Gulshan Empire Price List & Floor Plans, 2026 — the Working Guide
If you have searched “Gulshan Empire price list” or “floor plan” and met one “Price on Request” after another, this is the page that does the maths instead. Below: the cost structure for both configurations at Wave City, Sector 1, NH-24, Ghaziabad, the early-bird arithmetic, what changed since the RERA filing, the carpet-area question, and five buyer scenarios with indicative all-in numbers.
Project RERA: UPRERAPRJ166511/05/2026 (as filed by the developer) · Verify on up-rera.in
By Vidit Kaushik · Vidastu Advisory · UP-RERA Agent UPRERAAGT000309/01/2026 · Published & last updated: 4 June 2026
On an indicative base of ~₹10,500/sq ft, Gulshan Empire at Wave City, Sector 1, NH-24, Ghaziabad (by Gulshan Empire Estate LLP, RERA UPRERAPRJ166511/05/2026) prices the 3 BHK + SR (2,075 sq ft) from ~₹1.98 Cr and the 4 BHK + SR (2,750 sq ft) from ~₹2.62 Cr — both computed at the limited early-bird rate. PLC (~₹250–300/sq ft), floor-rise, GST and statutory charges are extra; all figures indicative. Last updated: 4 June 2026.
Two Homes, Two Numbers — Stated Plainly.
Gulshan Empire sells exactly two layouts, so the price list is mercifully short. The “from” figures are the floor price — base sale price (BSP) only, at the early-bird rate — not the all-in cost. Everything else stacks on top, and we walk through each line below.
| Configuration | Super area | From (BSP)* |
|---|---|---|
| 3 BHK + Servant Room | 2,075 sq ft | ~₹1.98 Cr* |
| 4 BHK + Servant Room | 2,750 sq ft | ~₹2.62 Cr* |
| Indicative base rate (BSP) | — | ~₹10,500 / sq ft |
| Early-bird / EOI advantage | select units | request current rate |
*BSP only, computed at the early-bird rate; PLC, floor-rise, club, IFMS, parking, GST & statutory charges extra. Areas are super/saleable, not carpet. Full pricing page →
There is no 2 BHK in this project, and no studio or smaller format — a deliberate choice that keeps the six G+31 towers low-density across 5.56 acres and the homes large. If a listing offers you a “Gulshan Empire 2 BHK,” it is mis-attributed inventory; treat it as a red flag and verify against the RERA filing.
How the Price Is Actually Built.
A NCR apartment price is never one number — it is a stack. Here is the stack for Gulshan Empire, in the order it appears on a cost sheet, with each line marked by how confident we are in it. The honest position: the rates below are triangulated from multiple channel sources and statutory references; the exact slabs for your unit come from the developer's signed cost sheet, which alone governs.
| Cost component | Indicative value | Notes |
|---|---|---|
| Base Sale Price (BSP) | ~₹10,500 / sq ft | The headline rate; multi-source. Early-bird advantage applies on select units. |
| Early-bird / EOI rate | indicative ~₹9,500 / sq ft | A limited advantage, not a flat guaranteed figure — subject to written confirmation. |
| PLC (preferential location) | ~₹250–300 / sq ft | Park-facing, corner and choice positions cost more. Exact PLC for a unit is on request. |
| Floor-rise charge (FRC) | NIL up to ~₹500 / sq ft | Lower floors typically nil; rises with height. The slab table is on request. |
| Club, IFMS, parking, power backup | on request | No source publishes rupee figures — we will not guess. One covered car park is stated as included; confirm in writing. |
| GST (under-construction) | 5% (no ITC) | Statutory; both homes exceed the affordable cap, so 5% applies, charged on instalments as billed. |
| Stamp duty (Ghaziabad, UP) | 6–7% + 1% registration | 7% male / 6.5% joint; the female 1% concession is capped, so on a ₹2 Cr+ flat the effective female rate is close to 7%. |
| EOI / booking amount | ₹10 L (3 BHK) · ₹15 L (4 BHK) | Indicative; adjusted into your booking. Confirm refund terms in writing. |
Two things deserve emphasis. First, the “from ₹1.98 Cr / ₹2.62 Cr” numbers you see everywhere are BSP-only floor prices — they do not include PLC, floor-rise, club, IFMS, parking, GST or stamp duty. Second, several lines above are genuinely undisclosed in every public source: the exact early-bird rate, the floor-rise slab, the IFMS rate, club fee, parking charge and monthly maintenance. We mark those “on request” rather than invent them, and obtain them in writing before you commit. For the page that itemises this stack in full, see the dedicated price breakdown and the payment plan.
Where “~₹1.98 Cr” and “~₹2.62 Cr” Come From.
