IREO Victory Valley Sector 67 Gurgaon — price, 3/4/5 BHK layouts & 2026 resale review
A verified 2026 guide to IREO Victory Valley in Sector 67 on Golf Course Extension Road — the current resale per-sq-ft band, 3 BHK, 4 BHK and 5 BHK layouts, amenities, HRERA / OC status, maintenance costs, and how the project compares with peers such as Ansal Esencia, ATS Kingston Heath and M3M Golfestate. Advised by Optimal Realty since 1996.
IREO Victory Valley in Sector 67, Gurgaon on Golf Course Extension Road resells at Rs 20,000 to Rs 28,000+ per sq ft in 2026 — approximately Rs 4.8 to 6.2 Cr for a 3 BHK (~2,400 sq ft), Rs 7.5 to 10.5 Cr for a 4 BHK (~3,700 to 4,250 sq ft) and Rs 12 to 20 Cr for a 5 BHK or duplex penthouse. The project is a delivered ready-to-move community (OC 2016) by IREO with low density, large average unit sizes and direct GCER frontage.
How much does an apartment at IREO Victory Valley Sector 67 cost in 2026?
A 3 BHK at IREO Victory Valley trades at Rs 4.8 to 6.2 Cr, a 4 BHK at Rs 7.5 to 10.5 Cr and a 5 BHK or duplex penthouse at Rs 12 to 20 Cr on resale in 2026, with per-sq-ft rates sitting in the Rs 20,000 to 28,000 band. Golf-corridor-facing stacks and fully fitted units pull closer to Rs 26,000 to 28,000+ psf, while bare-shell or lower-floor non-facing units floor-anchor the band at Rs 20,000 to 22,000 psf.
| Configuration | Super built-up | Total price band | Per sq ft |
|---|---|---|---|
| 3 BHK | Approx 2,400 sq ft | Rs 4.8 to 6.2 Cr | Rs 20,000 to 26,000 |
| 4 BHK | Approx 3,700 to 4,250 sq ft | Rs 7.5 to 10.5 Cr | Rs 20,000 to 26,000 |
| 5 BHK | Approx 5,500 to 6,200 sq ft | Rs 12 to 16 Cr | Rs 22,000 to 28,000 |
| 5 BHK duplex penthouse | Approx 6,500 to 7,200+ sq ft | Rs 14 to 20 Cr | Rs 22,000 to 28,000 |
Price bands aggregated across 99acres, Square Yards and off-market resale deals handled on the Golf Course Extension Road corridor by Optimal Realty during 2026. Verify every transaction on the Haryana Jamabandi portal before signing a token.
How has IREO Victory Valley appreciated since launch?
IREO Victory Valley has appreciated roughly 3 to 3.3 times since its 2010 pre-launch allocation to invited allottees. The project moved from Rs 6,500 to 8,500 psf at pre-launch to Rs 13,000 to 16,000 psf at 2016 occupation, held steady through 2019 to 2020, and has repriced sharply from 2022 onwards as the GCER corridor matured and the M3M Golfestate plus other peer launches lifted comparable rates across Sector 67.
| Year | Price band (per sq ft) | Market context |
|---|---|---|
| 2010 (launch) | Rs 6,500 to 8,500 per sq ft | IREO pre-launch allocation to invited allottees |
| 2013 to 2014 | Rs 10,000 to 12,500 per sq ft | Mid-construction primary + first wave of resale |
| 2016 (possession) | Rs 13,000 to 16,000 per sq ft | Occupation certificate and move-ins |
| 2019 to 2020 | Rs 14,000 to 18,000 per sq ft | Slow resale cycle pre-COVID |
| 2022 to 2024 | Rs 16,000 to 22,000 per sq ft | GCER corridor luxury repricing + M3M Golfestate launches lift peers |
| 2026 (current) | Rs 20,000 to 28,000+ per sq ft | Fitted / corridor-facing stacks command premium |
What configurations and sizes are available at IREO Victory Valley?
