Majesta or Luxuria? Choosing your home at L&T Sector 86

Almost everyone who sees the L&T Sector 86 price list asks the same thing within a minute: is Luxuria worth the extra? It is a fair question. The gap between the two is real money, and the brochure will not answer it for you.

So let us do it properly. We will look at the size, the price, what you pay per square foot, what it does to your monthly EMI, and then the part that matters most: how your family will use the space.

First, the four homes in Phase 1

Phase 1 opens three towers. Two of them have 3 BHK homes and one has 4 BHK homes. Each size comes in two collections: Majesta, which is the standard plan, and Luxuria, which is the larger one.

• 3 BHK Majesta: about 2,500 sq.ft, from around ₹4.75 Cr
• 3 BHK Luxuria: about 2,700 sq.ft, from around ₹5.50 Cr
• 4 BHK Majesta: about 3,500 sq.ft, from around ₹7 Cr
• 4 BHK Luxuria: about 4,000 sq.ft, from around ₹8 Cr

These are starting prices from the L&T Sector 86 price list. Taxes, stamp duty, preferential location charges, parking and club charges come on top, and we will come back to those.

The 3 BHK: is 200 sq.ft worth ₹75 lakh?

On paper, this is where Majesta shines. The 3 BHK Majesta works out to about ₹19,000 per square foot. The Luxuria works out to about ₹20,400. You are paying a little more for every square foot when you step up, not just for more of them.

Put simply, the extra 200 or so square feet costs you around ₹75 lakh. That is a premium, and there is no point pretending otherwise.

But square feet are not abstract. Two hundred of them is roughly the size of a good bedroom. Think about what that could be in your life. A proper study, so the dining table stops being an office. A room for a parent who stays half the year. A play area that keeps the living room tidy. For some families that space gets used every single day, and then the premium starts to look very different.

At the 3 BHK level, Majesta is the sharper buy on price per sq.ft. Luxuria makes sense when you already know exactly what the extra room will be used for.

The 4 BHK: here the maths flips

The 4 BHK tells a different story. The Majesta is about 3,500 sq.ft from around ₹7 Cr. The Luxuria is about 4,000 sq.ft from around ₹8 Cr.

Both work out to about ₹20,000 per square foot. So the extra 500 square feet in Luxuria costs you the same rate as the rest of the home. You are not paying a premium for the bigger plan. You are just buying more of the same thing.

That changes the conversation. If you are already stretching to a 4 BHK, the question is no longer "is Luxuria overpriced?" It is simply "can I afford, and use, another 500 square feet?"

What the step up does to your monthly EMI

Headline prices can feel unreal at this level, so it helps to bring them down to a monthly number. Say you take a loan for 75% of the price, the most a bank can lend on a loan of this size, at 8.5% interest, over 20 years. These are only illustrations, and your bank will set the real terms.

• 3 BHK Majesta: an EMI of about ₹3.09 lakh a month
• 3 BHK Luxuria: about ₹3.58 lakh a month
• 4 BHK Majesta: about ₹4.56 lakh a month
• 4 BHK Luxuria: about ₹5.21 lakh a month

So moving from Majesta to Luxuria adds roughly ₹49,000 a month on the 3 BHK, and roughly ₹65,000 a month on the 4 BHK. Seen that way, the decision becomes easier to judge against your budget. Is that monthly amount comfortable for the next twenty years, even if your income has a lean patch? If the answer is a nervous yes, take the smaller home and sleep well.

Do not forget the costs that sit on top

The gap between the two collections can grow once you add the extras. Several charges are often worked out on the size of the home, so a bigger home can mean bigger charges too.

• GST on an under-construction home
• Stamp duty and registration when the home is transferred to you
• Preferential location charges for a better floor, view or corner
• Car parking and club membership
• Maintenance deposits, usually linked to the size of the home

Ask for a full cost sheet for both options before you decide. The honest comparison is the all-in number, not the starting price.

What you get either way

It is worth remembering how much is the same. Choosing Majesta does not mean settling for a lesser project.

Every home in Phase 1 gets a wide deck overlooking the central greens and extra room for storage and utility. You live in the same towers, designed by Hafeez Contractor, with interiors by Bobby Mukherji. You walk out to the same 10 acres of central greens and the same 5-acre water body, landscaped by WATG. You use the same L&T Sector 86 amenities, including about 60,000 sq.ft of clubs. And you share the same address, which in the end is what most of a home's value rests on.

Five buyers, five answers

Here is how we would think about it for a few families we often meet.

• A couple with one young child: the 3 BHK Majesta is usually plenty, and the money saved can go towards the interiors or school fees.
• A family where one or both parents work from home: the 3 BHK Luxuria earns its premium, because a real study changes daily life.
• A joint family, or parents who stay for long spells: look hard at the 4 BHK Majesta before the 3 BHK Luxuria. An extra bedroom often beats a slightly bigger 3 BHK.
• A family already set on a 4 BHK: the Luxuria is worth serious thought, since the extra 500 sq.ft comes at the same rate per sq.ft.
• Someone buying mainly as an investment: the smaller home in each size is generally easier to rent and resell, simply because more buyers can afford it.

Questions to ask before you choose

• Is the size quoted carpet area or super area, and what is the carpet area of each plan?
• Can I see the L&T Sector 86 floor plans for both collections, room by room?
• Which floors and facings are still available in each?
• How do the PLC, parking and club charges differ between the two?
• Is the price per sq.ft locked at the EOI stage, or can it change at allotment?

Sizes are the trickiest part. Until you know whether a number is carpet or super area, you cannot fairly compare these homes with any other project in Gurgaon.

Our honest take

If value per square foot is what you care about most, the 3 BHK Majesta is the smart pick in Phase 1. If you are buying a 4 BHK, the Luxuria is unusually fair, since you are not paying extra for the larger plan. Either way, L&T Sector 86 Gurgaon is worth a site visit before you decide.

Everything in between comes down to one question. Will you use the extra space every day, or just like knowing it is there? Answer that honestly, and the right collection usually picks itself.