No mystery, no rounding tricks — here is the exact calculation behind the headline figures, and what each home looks like at the base rate versus the early-bird rate.
| Calculation | 3 BHK · 2,075 sq ft | 4 BHK · 2,750 sq ft |
|---|---|---|
| At early-bird ~₹9,500/sq ft (BSP) | ≈ ₹1.97 Cr | ≈ ₹2.61 Cr |
| Headline “from” figure | ~₹1.98 Cr* | ~₹2.62 Cr* |
| At base ~₹10,500/sq ft (BSP) | ≈ ₹2.18 Cr | ≈ ₹2.89 Cr |
| Early-bird benefit (~₹1,000/sq ft) | ≈ ₹20.8 L | ≈ ₹27.5 L |
2,075 × ₹9,500 ≈ ₹1.97 Cr; 2,750 × ₹9,500 ≈ ₹2.61 Cr. 2,075 × ₹10,500 ≈ ₹2.18 Cr; 2,750 × ₹10,500 ≈ ₹2.89 Cr. All BSP-only and indicative. The early-bird ~₹9,500/sq ft is subject to written confirmation — request the current EOI rate.
The takeaway: the early-bird is worth roughly ₹21 lakh on the 3 BHK and ₹27 lakh on the 4 BHK at BSP — material money, which is exactly why we never present it as a flat fact you can rely on without the developer confirming the rate, the eligible units and the validity window in writing.
The ₹8,500 vs ~₹10,500 Question.
If you dig into the RERA records, you will find a launch/filed rate around ₹8,500/sq ft, while every channel-partner source quotes a current base of ~₹10,500/sq ft. That gap confuses buyers, so let us address it neutrally rather than spin it.
| Reference | Rate | What it most likely is |
|---|---|---|
| RERA mirror (filed) | ~₹8,500 / sq ft | An earlier soft-launch / filing-stage figure. |
| Current channel sources | ~₹10,500 / sq ft | The active base sale price now being quoted. |
| Early-bird (today) | indicative ~₹9,500 / sq ft | A limited advantage on select units — confirm in writing. |
The most reasonable reading is the simplest one: prices move between RERA filing and active sales, and a roughly 20–25% rise from a soft-launch number to the current base over the launch window is unremarkable in a corridor like NH-24. We do not publish ₹8,500/sq ft as today's price, and you should be wary of any listing that does — it is stale. The working number is ~₹10,500/sq ft base, with the early-bird as a possible discount on select units. The single source of truth for the filed figure is the live portal, so verify it yourself on up-rera.in — our RERA walk-through shows you the steps.
What the Plans Tell You — and What They Don't.
Both layouts are large-format, three-side-open corner-style homes with a servant room and utility, designed around the G+31 tower core. Here is the room programme as understood from the configuration, with the all-important area distinction.
3 BHK + Servant
from ~₹1.98 Cr*
| Super / saleable area | 2,075 sq ft |
| Indicative carpet (per RERA mirror) | ≈ 1,142 sq ft |
| Programme | 3 beds + servant + utility |
| Tower | G+31 |
4 BHK + Servant
from ~₹2.62 Cr*
| Super / saleable area | 2,750 sq ft |
| Indicative carpet | on request (per RERA) |
| Programme | 4 beds + servant + utility |
| Tower | G+31 |
Room counts reflect the configuration; exact dimensions are on the developer's dimensioned floor plan. See both floor plans in detail → · Master plan →
The Number That Actually Governs.
The 2,075 and 2,750 sq ft you see everywhere are super/saleable areas — the figure marketing uses. The number your Agreement for Sale is built on is the carpet area, and it is meaningfully smaller.
Per the RERA mirror, the 3 BHK carpet area is approximately 1,142 sq ft against the 2,075 sq ft super area — a loading of roughly 45% on super, which is typical for a high-rise with this amenity load. The 4 BHK carpet is not separately published, so treat it as “on request per RERA.”
Before you book, ask for the RERA carpet-area statement for your specific unit and floor. Two homes on the same line can differ, and the carpet figure — not the super area — is what you are legally buying. For the room-by-room detail, our floor-plan page and the 3 BHK and 4 BHK pages go deeper.
| Area type | 3 BHK | 4 BHK |
|---|---|---|
| Super / saleable | 2,075 sq ft | 2,750 sq ft |
| Carpet (per RERA mirror) | ≈ 1,142 sq ft | on request |
| Indicative loading | ≈ 45% on super | request statement |
Carpet area is smaller than super area; the figure that governs your agreement is the RERA carpet area for your specific unit. Confirm it before booking.
Indicative All-Ins, Honestly Estimated.
