M3M Blog : M3M Elie Saab Price: Complete Price List, Payment Plan and Cost Sheet Guide

M3M Elie Saab Price Overview

M3M Elie Saab is a branded residential project developed by M3M India in partnership with the Lebanese couture house Elie Saab. It sits in Sector 111, Gurgaon, directly on the Dwarka Expressway, inside the low-density zone known locally as the Smart City Delhi Airport (SCDA) belt.

The project was registered with Haryana RERA in October 2025 (RERA ID: GGM/992/724/2025/95), with possession expected around September 2032. Because it launched recently, pricing is still being released in phases, and different sales channels are quoting figures anywhere between roughly ₹14 crore and ₹15.7 crore for the entry-level configuration.

Here is what you should know before reading any further: the developer has not published one single, fixed price list for public download. What circulates online through broker websites are indicative starting prices, and they genuinely differ by a crore or more depending on which tower, floor and phase the unit belongs to. Treat every number in this guide as a working estimate, not a locked-in quote, and always confirm the current price sheet directly with the M3M sales office or an authorised channel partner before you commit any money.

M3M Elie Saab Price List (Latest Figures)

Based on current market listings and project marketing material, the broad price range looks like this:

Starting prices are indicative, sourced from publicly available project marketing material as of mid-2026. They are subject to change based on developer updates, floor rise, and phase-wise price revisions. Always request the current official cost sheet before booking.

A few things stand out when you compare these numbers against other Dwarka Expressway launches. First, the entry ticket size is genuinely high even by Gurgaon's ultra-luxury standards — this is priced closer to a super-premium villa than a typical high-rise flat. Second, the project is being sold on scarcity: only 336 units across roughly 16 acres of low-density land, which the developer is using to justify the premium.

M3M Elie Saab Price History: Launch Price to Current Price

Tracking how a project's price has moved since launch tells you far more than a single snapshot figure. Here is how M3M Elie Saab's pricing has evolved so far:

A few honest caveats on this table. The launch-to-current jump looks dramatic on paper, but a large part of it reflects the fact that the cheapest early-bird units simply sold out first — later buyers are quoted a higher base rate, not necessarily because the "market" repriced the project overnight. This is normal in phase-wise launches and isn't unique to M3M Elie Saab.

The "expected future price" is deliberately not a hard number here. Anyone giving you a confident post-possession price target for a project that's still six years from completion is guessing, and you should treat such projections with caution regardless of who's making them.

M3M Elie Saab Price Trend

Here's a simplified view of how the price trend has moved, useful if you're trying to time your entry:

The pattern here is fairly standard for a branded, low-inventory luxury launch: a steep early jump right after launch, followed by smaller, steadier increases tied to construction milestones rather than dramatic swings. If you're trying to decide whether to book now or wait, know that "waiting for a dip" is not a realistic strategy on a scarce-inventory project like this one — prices on this category of asset tend to move only in one direction as construction progresses, barring a broader market slowdown.

M3M Elie Saab 3 BHK and 4 BHK Price

Most of the confirmed inventory at M3M Elie Saab is 4 BHK. A few listings mention 3 BHK options within the same project, though the majority of marketing material and floor plans released so far focus on the larger 4 BHK format ranging between roughly 4,200 and 4,650 sq. ft.

If 3 BHK inventory is available, expect it to sit meaningfully below the 4 BHK starting price simply on account of smaller carpet area — but since M3M has not released a confirmed 3 BHK price sheet publicly at the time of writing, don't take any online quote for this configuration at face value. Ask the sales team directly whether 3 BHK units are currently open for booking, and in which tower.

The 4 BHK units, on the other hand, are the project's flagship offering. These are designed as full-floor or single-apartment-per-core layouts in some towers, meaning you get four-sided natural light and no shared walls with a neighbouring unit — a genuine differentiator from typical high-rise 4 BHK layouts where at least one or two walls are shared.

M3M Elie Saab Penthouse Price

Penthouse pricing at M3M Elie Saab has not been publicly disclosed as a fixed figure. Penthouses in ultra-luxury Gurgaon projects typically command a 25% to 50% premium over the base per-sq-ft rate, largely because of terrace area, ceiling height and exclusivity of floor.

Given that regular 4 BHK units already start north of ₹14 crore, a realistic expectation for a penthouse at M3M Elie Saab would be significantly higher, likely running into the ₹20 crore-plus range, though this needs to be verified with the sales team since inventory at this level is limited and often sold through private allocation rather than open listing.

Price Per Sq Ft

This is where the numbers get genuinely confusing if you look at multiple sources, so it's worth explaining rather than just quoting a figure.

