Forteasia Millionaire Residences
Premium Luxury Apartments · 3 BHK & 4 BHK · S+8
IMT Rohtak, Haryana
Base IRR
14.8%
TrueScore
74/100
Entry Price
₹1.02–1.18 Cr
Hold Period
5 Years
Verdict
Recommended
TrueScore
Recommended
Composite across 4 dimensions
Investment Action
If buying
Buy with confidence
IMT Rohtak address · luxury positioning · HRERA-clean · priced fair vs market avg
If you own it
Hold — no urgency to exit
Rohtak luxury segment appreciating; HSIIDC NOC progression is key gating event
ROI range · 5 yr
10.2% – 19.8%
Bear / Base / Bull IRR · annual
Key Metrics
Entry Price
3 BHK ₹1.02 Cr · 4 BHK ₹1.18 Cr · Confirmed pricing
₹1.02–1.18 Cr
3 BHK ₹1.02 Cr · 4 BHK ₹1.18 Cr · Confirmed pricing
Rental Yield Est.
IMT professional workforce · ₹18–25k/mo comparable
~2.5%
IMT professional workforce · ₹18–25k/mo comparable
Base IRR
Base IRR · 5-yr IMT Rohtak luxury
14.8%
Base IRR · 5-yr IMT Rohtak luxury
Registered Area
HRERA-confirmed
1.15 acres (4,650 sq m)
HRERA-confirmed
Total Plots
Including sub-phase
54 apartments
Including sub-phase
Exit Multiple
Base case · 5-yr hold
1.99×
Base case · 5-yr hold
Unit Inventory & Pricing
3 BHK
Area
1,852 sq ft
Listed Price
₹1.02 CrRate / sq ft
~₹5,508/sq ft
4 BHK
Area
2,141 sq ft
Listed Price
₹1.18 CrRate / sq ft
~₹5,511/sq ft
| Type | Saleable Area | Listed Price | Rate/sq ft |
|---|---|---|---|
| 3 BHK | 1,852 sq ft | ₹1.02 Cr | ~₹5,508/sq ft |
| 4 BHK | 2,141 sq ft | ₹1.18 Cr | ~₹5,511/sq ft |
Listed price (₹1.02–1.18 Cr) is at the lower end of area market avg (₹1.10–1.15 Cr). LandsZo AI rates it Fair — no overpricing risk. Comparable: Suncity Township ₹75L–1.69 Cr · Bohar IMT ~₹96L.
3-Scenario IRR · 5-Year Hold
Bear Case
10.2%
1.63× exit · 5 yr
· 6% annual appreciation
· Possession delayed to mid-2030
· No rental income assumed
· 2% registration + 1% misc costs
· Entry: ₹1.02 Cr (3BHK)
Base Case
14.8%
1.99× exit · 5 yr
· 10% appreciation + rental from yr 3
· Possession Jan 2030 on schedule
· IMT professional rental: ~₹18–22k/mo
· 2% registration cost
· Rohtak 8–12% guidance range
Bull Case
19.8%
2.49× exit · 5 yr
· 15% appreciation + strong rental
· Scarcity premium: only 54 units
· IMT Rohtak luxury demand surge
· Early possession 2029
· Rohtak luxury +8% MoM precedent
IRR projections are TrueYards estimates · Not guaranteed returns
Fair Value Estimate
Ask Price (Indicative)
Confirmed developer pricing — 3 BHK 1,852 sq ft · 4 BHK 2,141 sq ft
₹1.02–1.18 Cr
Confirmed developer pricing — 3 BHK 1,852 sq ft · 4 BHK 2,141 sq ft
TrueYards Fair Value
Area market avg ₹1.10–1.15 Cr — priced at lower end, rated Fair by LandsZo AI
Fair Entry
Area market avg ₹1.10–1.15 Cr — priced at lower end, rated Fair by LandsZo AI
Corridor Upside
Rohtak luxury segment appreciation in last 6 months (LandsZo AI)
+8%
Rohtak luxury segment appreciation in last 6 months (LandsZo AI)
Investment Thesis
Millionaire Residences is the only HRERA-registered luxury apartment project inside IMT Rohtak — an HSIIDC-allotted site with industrial model township infrastructure guarantees (HSIIDC is the NOC provider for all external services). 54 units across S+8 makes this ultra-low density. Priced at ₹1.02–1.18 Cr against a market avg of ₹1.10–1.15 Cr — fair entry in a rising market (Rohtak luxury prices +8% last 6 months). The risk is developer's first high-rise group housing project; their proven track record is in plotted development. NOC provider is HSIIDC (not a fragmented multi-agency risk like FIT) — single, government-guaranteed utility provider materially reduces infrastructure execution risk.