IREO Victory Valley offers four headline formats across its low-density tower cluster, with only two to three apartments per floor and private lift lobbies on the premium stacks. 3 BHK apartments are approximately 2,400 sq ft super built-up with three en-suite bedrooms, servant quarters and utility balcony. 4 BHK apartments run 3,700 to 4,250 sq ft, and 5 BHK apartments and duplex penthouses span 5,500 to 7,200+ sq ft with double-height living volumes and private terraces on the upper floors.
- 3 BHK: approximately 2,400 sq ft super built-up
- 4 BHK: 3,700 to 4,250 sq ft super built-up with en-suite master and servant quarters
- 5 BHK: 5,500 to 6,200 sq ft super built-up with family / media room
- 5 BHK duplex penthouse: 6,500 to 7,200+ sq ft with private terrace and double-height living
- Two to three apartments per floor with private lift lobby on premium stacks
- Delivery format: semi-fitted with imported marble, modular kitchen and VRV AC on larger stacks
- Carpet-to-super-built-up ratio: approximately 62 to 68 percent
- Covered parking: 2 to 3 bays per unit (varies by configuration)
Who is IREO and what is Victory Valley's possession status?
IREO (International Real Estate India) was co-founded in 2004 and became one of the earliest FDI-backed luxury developers in Gurgaon, with over USD 1.9 billion in capital commitments from international investors. The company is known for Grand Arch in Sector 58, Uptown in Sector 66, Skyon in Sector 60 and Victory Valley in Sector 67. Victory Valley received its occupation certificate in 2016 and is a delivered, ready-to-move community with resident families in occupation across all towers.
- Developer: IREO Private Limited (International Real Estate India), founded 2004
- Launch year: 2010
- Possession: 2016 (occupation certificate received)
- Status: Delivered, ready-to-move, resale market active
- HARERA: Delivered pre-full-HARERA-enforcement; buyers verify OC and CC with AOA
- Scale: Low-density tower cluster with 3 to 5 BHK + penthouse inventory
- Peer IREO projects on GCER / Sector 60-67: Grand Arch (Sector 58), Uptown (Sector 66), Skyon (Sector 60)
What amenities does IREO Victory Valley include?
IREO Victory Valley delivers a full ultra-luxury amenity set centred on a dedicated clubhouse — temperature-controlled swimming pool, fully equipped gym and spa, squash and badminton courts, kids' play zones, landscaped central greens with jogging trails, a business lounge and library, three-tier security with CCTV and biometric access, and dedicated covered parking with EV-ready bays. Interior finishes include imported marble flooring, modular European kitchens and VRV air conditioning on larger stacks.
- Central clubhouse with lounge and business centre
- Temperature-controlled swimming pool and kids' pool
- Fully equipped gym and spa
- Squash court, badminton court and indoor games
- Landscaped central greens with jogging and cycling trails
- Three-tier security with CCTV and biometric access
- Dedicated covered parking with EV-ready bays
- Library and residents' reading lounge
- VRV air conditioning on larger stacks
- Imported marble flooring in living and dining areas
- Modular European kitchens with chimney and hob
- Earthquake-resistant RCC frame to IS code
- 100 percent power backup via DG set redundancy
- Rainwater harvesting and sewage treatment plant
What is the GCER corridor advantage for IREO Victory Valley?
IREO Victory Valley sits in Sector 67 with direct frontage on Golf Course Extension Road (GCER) — the fastest-maturing luxury corridor in Gurgaon over the 2020 to 2026 cycle. The address delivers 2.5 km Rapid Metro Sector 55-56 access, a 15 to 20 minute drive to DLF Cyber Hub via GCER, 5 km to Medanta Hospital and roughly 25 to 27 km to Indira Gandhi International Airport. The GCER corridor also hosts the M3M Golfestate, Oberoi Realty's upcoming projects and Sector 66 Gurgaon's established inventory.
