Gulshan Empire, the Gulshan Group’s new project, reviewed.

In one paragraph

What Gulshan Empire actually is.

Gulshan Empire is a pre-launch 3 & 4 BHK + servant-room luxury project by Gulshan Empire Estate LLP — an entity of the Gulshan Group — at Plot GH-2B, Sector 1, Oak Wood Enclave, Wave City, Ghaziabad 201015. It is the group’s first Ghaziabad project after three decades on the Noida belt. Project RERA: UPRERAPRJ166511/05/2026 (as filed by the developer). 5.56 acres · 6 towers · G+31 · approx. 496–500 homes · no 2 BHK. Indicative pricing: 3 BHK + SR from ~₹1.98 Cr*, 4 BHK + SR from ~₹2.62 Cr* (~₹10,500/sq ft base; charges and GST extra). This page is Vidastu Developers’ independent buyer-advisory review. For the deepest coverage — itemized pricing, floor plans, RERA walkthrough, FAQ and blog — see gulshansempire.com, run by our sister brand Vidastu Advisory (an independent RERA-registered channel partner, not the developer’s official site).

Why we cover it

Why Vidastu features Gulshan Empire — our first Ghaziabad pick.

Our shortlist has so far lived on the Yamuna Expressway / Greater Noida corridor — Eldeco Echoes of Eden, Gaur Yamuna Expressway, SKA Destiny One. Gulshan Empire is the first Ghaziabad project to make the cut, for four reasons:

1. RERA filing is on record. UPRERAPRJ166511/05/2026 (as filed by the developer; promoter UP-RERA ID UPRERAPRM435155) — verifiable at up-rera.in. Many “new project Wave City” listings circulating online are EOI collections with no registration to point to; this one has a filing you can check.
2. A 35-year developer lineage entering a new corridor. The Gulshan Group (founded 1989, Gulshan Nagpal) built its record in Noida and Greater Noida West — Dynasty, Botnia, Ikebana, Bellina, One29. Gulshan Empire is the group’s Ghaziabad debut, and developers tend to defend their brand hardest on a debut.
3. Genuinely low density for the ticket. Approx. 496–500 homes on 5.56 acres with only two configurations — no studio/2 BHK mix. In a corridor where most launches push unit count, a two-config luxury slab is a deliberate positioning choice.
4. Wave City’s infrastructure is already real. The ~4,200-acre township (IGBC pre-certified Platinum) has operational schools (DPS Wave City among them), in-township retail, and direct NH-24 frontage. You are buying into infrastructure that exists, with Jewar-airport optionality on top.

The promoter, on record

Gulshan Group’s new project — what “Empire” actually is.

Searches for “Gulshan new project” and “Gulshan Group new project” in 2026 lead here: Gulshan Empire at Wave City, Ghaziabad. The promoter entity is Gulshan Empire Estate LLP (LLPIN ACF-3850, incorporated 7 Feb 2024), an entity of the Gulshan Group. Key verified facts:

Full sourced fact sheet with confidence labels: gulshansempire.com/facts.

The price

What is the Gulshan Empire price?

Gulshan Empire’s 3 BHK + Servant Room (2,075 sq ft) starts from ~₹1.98 Cr* and the 4 BHK + Servant Room (2,750 sq ft) from ~₹2.62 Cr*, at an indicative base of ~₹10,500/sq ft. There is no 2 BHK. *Indicative — confirm the current sheet: these are pre-launch figures, not RERA-published prices, and they move with the EOI window. Areas below are super/saleable, not carpet — always confirm RERA carpet area from the UP-RERA filing before booking.

*Indicative pre-launch figures, not RERA-published prices. Add PLC, floor-rise, parking, club and other charges, plus GST and UP stamp duty/registry for the all-in cost — the dated sheet with every rate comes from our desk on WhatsApp, in writing. Limited early-bird pricing on select units — request the current EOI rate.

What does the Gulshan Empire cost sheet actually contain?

The headline ₹1.98 Cr* is the base selling price and nothing else — eight further heads sit between it and the cheque you write. We are not going to publish rupee figures for those heads on a public page, because pre-launch charge schedules move and a stale number costs a buyer real money. What we can do is name every line so you know exactly what to ask the desk for, and so you can tell a complete sheet from a partial one.

Use it as a checklist. A cost sheet that names all nine heads with figures against each is a real one; a WhatsApp message with a single crore figure and no breakdown is a quote, not a cost sheet, and it is the commonest way corridor buyers get surprised at the agreement stage. Two heads deserve particular attention at Gulshan Empire specifically: floor-rise, because a G+31 tower has a long way to climb and the premium compounds every floor, and stamp duty, because it is charged on the agreement value rather than the base price, so it rises with everything above it. Ask for the sheet in writing, ask for it to be dated, and check it against the register before you pay anything.

Layouts

Are Gulshan Empire floor plans available?

Not as a public download — unit layouts for Gulshan Empire are shared by the sales desk in writing, on request, and we do not publish them here. What is on the record and quotable today is the shape of the offer: two configurations only, a 3 BHK + servant room at 2,075 sq ft saleable and a 4 BHK + servant room at 2,750 sq ft saleable, with no 2 BHK anywhere in the project, across six G+31 towers on a 5.56-acre site holding roughly 496 to 500 homes.

That distinction matters more than it might sound. A saleable area tells you what you are billed for; only the layout drawing tells you how that area is actually distributed — where the servant room sits relative to the kitchen, how much of the number is balcony, whether the third bedroom takes an external wall. At a pre-launch stage those drawings are still being finalised against the sanctioned plan, which is exactly why a project that hands out a “final” layout too early usually ends up handing out a second one later.

