of the licensed land and development rights, along with allegations relating to the applicable foreign direct investment framework.

These were allegations raised by AIPL and should not be treated as findings against Oberoi Realty.

Three Sixty North: Oberoi Realty’s Entry Into Gurugram

The dispute attracted significant attention because Three Sixty North represents Oberoi Realty’s first major residential project in Gurugram.

Located in Sector 58 on Golf Course Extension Road, the project targets the ultra-luxury residential segment of the Gurugram market.

The project has also received registrations from the Haryana Real Estate Regulatory Authority (HARERA) for individual phases/towers. HARERA records show registrations for Three Sixty North towers under Oberoi Realty, including Tower F, with registration dated June 26, 2026.

The project’s scale has further increased the importance of the regulatory dispute. Court proceedings previously noted an estimated project value in the range of ₹8,000–10,000 crore, while Oberoi Realty had disclosed substantial investment in the development.

What Happened in the High Court?

The latest DTCP decision follows an important interim development before the Punjab & Haryana High Court.

On July 7, 2026, the High Court directed that no further allotments or creation of third-party rights should take place in the project until the DTCP considered AIPL’s complaint.

The order was an interim measure and did not amount to a final finding that the project licence was invalid.

Oberoi Realty subsequently stated that the order did not stop construction and did not affect existing concluded sales, while indicating that it would pursue appropriate legal remedies.

The matter brought considerable attention to the regulatory framework surrounding large-scale land transactions and development rights in Gurugram.

DTCP Decision: A Major Development for Oberoi Realty

The latest development changes the regulatory picture significantly.

According to the Economic Times report, DTCP Haryana has dismissed AIPL’s representation seeking cancellation of the project licence and challenging the approval of the change of developer in favour of Oberoi Realty.

This effectively provides Oberoi Realty with an important regulatory backing concerning the licence and its position as the project’s developer.

However, prospective buyers should distinguish between the DTCP decision on the representation and the broader legal proceedings that may still be pending.

That distinction is particularly important in high-value real estate transactions.

Why This Matters for Gurugram’s Luxury Real Estate Market

The development is significant beyond Three Sixty North itself.

Gurugram has increasingly become one of India’s strongest luxury housing markets, with premium corridors such as:

• Golf Course Road
• Golf Course Extension Road
• Southern Peripheral Road
• Dwarka Expressway
• Sohna Road

attracting major developers and high-value residential investments.

A project of Three Sixty North’s scale entering the market under a globally recognised luxury developer has the potential to influence pricing benchmarks, buyer expectations and the competitive positioning of the Golf Course Extension Road micro-market.

The resolution of a major regulatory challenge also provides an important signal to the wider market about the importance of clear development rights and regulatory approvals.

Expert Opinion: Sanjeev Singh, MD, SKJ Landbase

Sanjeev Singh, Managing Director of SKJ Landbase, believes that the latest development should be viewed in the larger context of regulatory clarity and buyer confidence in Gurugram’s luxury real estate market.

“For a high-value residential development, regulatory clarity is one of the most important factors influencing buyer confidence. The DTCP decision is a significant development for Oberoi Realty and Three Sixty North because it strengthens the regulatory position of the project concerning the licence and change of developer. At the same time, buyers should continue to evaluate the complete legal and regulatory position, including any pending proceedings, before making an investment decision.”

He further adds:

“Gurugram’s luxury residential market has evolved considerably. Buyers today are not only looking at location, product quality and brand reputation but are also increasingly focused on approvals, title, development rights and regulatory transparency. Developments such as this highlight why proper due diligence is essential before committing to a premium property.”

— Sanjeev Singh, Managing Director, SKJ Landbase

SKJ Landbase describes Sanjeev Singh as its Founder & Managing Director, with experience in sales strategy, financial management and leadership.

What Does the Decision Mean for Homebuyers?

For prospective buyers, the most important takeaway is that the regulatory position surrounding the project’s licence has received a significant boost through the DTCP decision.

However, buyers should not rely solely on a news report or marketing communication when evaluating a property worth several crores.

Before purchasing a luxury property, buyers should independently verify:

1. RERA Registration

Check the project’s registration and the specific tower/phase being offered.

2. Development Licence

Verify the applicable DTCP licence and its validity.

3. Land & Development Rights

Understand who owns the land and who holds the development rights.

4. Litigation Status

Check whether there are any ongoing cases, appeals or proceedings connected with the project.

5. Payment & Allotment Documents

Review the agreement, payment schedule, cancellation provisions and other contractual terms carefully.

HARERA’s records concerning Three Sixty North specifically reflect the importance of litigation disclosure in project marketing material.

Three Sixty North and the Future of Gurugram’s Luxury Market

The Oberoi Realty–AIPL dispute has highlighted an important reality of Gurugram’s rapidly expanding real estate market: large land parcels, development rights and regulatory approvals can have a major impact on billion-rupee projects.

For developers, regulatory clarity is essential for maintaining project momentum.

For investors, it reinforces the importance of due diligence.

And for Gurugram as a market, the resolution of such high-profile disputes can contribute towards greater transparency and confidence in the premium residential segment.

Three Sixty North’s progress will therefore remain an important development to watch in the Golf Course Extension Road luxury housing market.

Final Takeaway

The latest DTCP decision represents a major regulatory relief for Oberoi Realty in its dispute with Advance India Projects Limited over the Gurugram project licence.

While the development strengthens Oberoi Realty’s position regarding the project’s licence and change of developer, prospective buyers should continue to examine the complete legal and regulatory position before making an investment.

For Gurugram’s luxury residential market, the episode is another reminder that location and brand are only part of the investment equation — regulatory clarity, development rights and legal due diligence matter just as much.