Different listings put the average asking price anywhere between roughly ₹14,500 and ₹35,000 per sq. ft. That's an unusually wide band, and here's why it happens on a project like this:

• Launch-phase pricing for the earliest bookings tends to be lower than what gets quoted a few quarters later once the project gathers momentum.
• Resale and secondary market listings often carry a premium over the original booking price, especially for a scarce, branded inventory pool of just 336 units.
• Floor rise and PLC push the effective per-sq-ft cost up meaningfully for higher floors or corner units.

If you're budgeting, don't anchor to the lowest number you see online. A more realistic working range for a fresh booking today is somewhere between ₹28,000 and ₹35,000 per sq. ft., with the entry-level launch pricing (closer to ₹14,500–₹15,000/sq. ft.) largely reflecting early-bird rates that are unlikely to still be open.

Unit-Wise Pricing and Configurations

The project is spread across three towers on roughly 16 acres, with 336 units in total. Individual unit pricing within this pool varies based on:

• Floor level — higher floors typically cost 1% to 3% more per floor, capped at a certain height.
• Facing and view — units facing the central green or the clubhouse usually carry a PLC premium.
• Corner units — often priced higher due to additional natural light and privacy.
• Tower position — a tower closer to the main entrance or clubhouse may be priced differently from one set further back on the plot.

Because the developer has not released an open, downloadable unit-wise price matrix, the practical way to get unit-specific numbers is to request the current cost sheet for a shortlist of 3-4 specific units you're interested in, rather than asking for "the price list" in general. Sales teams respond far more precisely when you ask this way.

M3M Elie Saab Cost Sheet Explained

A cost sheet is the single most important document in this entire buying process, and it's the one document most first-time luxury buyers skim past too quickly. It typically breaks down into:

1. Base Sale Price (BSP) — the core price per sq. ft. multiplied by the super area.
2. PLC (Preferential Location Charge) — extra cost for a specific floor, facing or view.
3. EDC/IDC — statutory external and infrastructure development charges.
4. Club membership/amenities charge — a one-time fee for access to the clubhouse and common facilities.
5. GST — applicable at 5% on under-construction residential property (explained in detail below).
6. Stamp duty and registration — payable at the time of conveyance deed execution, not during construction-linked payments.
7. Maintenance deposit — usually collected as an advance, covering the first year or two of upkeep.

When you request a cost sheet from M3M's sales team, insist on a line-by-line breakdown rather than a single lump-sum figure. A genuine cost sheet should let you trace every rupee back to one of the categories above. If a broker gives you only a final "all-inclusive" number without a breakdown, ask again — you need to know what's actually included before signing anything.

Sample Cost Sheet (Illustrative Example)

To make this concrete, here's a purely illustrative cost sheet for a hypothetical 4,200 sq. ft. unit at an assumed base rate of ₹30,000 per sq. ft. These numbers are for explanation only — they are not M3M's actual quoted price and should not be used for budgeting.

This example exists purely to show you how the components stack up — base price, PLC, EDC/IDC, GST, stamp duty, registration and maintenance deposit — not to predict what you'll actually pay. Always ask M3M's sales desk for a cost sheet specific to your shortlisted unit before treating any number as final.

Payment Plan

M3M has historically offered construction-linked and time-linked payment plans across its portfolio, and early information for Elie Saab points toward a staggered plan structured roughly as follows:

This 10:20:40:30-style structure is indicative and based on the plan pattern commonly seen on M3M's other Dwarka Expressway launches, alongside early information circulating on Elie Saab specifically. Confirm the exact milestone percentages and trigger conditions with the sales team, since these details are finalised at the cost sheet stage and can vary by tower or phase.

If you're taking a home loan, a construction-linked plan usually works better than a heavily front-loaded one, since your EMI or pre-EMI interest only kicks in as disbursements happen against actual construction progress.

Booking Amount

Booking amounts on ultra-luxury Gurgaon projects in this price bracket typically range from ₹50 lakh to ₹1 crore, sometimes structured as a flat token amount rather than a strict percentage. For a project starting at ₹14-15 crore plus, expect the initial booking cheque to sit somewhere in this range, though the exact figure should be confirmed directly, since it can vary by unit and current inventory status.

One practical note from experience: always get the booking receipt to clearly state that the amount is refundable (fully or partially, and under what conditions) until the formal Apartment Buyer Agreement is signed. Don't rely on a verbal assurance from a channel partner.

PLC Charges Explained

PLC, or Preferential Location Charge, is what developers add on top of the base price for a unit that has a locational advantage — a park-facing apartment, a corner unit, a lower or higher floor depending on demand, or proximity to the clubhouse.