Location & Connectivity
IMT Rohtak (HSIIDC): India's established industrial model township in Rohtak. HSIIDC — Haryana State Industrial & Infrastructure Development Corporation — is the development authority. Institutionally planned roads, utilities, and infrastructure. Attracts automotive, manufacturing, IT companies. Adjacent workforce = built-in rental demand.
Livability Score · 10 factors · TrueYards estimate
Advantages & Considerations
Advantages
Considerations
Amenities & Infrastructure
Indoor swimming pool
Clubhouse level · full size
Kids' pool
Separate children's pool
Gymnasium
State-of-the-art · panoramic views
Landscaped gardens
Ground level · green spaces
Jogging track
Ground level · perimeter loop
Kids' play zone
Dedicated ground-level area
Yoga deck
Sky Deck · podium / rooftop
Rooftop garden
Sky Deck · serene green terrace
Sky walk
Elevated rooftop walkway
Barbecue space
Rooftop · community gatherings
Observatory decks
Panoramic views · rooftop
Water features
Ground level · seating areas
Indoor games
Clubhouse level
Cafeteria & lounge
Clubhouse · community space
Private seating areas
Podium level · multiple zones
Builder Profile
Forteasia Realty Pvt Ltd
Haryana-focused developer with 10+ RERA-registered projects and claimed 5.3M sq ft delivered. Specializes in DDJAY plotted developments across Rohtak and Bahadurgarh. Millionaire Residences is their first high-rise group housing project.
2011
Incorporated
10+
Projects launched
5.3M
Sq ft claimed delivered
0
RERA complaints
CA cert
No default in 5 years
2025
Times Realty Award winner
TrueYards Assessment
Due Diligence Notes
Directors: MD Sandeep Mangla · Ajay Mangla · Puneet Gupta · Authorized rep: Kapil Goyal. Project contact: Sudesh Kumar (+91 9649555541). CA non-default certificate attached. Balance sheets last 3 years submitted. Key caveat: This is the developer's first high-rise group housing project — all previous work is plotted DDJAY development. The HSIIDC institutional infrastructure framework partially mitigates construction-quality risk, but investors should verify construction progress at site visits.
Construction Specifications (HRERA Registered)
Flooring
Somany / Johnson tiles throughout
Sanitary fittings
Parryware — all bathrooms & kitchen
Windows & doors
UPVC frames with glass
Electrical fittings
Anchor brand wiring & fittings
Lifts
Johnson / Hybon — high-quality
Kitchen counter
Black granite with SS single bowl sink
External finish
Texture paint with glass & SS glazing
Water storage
Common RCC tank — full day capacity
Internal walls
OBD paint throughout
Wiring
Polycare & Anchor — full building
Competition · 5 Comparable Projects
Suncity Township
IMT Rohtak
Developer
Suncity
Type
Apartments
Price
₹75L–1.69 Cr
Distance
IMT Rohtak
Bohar IMT
IMT area Rohtak
Developer
Local developer
Type
Apartments
Price
~₹96L
Distance
IMT area
Arson The Morbagh
Sector 30A Rohtak
Developer
Arson
Type
Residential
Price
Not listed
Distance
Same sector
Forteasia Park View
Sector 2 Rohtak
Developer
Forteasia (same)
Type
Apartments
Price
₹71.28L–1.29 Cr
Distance
Sector 2
HL Group Residencies
IMT Sector-30B
Developer
HL Group
Type
Apartments
Price
Not listed
Distance
Adjacent sector
| Project | Developer | Type | Price | Distance | Impact |
|---|---|---|---|---|---|
Suncity Township IMT Rohtak | Suncity | Apartments | ₹75L–1.69 Cr | IMT Rohtak | High |
Bohar IMT IMT area Rohtak | Local developer | Apartments | ~₹96L | IMT area | Medium |
Arson The Morbagh Sector 30A Rohtak | Arson | Residential | Not listed | Same sector | Medium |
Forteasia Park View Sector 2 Rohtak | Forteasia (same) | Apartments | ₹71.28L–1.29 Cr | Sector 2 | Low |
HL Group Residencies IMT Sector-30B | HL Group | Apartments | Not listed | Adjacent sector | Low |
Key Risks & Mitigants
First high-rise project — plotted track record only
HighDeveloper has delivered 5.3M sq ft in plotted DDJAY colonies. Group housing (S+8 RCC frame, lifts, clubhouse, pool) requires different construction management. Mitigant: all plans fully approved; branded spec (Somany, Parryware, Johnson lifts) creates accountability.