| Destination | Distance from IREO Victory Valley |
|---|---|
| Golf Course Extension Road frontage | Direct |
| Golf Course Road (southern end) | Approximately 3 to 4 km |
| Rapid Metro Sector 55-56 | Approximately 2.5 km |
| DLF Cyber Hub / Cyber City | Approximately 8 km (15 to 20 min via GCER) |
| Sohna Road junction | Approximately 2 km |
| NH-48 (Delhi-Jaipur Expressway) | Approximately 6 km |
| Medanta Hospital, Sector 38 | Approximately 5 km |
| The Shri Ram School, Aravali | Approximately 4 km |
| IGI Airport, Delhi | Approximately 25 to 27 km (35 to 50 min) |
What are the maintenance and ownership costs at IREO Victory Valley?
Monthly maintenance at IREO Victory Valley runs Rs 7 to Rs 10 per sq ft in 2026, which translates to Rs 18,000 to Rs 25,000 per month on a 3 BHK, Rs 28,000 to Rs 42,000 per month on a 4 BHK and Rs 45,000 to Rs 70,000 per month on a 5 BHK or penthouse. The charge covers 24x7 security and concierge, clubhouse, pool and gym, lift maintenance, landscaped common areas, backup power and water treatment. Interior fit-out on semi-fitted units typically runs Rs 2,500 to Rs 5,000 per sq ft on top of the purchase price.
| Cost item | Indicative value |
|---|---|
| Haryana stamp duty | 7 percent of transaction value (or circle rate, whichever is higher) |
| Registration charges | 1 percent of transaction value |
| Interior fit-out (if required) | Rs 2,500 to 5,000 per sq ft on semi-fitted units |
| Monthly maintenance | Rs 7 to Rs 10 per sq ft (Rs 18,000 to Rs 70,000 per month depending on size) |
| Club membership transfer | One-time fee as per IREO Victory Valley AOA charter |
| TDS (purchase > Rs 50 lakh) | 1 percent u/s 194-IA, deducted at source and deposited by buyer |
| IFMS corpus | One-time interest-free maintenance security on society transfer |
How does IREO Victory Valley compare to other Sector 67 luxury projects?
Sector 67 and the surrounding GCER pocket host a tight cluster of luxury communities — Ansal Esencia (villas and apartments), ATS Kingston Heath (3 and 4 BHK), M3M Golfestate (upcoming high-rise) and IREO Victory Valley. Victory Valley sits in the middle-to-upper band at Rs 20,000 to 28,000 psf, with the advantage of lower density, larger average unit sizes and a 10-year occupation history versus most new launches on the corridor.
| Metric | IREO Victory Valley | Ansal Esencia | ATS Kingston Heath | M3M Golfestate |
|---|---|---|---|---|
| Possession | 2016 | 2014 to 2018 (phased) | 2015 | 2027 (upcoming) |
| Configurations | 3 / 4 / 5 BHK + penthouse | 3 BHK villas + apartments | 3 / 4 BHK | 3 / 4 BHK + sky residence |
| Typical size (sq ft) | 2,400 to 7,200+ | 2,900 to 5,500 | 2,300 to 3,800 | 2,700 to 5,500 |
| Current ask (psf) | Rs 20,000 to 28,000 | Rs 15,000 to 22,000 | Rs 16,000 to 20,000 | Rs 24,000 to 30,000 |
| Delivery format | Semi-fitted | Semi-fitted | Semi-fitted | Fully fitted (branded) |
| Density | Low (2-3/floor) | Low (villas) + mid-rise | Mid-density | High-rise |
See the full Sector 67 Gurgaon locality guide for connectivity, infrastructure and the complete corridor view.
What should I verify before buying a resale at IREO Victory Valley?
IREO Victory Valley is a delivered project that received its occupation certificate before full HARERA enforcement on completed inventory. Buyers purchasing on resale should run a focused title and encumbrance diligence before any token payment — the OC and CC copies, the chain of allotment, the AOA maintenance NOC, and current Jamabandi status. We complete this diligence in-house on every mandate.