At M3M Elie Saab, given the "single apartment per core" design being marketed for some units, PLC could apply meaningfully to units with unobstructed 360-degree views versus more standard layouts. Typical PLC in comparable Gurgaon luxury projects runs from 3% to 8% of the base price, though this varies unit by unit. Ask specifically whether the quoted price already includes PLC or excludes it — this single question avoids a lot of confusion later.

GST on M3M Elie Saab

This part is governed by central tax law, not by the developer, so it's one of the few numbers in this guide you can rely on with full confidence.

Under-construction residential property in India attracts 5% GST without input tax credit, applicable on the base sale price (this rate has applied to standard residential units since April 2019, and continues under the current structure). Affordable housing carries a lower 1% rate, but that category doesn't apply here given the price bracket of M3M Elie Saab.

GST is charged only until the project receives its Completion Certificate or Occupancy Certificate. Since M3M Elie Saab's possession is scheduled for around September 2032, GST will apply on every construction-linked instalment you pay between now and possession. Once the developer secures the completion certificate and you buy strictly ready-to-move inventory (unlikely at this stage, but worth knowing), no GST would apply — only stamp duty and registration.

EDC and IDC Charges

EDC (External Development Charges) and IDC (Infrastructure Development Charges) are statutory charges levied by the Haryana state government, collected by the developer on the government's behalf. These fund external infrastructure like roads, sewage lines and power connections that serve the broader sector, not just the specific project.

These charges are usually quoted as a fixed amount per sq. ft. and are separate from the base sale price and GST. They are non-negotiable and apply uniformly to eligible projects in the sector, so don't expect any discount on this line item regardless of how good a deal you negotiate on the base price.

Maintenance Charges

For a branded ultra-luxury project of this scale — a 75,000 sq. ft. clubhouse, extensive landscaped greens and 24x7 security across 336 low-density units — expect monthly maintenance to run notably higher than a typical Gurgaon high-rise. In comparable branded and ultra-luxury developments on Dwarka Expressway, monthly maintenance often falls in the ₹8 to ₹15 per sq. ft. range, though M3M has not published a confirmed figure for Elie Saab yet.

Most developers also collect an advance maintenance deposit at the time of possession, typically covering the first 12 to 24 months. Factor this into your possession-time budget separately from the property cost itself.

Registration and Stamp Duty Charges

Stamp duty and registration are state-level charges, entirely separate from GST, and they apply regardless of whether the property is under construction or ready to move in. In Haryana, current rates work out to:

Registration charges in Haryana are capped, generally settling around ₹50,000 for high-value transactions, rather than scaling linearly with property price.

To put this in perspective: on a ₹15 crore unit registered solely in a male buyer's name, stamp duty alone would work out to roughly ₹1.05 crore, plus the capped registration fee. This is a meaningful sum, and many high-net-worth buyers in Gurgaon register jointly with a spouse specifically to bring the rate down from 7% to 6% — worth discussing with your CA or lawyer before the conveyance deed is drawn up.

Home Loan Options

Most major banks and NBFCs — HDFC, ICICI, Axis, SBI and dedicated housing finance companies — offer loans for RERA-registered under-construction projects like M3M Elie Saab, provided the project has clean approvals, which it does.

A few practical points worth knowing:

• Loan-to-value (LTV) ratios usually cap around 75-80% of the property value for high-ticket luxury purchases, meaning you'll need a larger own-contribution than on a mid-segment home.
• Banks disburse construction-linked loans in tranches, matching the payment plan milestones, so your loan disbursement schedule should mirror the cost sheet's payment plan exactly.
• For loan amounts of this size, most lenders will want to see updated ITRs, a clear source-of-funds trail, and often a co-applicant, especially for self-employed buyers.

Given the ticket size, it's worth having a preliminary conversation with your relationship banker before booking, rather than after, so you know your actual eligible loan amount and aren't caught short at the next payment milestone.

Can You Negotiate on M3M Elie Saab Price?

Short answer: to some extent, yes — but not on the headline base price, at least not in early phases of a scarce, in-demand launch like this one. Here's what's realistically negotiable and what isn't.

Can I negotiate the base price?
On a new launch with limited inventory of 336 units, developers rarely cut the quoted per-sq-ft rate directly, especially in the first year after RERA registration. Where movement is possible is usually on payment terms — an extended payment schedule, or a small rebate for choosing a specific milestone-linked plan over another.

Is a broker discount possible?
Some channel partners share part of their brokerage commission back with the buyer, especially on high-ticket deals where the commission itself is substantial. This isn't guaranteed and depends entirely on the individual broker, but it's worth asking directly rather than assuming it doesn't happen.