Possession Jan 2030 — 4.5-year horizon required
MediumHRERA-registered completion: 27 January 2030. Quarterly infra spend schedule filed year-by-year — provides financial accountability. Investor must not need capital liquid before 2030.
HSIIDC NOCs pending for all 5 services
MediumRoads, water, electricity, sewage, and drainage NOCs all pending from HSIIDC. Key difference from FIT: HSIIDC is the single government authority obligated to provide all external services to the allotted site — structurally lower risk than multi-agency approvals.
Industrial area living — air quality & noise
Low–MedIMT Rohtak has active manufacturing units. Air quality concerns similar to Rohtak generally (NCR industrial belt). Tilyar Lake (5 min) provides green buffer. Project is on GH-4 plot (group housing zone), separated from heavy industry.
Resale liquidity for under-construction luxury
LowLuxury apartment resale in Rohtak is a thinner market than Delhi NCR. 54 units means a small secondary market. Mitigant: IMT Rohtak workforce creates rental demand; Rohtak luxury +8% last 6 months signals improving buyer depth.
Regulatory & Legal
HRERA registration
RERA-PKL-1657-2025
confirmedRERA submission date
20 March 2025
HRERA completion date
27 January 2030
confirmedProject address
Plot GH-4, Sector 30A, Phase-2, IMT Rohtak
Allotment letter
23 Feb 2024 — obtained
confirmedAgreement to sale
23 May 2024 — obtained
confirmedBuilding plan
Approved
confirmedFloor plans / Apt plans
All approved
confirmedEscrow bank
Indian Overseas Bank (IOB)
Escrow account
183602000000777 · IFSC IOBA0001836
NOC provider
HSIIDC (all 5 services) — pending
flaggedLitigation declared
None
cleanAlways pay into HRERA-registered IOB escrow account only (A/c 183602000000777, IFSC IOBA0001836, Branch SCO-63 Sector-46 Faridabad). Verify on haryanarera.gov.in before any transfer.
Investment FAQs
What makes Millionaire Residences different from other IMT Rohtak projects?
It is the only HRERA-registered luxury apartment project on an HSIIDC-allotted GH-4 plot inside IMT Rohtak — giving it institutional land backing, a clear single-authority NOC pipeline (HSIIDC), and only 54 units, making it ultra-low density. Competitors like Suncity Township are volume-play; Millionaire Residences is positioned as a premium, exclusive product.
What is the confirmed pricing and what does it include?
3 BHK (1,852 sq ft) at ₹1.02 Cr; 4 BHK (2,141 sq ft) at ₹1.18 Cr. Includes Somany/Johnson tiles, Parryware fittings, UPVC windows, Anchor electrical, black granite kitchen counter, and Johnson/Hybon lifts. Excludes: AC, CNG, WiFi, cupboards — these are at buyer's cost.
How is the HSIIDC NOC situation different from FIT?
FIT's NOCs come from multiple agencies (UHBVN, CGWA, HUDA, HSPCB, PWD). Millionaire Residences' NOCs all come from HSIIDC — one single government body that allotted the site and is contractually obligated to provide all external services. This is materially lower risk than multi-agency approvals.
What is the rental income potential?
IMT Rohtak houses manufacturing, automotive, and IT companies whose professional workforce needs quality housing. Comparable 3 BHK in IMT area commands ₹18,000–25,000/month. At base case entry (₹1.02 Cr), rental yield of ~2.1–2.9% per year — acceptable in a capital appreciation-led market.
What are the documents needed for booking?
Passport-size photo, PAN card, Aadhaar card, and booking amount. 70–75% bank loan available from leading banks. Always ensure allotment letter references HRERA-PKL-1657-2025.
Due Diligence Checklist
At a Glance
TrueYards deal analysis · Forteasia Millionaire Residences · IMT Rohtak · Analysis date: June 2026 · HRERA records confirmed via haryanarera.gov.in · Market data: LandsZo AI, 99acres, MagicBricks · IRR scenarios are TrueYards projections, not guaranteed returns · This analysis is not personalised investment advice. Conduct independent due diligence, site visits, and legal verification before committing capital.
Investment Summary
Direct transaction support provided