- Verify the Occupation Certificate (OC) and Completion Certificate (CC) copies issued by DTCP Haryana
- Request the full chain of allotment: IREO original allotment letter -> every intermediate sale deed -> current seller
- Obtain the IREO Victory Valley AOA / RWA maintenance NOC confirming zero dues on the specific unit
- Verify current ownership and encumbrance on the Haryana Jamabandi portal (jamabandi.nic.in)
- Confirm the IFMS (Interest Free Maintenance Security) corpus balance and transfer formalities
- Check club membership transfer fee and any one-time charges payable on resale
- Match the floor plan on the sale deed to physical inspection; walk the unit with an architect
- Verify society bye-laws, pet policy and interior fit-out approval process
- Confirm the sanctioned building plan and structural stability certificate are on file with the AOA
See the full HARERA / RERA verification guide and the Gurgaon stamp duty and registration guide for the complete compliance checklist.
Available IREO Victory Valley resale inventory right now
A snapshot of currently available Victory Valley resale options — verified, personally inspected and priced live from our rates panel. Most 4 and 5 BHK transactions in the project move off-market through established advisor channels; for the full pipeline including fitted units and corridor-facing stacks, speak to an advisor.
IREO Victory Valley has a tightly held resale market with roughly 15 to 25 transactions per year across the complex. Most 4 and 5 BHK deals move off-market before they reach public portals — we quietly handle this corridor and hold a verified pipeline of fitted and semi-fitted options, including corridor-facing stacks and duplex penthouses. Share your brief and we will circulate a shortlist within 24 hours, every unit title-verified and AOA-NOC-cleared.
Investment outlook: is IREO Victory Valley a good buy in 2026?
For buyers seeking a delivered, ready-to-move 3 to 5 BHK on Golf Course Extension Road with low-density living, IREO Victory Valley is one of the strongest options in Sector 67 at Rs 20,000 to 28,000 psf. The project trades at a 20 to 35 percent discount to similar-size apartments on Golf Course Road while offering comparable luxury specification. Rental yields hold at 2 to 2.5 percent gross on 3 BHK units — higher than most Golf Course Road peers — and resale velocity of 15 to 25 deals per year across the complex gives reasonable exit liquidity.
Bull case
- Delivered ready-to-move with 10-year occupation history
- 20-35 percent discount to Golf Course Road peers
- Direct GCER frontage on the fastest-maturing luxury corridor
- Low density: only two to three apartments per floor
- Rental yield 2 to 2.5 percent gross on 3 BHK
- M3M Golfestate and peer launches lifting Sector 67 peer rates
Watch-outs
- Semi-fitted delivery: interior fit-out adds Rs 2,500 to 5,000 psf
- Older vintage than most Sector 65-69 new launches (OC 2016)
- Resale velocity thin at the 5 BHK and penthouse end (6 to 10 deals / year)
- GCER traffic congestion during peak evening hours
- AOA / RWA governance can be slower than branded-residence pros
- Pre-HARERA delivery means buyers must verify OC manually
IREO Victory Valley Sector 67 Gurgaon · frequently asked
IREO Victory Valley in Sector 67, Gurgaon trades at Rs 20,000 to Rs 28,000 per sq ft on resale in 2026 - about Rs 4.8 to 6.2 Cr for a 3 BHK (approximately 2,400 sq ft), Rs 7.5 to 10.5 Cr for a 4 BHK (approximately 3,700 to 4,250 sq ft) and Rs 12 to 20 Cr for a 5 BHK or penthouse (approximately 5,500 to 7,200 sq ft). Golf-corridor-facing stacks and fully fitted units pull closer to the top of the band.
IREO Victory Valley offers 3 BHK, 4 BHK and 5 BHK apartments plus duplex penthouses across its low-density tower cluster. 3 BHK units are approximately 2,400 sq ft super built-up, 4 BHK units run 3,700 to 4,250 sq ft, and 5 BHK apartments and penthouses span 5,500 to 7,200+ sq ft. Every floor has only two or three apartments served by private lift lobbies, with servant quarters and utility rooms included across all layouts.