Does the developer offer any discount?
Developers are more flexible on charges bundled around the base price than on the base price itself — waiving or reducing PLC for a specific unit, throwing in free car parking slots, or offering a marginally better floor at the same rate. Ask about these before asking for a flat price cut; you're more likely to get a yes.

Are festive offers available?
Luxury developers in Gurgaon, including M3M on past launches, have offered festive-season incentives — assured gold coins, waived GST on the developer's account for a limited period, or complimentary club memberships around Diwali or the financial year-end. If you're not in a hurry, timing your booking around a festive window can genuinely work in your favour. Ask your channel partner directly whether any such scheme is currently running.

The one thing to avoid: don't let a "limited period offer" push you into skipping due diligence on the cost sheet. A real discount is still worth verifying line by line before you sign.

Investment Value and ROI

Whether M3M Elie Saab makes sense as an investment depends heavily on your time horizon and what you're comparing it against.

The core investment thesis here rests on three things: a branded collaboration that's the first of its kind in India at this scale, an extremely low unit count (336 homes) creating built-in scarcity, and a location that benefits from the ongoing Dwarka Expressway and SCDA-zone infrastructure push, including proximity to IGI Airport Terminal 3 and the upcoming diplomatic enclave.

Against that, weigh the long gestation period — possession isn't expected until September 2032, which is roughly six years out from now. That's a long capital lock-in even by real estate standards, and it means your ROI calculation needs to account for opportunity cost over that entire period, not just the eventual appreciation.

Read the Complete Explained M3M Elie Saab ROI, Investment Guide & Capital Appreciation.

Capital Appreciation Outlook

Sector 111 has recorded double-digit annual price growth in recent years, and property data trackers have noted the area seeing roughly 10-12% year-on-year appreciation in recent cycles, driven largely by Dwarka Expressway infrastructure completion and airport-linked demand.

For a branded, low-density project like Elie Saab specifically, early listing data shows asking prices moving up sharply since launch — some trackers report the average quoted rate roughly doubling within a couple of quarters of launch. Take this with some caution: early post-launch price jumps on scarce inventory often reflect thin trading volumes and aggressive broker pricing rather than a stable, established secondary market. A more durable appreciation trend will only become visible two to three years into construction, once genuine resale transactions start happening at scale.

Rental Yield

Don't buy into M3M Elie Saab expecting strong rental yield — that's simply not what this category of asset is built for. Ultra-luxury branded residences in Gurgaon typically yield in the range of 2% to 4% annually, well below what you'd get from a mid-segment 2 or 3 BHK rental in the same city.

The appeal of this asset class is capital appreciation and prestige-linked scarcity value, not cash flow. If rental income is your primary goal, this is not the right product, and you'd be better served by a mid-segment high-rise closer to a commercial hub.

Resale Price Potential

Because the project is still several years from possession, there isn't yet an established resale market to point to with confidence. What you can reasonably expect: resale value in the secondary market for a project like this tends to track two factors closely — construction progress (buyers pay a premium once they can see the tower physically rising) and how tightly M3M controls the branded positioning over time.

Given the small unit count, resale liquidity could be a real consideration. With only 336 homes, there won't be a deep pool of comparable listings to benchmark against when you eventually want to sell, which can work in your favour (scarcity) or against you (fewer buyers actively shopping in this exact bracket) depending on market conditions at the time.

Price Comparison with Nearby Luxury Projects

Comparison figures for neighbouring projects are indicative market estimates and should be independently verified, as luxury project pricing changes frequently across all developers.

The clearest takeaway from this table: M3M Elie Saab is priced roughly double to triple its immediate neighbours in the same sector. That premium is the branded-designer positioning, the significantly lower unit density, and the "Billionaire's Block" marketing angle M3M is using for this specific pocket of Sector 111. Whether that premium is justified depends entirely on how much value you personally place on the Elie Saab brand association versus buying a comparably located, non-branded luxury home at roughly half the price.

Pros and Cons

Conclusion

The honest answer to "what is the M3M Elie Saab price" right now is: it starts somewhere around ₹14 crore for the entry-level 4 BHK, but the confirmed, unit-specific number depends entirely on tower, floor and current phase of sale — and that number is genuinely still moving as the project gathers pace.

If you're seriously considering this purchase, don't rely on a single broker's quote. Request the official cost sheet directly from M3M, ask for a floor-and-unit-specific PLC breakdown, and get your GST, stamp duty and maintenance numbers in writing before you sign the booking form. For a purchase at this ticket size, an hour spent verifying the fine print is worth far more than the hour it takes to book.

Whether M3M Elie Saab is the right buy for you ultimately comes down to how you weigh brand prestige and scarcity against the long capital lock-in and modest rental yield. Both are legitimate reasons to buy — or to walk away — and neither is wrong.