These are our illustrative calculations from verified rate inputs — not a developer cost sheet. Each adds GST at 5% (no ITC) and Ghaziabad stamp duty + 1% registration, and excludes club, IFMS and parking (quoted on request). They show the spread you should budget for, not a binding quote.
| Scenario | Home & assumptions | Indicative all-in* |
|---|---|---|
| 1. Entry 3 BHK | 2,075 sq ft · early-bird BSP · low-floor (nil FRC) · base PLC · female buyer | ≈ ₹2.28–2.34 Cr |
| 2. Mid 3 BHK | 2,075 sq ft · early-bird BSP · mid floor-rise · mid PLC · male buyer (7%+1%) | ≈ ₹2.35 Cr |
| 3. Premium 3 BHK | 2,075 sq ft · base ~₹10,500 BSP · high floor · park-facing PLC · male buyer | ≈ ₹2.55–2.62 Cr |
| 4. Mid 4 BHK | 2,750 sq ft · early-bird BSP · mid floor-rise · mid PLC · male buyer (7%+1%) | ≈ ₹3.12 Cr |
| 5. Premium 4 BHK | 2,750 sq ft · base ~₹10,500 BSP · high floor · choice PLC · male buyer | ≈ ₹3.35–3.45 Cr |
*Indicative estimates, excluding club, IFMS, parking and monthly maintenance (on request). Rounded bands: 3 BHK all-in ≈ ₹2.30–2.45 Cr at the early-bird rate; 4 BHK all-in ≈ ₹3.05–3.25 Cr — both before club/IFMS, and higher at the base rate or on premium floors. Stamp duty is charged on the higher of circle rate or transaction value. The binding figure is the developer's signed cost sheet for your unit — .
Get the Cost Sheet for Your Chosen Unit.
This guide gives you the structure and the bands. The cost sheet for your specific tower, floor and view — with the current early-bird rate, the floor-rise slab, club, IFMS, parking, GST and the all-in total — comes straight from the developer. Request it and we'll send it on WhatsApp, with the dimensioned floor plans alongside.
No buyer-side fees · brokerage is paid by the developer · your details are shared only with the RERA-registered promoter to process your enquiry. Prefer to talk? Call or WhatsApp Sachin Bansal at +91 99583 02906.
Request the Full Cost Sheet
BSP · PLC · floor-rise · GST · all-in total + current early-bird rate + floor plans, on WhatsApp in minutes.
Costing on its way!
Sachin will send the complete cost sheet and floor plans on WhatsApp shortly.
By submitting you consent to be contacted about this project and to your details being shared with the RERA-registered promoter. No spam · no buyer-side fees.
Hedged Where It Matters, Specific Where We Can Be.
Every figure here either traces to the RERA filing and statutory rates, or is marked indicative / on request. We would rather lose a click than publish a number we can't stand behind.
Price & Floor Plans — FAQ
What is the Gulshan Empire price list for 2026?
On an indicative base rate of ~₹10,500 per sq ft, the 3 BHK + SR (2,075 sq ft) works out from approx. ₹1.98 Cr and the 4 BHK + SR (2,750 sq ft) from approx. ₹2.62 Cr — both computed at the limited early-bird rate (indicative ~₹9,500/sq ft, subject to written confirmation). PLC (~₹250–300/sq ft), floor-rise, club, IFMS, parking, GST and statutory charges are extra. All figures are indicative and subject to change — request the current cost sheet.
Why does the RERA filing show ₹8,500/sq ft when the asking price is ~₹10,500?
The RERA mirror records a launch/filed rate around ₹8,500/sq ft, while channel-partner sources quote a current base of ~₹10,500/sq ft. The most likely reading is simply that the filed figure was an earlier soft-launch number and the rate has moved up since — which is normal between RERA filing and active sales. We do not present the ₹8,500 figure as today's price; treat ~₹10,500/sq ft base, with a limited early-bird advantage on select units, as the working number and confirm the exact applicable rate in writing.
What is the carpet area of the Gulshan Empire 3 BHK and 4 BHK?
The advertised 2,075 sq ft (3 BHK + SR) and 2,750 sq ft (4 BHK + SR) are super/saleable areas, not carpet. The 3 BHK carpet area is approximately 1,142 sq ft per the RERA mirror; the 4 BHK carpet is not separately published. Ask for the RERA carpet-area statement for your specific unit and floor before booking — carpet area is the figure that governs your agreement.
What is the indicative all-in cost of a Gulshan Empire 3 BHK?
As an illustrative estimate at the early-bird rate, with mid PLC and floor-rise, GST at 5% (no ITC) and Ghaziabad stamp duty and registration, a 3 BHK + SR lands around ₹2.30–2.45 Cr before club, IFMS and parking — which are quoted on request. This is our own arithmetic from verified rate inputs, not a developer cost sheet; the binding number is the developer's signed cost sheet for your chosen unit.
Is the Gulshan Empire early-bird rate a guaranteed price?
No. The early-bird is a limited advantage on select units, not a flat, guaranteed figure. The indicative ~₹9,500/sq ft used in the headline math is subject to written confirmation. Request the current EOI rate, the units it applies to, and the validity window in writing before you act on any number.
Are floor plans and the price list available without sharing my details?
The figures and floor-plan facts on this page — both configurations, super and indicative carpet areas, the cost components and five buyer scenarios — are published openly. The official, dimensioned floor plans and the unit-specific cost sheet come from the developer; we send those personally on WhatsApp once you request them, with no buyer-side fee. Vidastu Advisory is a UP-RERA registered agent (UPRERAAGT000309/01/2026).