Joint Development Deal
Ashiana Housing Signs Rs 1,300 Crore Senior Living JDA in Sector 78, Gurugram
Ashiana Housing Ltd has signed a Joint Development Agreement for a senior living project in Sector 78, Gurugram, with an estimated sales potential of Rs 1,300 crore. The deal was reported on 29 October 2026, and the project is still at the planning and approvals stage.
| Developer | Ashiana Housing Ltd, Delhi-based developer with a senior living focus |
|---|---|
| Agreement type | Joint Development Agreement (JDA) |
| Location | Sector 78, Gurugram, Haryana (National Capital Region) |
| Land area | About 4.41 acres |
| Saleable area | About 7.25 lakh sq ft |
| Estimated sales potential | Rs 1,300 crore (an estimate, not bookings or revenue) |
| Status as of 30 October 2026 | JDA signed; planning and government approvals to follow |
| Report date | 29 October 2026 |
What happened
Ashiana Housing Ltd has entered into a Joint Development Agreement for a senior living project in Sector 78, Gurugram. A business news report published on 29 October 2026 said the agreement was signed in late October 2026. The company has not yet announced its construction timeline.
The project is described as a specialised senior living development. It is the company's latest addition to its National Capital Region footprint.
Project scope
The site covers about 4.41 acres. The projected saleable area is about 7.25 lakh sq ft. The report gives an estimated sales potential of Rs 1,300 crore. This is a projection, not a measure of bookings or revenue.
- Land: about 4.41 acres
- Saleable area: about 7.25 lakh sq ft
- Estimated sales potential: Rs 1,300 crore
Pricing, unit mix, a project name and a RERA registration number are still to be announced. The report says the company is moving into planning and approvals after signing.
About the developer
Ashiana Housing Ltd was incorporated on 25 June 1986 as Ashiana Housing and Finance (India) Limited under the Companies Act, 1956. It changed its name to its present form in 2007. The company says it has worked in organised senior living since 2003.
Its senior living model combines residential apartments with care services through Continuing Care Retirement Communities (CCRCs). According to the company's management, senior living made up about 25% of revenue in FY26. Kid-centric homes made up about 50%, and normal residential projects made up the rest. The company aims for senior living to reach 50% of revenue by 2030.
Management says it aims to hold land inventory equal to five to seven times its annual execution plan. It prefers joint development agreements and financial co-investors over outright land purchases.
For FY26 (the year to 31 March 2026), the company reported a record booked sales value of Rs 2,421.47 crore. Booked sales in senior living reached Rs 570.15 crore, covering 569 units and about 7.37 lakh sq ft. In the second quarter of FY27 (July to September 2026), booking value was Rs 834.40 crore for 525 units. Year-to-date FY27 bookings stood at Rs 1,192.04 crore.
Recent deals and Gurugram projects
The Sector 78 agreement follows several other land moves by the company:
- February 2026: about 8.83 acres at Wavarle, Khalapur taluk, Raigad district, Maharashtra, for a senior living project with a saleable area of about 4.50 lakh sq ft. The transaction value was not included in the announcement.
- Q1 FY27 (April to June 2026): 28.55 acres in Pune for a senior living project with a sales potential of Rs 1,800 crore.
- July 2024: a development agreement on a revenue-sharing basis for about 8.60 acres in Bhankrota, Jaipur, with an estimated saleable area of 916,000 sq ft.
In Gurugram, the company launched Ashiana Amarah, a 22-acre kid-centric project in Sector 93, in October 2022. Average realisation in Q4 FY26 rose to Rs 11,566 per sq ft, helped by the launch of Ashiana Aaroham in Gurugram at Rs 15,291 per sq ft. Handovers have started for Gurugram projects. Delivery timelines for Amarah Phase 1 and Anmol Phase 3 were revised to Q2 FY27.
Location and access
Sector 78 lies near Shikohpur in New Gurugram. Indira Gandhi International Airport is about 29 km away via NH-48. Garhi Harsaru Junction is the nearest railway station, about 12 km away. The Dwarka Expressway corridor was reported as the top-performing residential micromarket in Gurugram in the first half of 2026.
The Department of Town and Country Planning has proposed acquiring about 1,150 acres to build 24-metre internal roads in Sectors 58 to 115 of Gurugram. No completion date for this work has been set.
Market context
National data from JLL and ASLI put organised senior housing stock at 25,050 units as of June 2026, growing at a compound rate of 14.2% since 2024. Penetration is about 1.5%. Occupancy at well-managed facilities is 80 to 85%.
A press report argues that Gurugram suits large integrated senior living communities better than Mumbai. It cites larger land parcels, proximity to the Delhi-NCR healthcare ecosystem, and a concentration of NRIs, HNIs and returning professionals. DLF is also expected to launch a senior living project in Gurugram in the coming months, with an estimated sales potential of about Rs 2,000 crore.
What it means for buyers and investors
For home buyers, there is no price band, unit mix, RERA registration number or possession date yet. Buyer-facing terms cannot be set until these are announced.
For investors, the report describes the project as a key future revenue driver within the niche senior living segment. The Rs 1,300 crore sales potential depends on timely government clearances, demand in the Gurugram retirement housing segment, and efficient execution of the JDA terms. The JDA's revenue-share or consideration terms have not been announced.
The report also says that large developers entering this category signals that senior living is moving into the mainstream.
What happens next
- Planning and government approvals follow the JDA signing.
- RERA registration is still awaited. Formal construction timelines are to be announced later.
- Future stock exchange filings are expected to disclose the launch date and any capital needed for construction.
No dates have been set for approvals, RERA filing, launch or possession.
Frequently asked questions
Has the Sector 78 senior living project been launched?
No. As of 30 October 2026, the company has signed a Joint Development Agreement for the site. Planning and government approvals come next, and the launch date has not been announced.
What does the Rs 1,300 crore figure represent?
It is an estimated sales potential reported for the project. It is not a measure of bookings, revenue or an agreed price.
What is a Joint Development Agreement?
A joint development agreement is a contract between a landowner and a developer to build on a site together. The terms vary by deal. For this project, the revenue-share or consideration terms have not been announced.
What is senior living in this context?
The company's model combines residential apartments with care services through Continuing Care Retirement Communities. Residents live in their own homes while care services are provided on the same campus.
Where is Sector 78 and how is it reached?
Sector 78 is near Shikohpur in New Gurugram. Indira Gandhi International Airport is about 29 km away via NH-48, and Garhi Harsaru Junction is about 12 km away.
Is the project RERA registered?
Not yet. RERA registration is still awaited, and the registration number has not been announced.