A SHIELD FOR BUYERS: WHY REGULATIONS MATTER AROUND NH-8?
NH-8 (now largely NH-48) in Gurgaon is prime real estate territory. Because land is expensive and demand is high, many projects launch quickly, and marketing is aggressive.
In such a scenario, homebuyers face risks: delayed delivery, fund diversion, substandard construction, or legal irregularities.
That is where real estate regulations like RERA, DTCP enforcement, and local planning laws come in—they act as protective mechanisms to ensure buyers aren’t cheated.
RERA: THE CORE PROTECTION LAYER
The Real Estate (Regulation and Development) Act, 2016, is the central law for homebuyer protection in India.
Under RERA, every residential or commercial project above a specific size (e.g., 500 sq m or eight units) must register with the state regulatory body before it is marketed or sold.
For NH-8 corridor projects in Gurgaon, that means no fly-by-night launches without legal backing.
Once registered, a developer must deposit 70% of the amounts collected from buyers into a separate escrow account. That money can only be used for the construction of that particular project, preventing diversion to other ventures.
If a project is delayed, RERA gives the buyer legal rights to claim interest or compensation. Recently, Haryana RERA (HRERA) ordered builders to pay 11% interest on delayed possession. For example, in a Gurgaon case, a buyer was awarded ₹65 lakh compensation for a nine-year delay.
In a more recent case, HRERA directed Agrante Realty to pay 10.9% annual interest on delayed possession in its Gurgaon project. Such rulings reinforce the fact that even powerful developers must keep their promises.
LOCAL ENFORCEMENT: CLEARING ILLEGAL DEVELOPMENTS
Beyond RERA, local bodies such as the Department of Town and Country Planning (DTCP) and Gurugram Metropolitan Development Authority (GMDA) also play a role.
In recent months, unauthorised constructions around Gurgaon (including peripheries near NH-8) have been demolished to protect planned urban growth and discourage illegal colonies.
Authorities are also intensifying oversight: in some instances, the Haryana government has asked HRERA to fast-track grievance resolution and strengthen developer monitoring.
TRANSPARENCY MOVES: STOPPING PRE-LAUNCH TRICKS
A more recent regulatory measure in Gurgaon aims to stop premature “pre-launch” sales by developers. RERA now mandates a public notice in a newspaper when a project applies for registration, warning buyers that the project is not yet approved. This helps buyers avoid committing to projects without proper approvals or legal bases.
GAPS & CHALLENGES STILL REMAIN
Despite strong legal tools, enforcement is uneven. Some projects along NH-8 still face delays and buyer protests. For example, homebuyers of MRG Meridian, Sector 89, staged protests over delayed handover.
Also, in OSB Expressway Towers, Sector 109, HRERA had to step in and order the payment of interest after 8 years of delay.
Still, compared to a decade ago, the real estate environment around NH-8 is safer and more transparent, thanks to regulation.
WHAT A BUYER MUST DO?
- Always check the RERA registration number and verify it on the HRERA portal.
- Ensure the possession date and penalty clauses are clearly written.
- Ask that the escrow (70%) rule be followed.
- Keep track of project updates and file complaints early if delays or deviations occur.
- Verify local approvals, zoning, and whether construction is lawful (not unauthorised).
EMAAR SERENITY HILLS
Emaar Serenity Hills is a gated township located along NH-8 in Gurgaon, promising upscale living in a well-planned environment.
This project offers 3- and 4-BHK apartments in towers built over 25 acres, with 70% of the site devoted to landscaped lawns and open green spaces—creating a calm, low-density ambience seldom found in crowded Gurgaon sectors.
Emaar Serenity Hills comprises seven high-rise towers, each with a G+30 structure, totalling more than 900 residential units.
A standout feature is its massive 1 lakh sq ft clubhouse, designed to house modern amenities such as indoor and outdoor recreation, fitness centres, lounges, community halls, wellness zones, and spaces for social interaction — in line with a 5-star, new-age living vision.
Connectivity of Serenity Hills by Emaar India is a significant draw as Emaar Serenity Hills claims the fastest access to NH-48, Sohna Road, and Golf Course Extension Road. The site is just 5 minutes from Dwarka Expressway, 10 minutes from NH-48, and approximately 20 minutes from IGI Airport via efficient road links.
The mixture of generous green cover, scale, premium amenities, and strategic connectivity positions Emaar Serenity Hills NH 8 as a compelling choice for homebuyers seeking luxury yet grounded living in the Gurgaon NH-8 corridor.
CONCLUSION
In short, Regulations like RERA, backed by local enforcement, are actively shielding NH-8 homebuyers from many risks. But the strongest protection still comes from an informed buyer exercising diligence.