IREO Victory Valley sits in Sector 67, Gurgaon, with direct frontage on Golf Course Extension Road (GCER). The address is approximately 3 to 4 km from the southern end of Golf Course Road, 8 km from DLF Cyber Hub via GCER, 2.5 km from Rapid Metro Sector 55-56, and 25 to 27 km from Indira Gandhi International Airport. The project neighbours established GCER inventory from DLF, Oberoi Realty and Emaar.
IREO Victory Valley is developed by IREO (International Real Estate India), one of the earliest FDI-backed luxury developers in Gurgaon, co-founded in 2004 with investor Lalit Modi's backing and known for Grand Arch (Sector 58) and Uptown (Sector 66). Victory Valley received its occupation certificate and is a delivered, ready-to-move community with resident families in occupation across all towers.
IREO Victory Valley is a delivered project that received its occupation certificate before HARERA was fully enforced on completed inventory. Buyers purchasing on resale should verify the OC and completion certificate copies on file, confirm the IREO Victory Valley AOA / RWA maintenance NOC, and check the current title and encumbrance on the Haryana Jamabandi portal (jamabandi.nic.in) before signing any token.
IREO Victory Valley delivers a full ultra-luxury amenity set across its central clubhouse - temperature-controlled swimming pool, fully equipped gym and spa, squash and badminton courts, kids' play zones, landscaped central greens with jogging trails, business lounge, library, three-tier security with CCTV and biometric access, and dedicated covered parking. Interior finishes include imported marble flooring, modular kitchens and VRV air conditioning on larger stacks.
Monthly maintenance at IREO Victory Valley typically runs Rs 7 to Rs 10 per sq ft - about Rs 18,000 to Rs 25,000 per month for a 3 BHK, Rs 28,000 to Rs 42,000 per month for a 4 BHK and Rs 45,000 to Rs 70,000 per month for a 5 BHK or penthouse. The charge covers 24x7 security and concierge, clubhouse, pool and gym, lift maintenance, landscaped common areas and backup power. Electricity, HVAC consumption and interior upkeep are owner-borne.
Sector 67 and the surrounding GCER pocket host several luxury communities, including Ansal Esencia (3 BHK villas and apartments at Rs 15,000 to 22,000 psf), ATS Kingston Heath (Rs 16,000 to 20,000 psf) and the upcoming M3M Golfestate towers (Rs 24,000 to 30,000 psf). IREO Victory Valley sits in the middle-to-upper band at Rs 20,000 to 28,000 psf, with the advantage of lower density, larger average unit sizes and delivered occupation history versus most new launches on the corridor.
For buyers who want a delivered, ready-to-move 3 to 5 BHK on the Golf Course Extension Road corridor with low-density living, IREO Victory Valley is a credible choice at Rs 20,000 to 28,000 psf. The project trades at a 20 to 35 percent discount to Golf Course Road comparables while offering similar luxury specification. Rental yields hold at 2 to 2.5 percent gross on 3 BHK units, with resale velocity of roughly 15 to 25 deals per year across the complex.
Before any token payment, request the chain of allotment (IREO original allotment letter + every subsequent sale deed + current seller), the IREO Victory Valley AOA / RWA maintenance NOC confirming zero dues, the Occupation Certificate and Completion Certificate copies, verify current title and encumbrance on jamabandi.nic.in, confirm club membership transfer formalities, and have an architect physically inspect the apartment and match the sale deed floor plan.
Looking at a 3, 4 or 5 BHK resale at IREO Victory Valley?
Share your preferred configuration, floor, corridor-facing preference and budget band. We will circulate a verified shortlist within 24 hours — every unit title-verified, AOA-NOC-cleared and OC-checked before you walk in. Our GCER desk has handled Victory Valley resale continuously since first-wave resale in 2017.