So when you ask us for plans, ask for three things in the same message: the layout for the configuration you want, the RERA carpet area stated on it, and the date the drawing was issued. Those three together are what let you compare Empire honestly against anything else you are weighing, and they are what our desk sends. Everything on this page about areas is saleable, not carpet — confirm carpet against the UP-RERA filing (UPRERAPRJ166511/05/2026) before you commit.

Verify before you pay

What is the Gulshan Empire RERA number?

Gulshan Empire’s RERA number is UPRERAPRJ166511/05/2026 (as filed by the developer, Gulshan Empire Estate LLP). Promoter UP-RERA ID: UPRERAPRM435155. Verify it on up-rera.in before any payment. This is a real, searchable registration — not a pending or EOI-only listing. The RERA-filed completion date is 12 February 2031; expected possession is December 2030 (tentative).

How to verify in 60 seconds: go to up-rera.in/projects → search “Gulshan Empire” or paste the registration number → confirm the promoter entity is Gulshan Empire Estate LLP and the address is Plot GH-2B, Sector 1, Oak Wood Enclave, Wave City, Ghaziabad. A step-by-step walkthrough with screenshots is at gulshansempire.com/gulshan-empire-rera/.

Never book a pre-launch property without confirming RERA registration yourself. The registration number is the minimum; also confirm the escrow account is live (RERA mandates 70% of receipts into an escrow).

Timeline

When is Gulshan Empire possession?

Expected possession is December 2030 (tentative); the RERA-filed completion date is 12 February 2031 under UPRERAPRJ166511/05/2026. At pre-launch stage, plan to the RERA filing — not verbal promises — since only the filed date carries delay-penalty protection under the RERA Act 2016.

Two practical implications. First, budget your horizon to early 2031: rental income or self-use begins only at possession, so Empire is a 5–7 year commitment from a 2026 booking. Second, track delivery through the UP-RERA portal’s quarterly progress reports rather than sales-office updates — escrow drawdowns (70% of receipts, milestone-certified) are the honest construction signal. If you need keys before 2030, see the buyer-fit table below and explore delivered availability instead.

Empire vs Dynasty

Gulshan Empire vs Gulshan Dynasty — the key differences.

Short answer: Gulshan Dynasty is a delivered IGBC Platinum-rated project in the Noida / Greater Noida West belt. Gulshan Empire is the Gulshan Group’s new pre-launch project — a different city (Ghaziabad, NH-24), a different stage, and a different buyer horizon. They share a developer brand; they are not competing with each other.

All Dynasty facts sourced from the existing page context — verify Dynasty RERA/details at up-rera.in. Vidastu advises on Empire; for Dynasty resale, ask Vidit for a referral.

What’s confirmed, what isn’t

Gulshan Empire amenities — what we know (and what to verify).

Gulshan Empire’s club and amenity schedule was not officially published on the UP-RERA portal at the time of this review. Vidastu does not publish unverified amenity lists — promises at pre-launch stage are not contractually binding until they appear in the RERA-registered plan. What to do:

• Check the RERA disclosure at up-rera.in under UPRERAPRJ166511/05/2026 — the filed plan must list all declared amenities.
• Request the developer brochure (which lists proposed amenities before RERA confirmation) via gulshansempire.com or Vidit directly.
• Cross-check: the 3 BHK RERA carpet is approx. 1,142 sq ft per the RERA mirror — a useful proxy for how generous the amenity allocation is likely to be relative to the unit size.

The township layer

Wave City Ghaziabad — the township context.

Wave City is a ~4,200-acre master-planned township on NH-24 (officially NH-9), the Delhi–Meerut Expressway corridor, and is IGBC pre-certified Platinum. For a buyer evaluating any new project in Wave City, the township layer matters as much as the project layer:

• Operational schools in-township: DPS Wave City and Hi-Tech World School, with several more CBSE options within ~1–4 km.
• Retail: in-township convenience (Wave Galleria, Dream Bazaar) with Pacific Mall ~6 km away.
• Healthcare: clinics and diagnostics in-township; full multi-specialty hospitals (Shivalik, Manipal, Yashoda) ~12–18 km on the Ghaziabad side.
• Mass transit: Delhi–Ghaziabad–Meerut Namo Bharat (RRTS) fully operational since Feb 2026 — nearest station Ghaziabad ~8–10 km; Delhi Metro Red Line terminus (Shaheed Sthal) also ~8–10 km. A “Dasna RRTS” stop is proposed only, on the separate Ghaziabad–Jewar corridor.

Deeper corridor analysis: the Wave City Ghaziabad guide at gulshansempire.com.

Location

Where exactly is Gulshan Empire?

Gulshan Empire is at Plot GH-2B, Sector 1, Oak Wood Enclave, Wave City, NH-24, Ghaziabad, UP 201015 — this is Ghaziabad, not Noida. The project sits inside the ~4,200-acre Wave City township with direct NH-24 (NH-9) / Delhi–Meerut Expressway frontage: 6 towers, G+31, approx. 496–500 homes on 5.56 acres. The distances below are measured from the Wave City gates.

Distances approximate, by road; expect ±2–3 km depending on the Wave City gate used. We state distances, not drive-time marketing claims.

The competitive field

Gulshan Empire vs the real Wave City field.

First, the rumour-control that buyers searching “new project Wave City” need: as of mid-2026, “M3M Wave City” and “Godrej Wave City” are not RERA-registered Ghaziabad projects — M3M has no Ghaziabad project on file, and “Jade County” belongs to the County Group. The real comparison set:

Gulshan Empire prices above the corridor average — that premium buys lower density, larger units, and the Gulshan brand. Whether that trade is worth it depends on your horizon; see the buyer-fit table below. Detailed head-to-heads: vs Gaur · vs SKA Divine · vs County Jade · the M3M rumour, checked.

Reading the layout

Vastu & engineering notes.

Vastu: official unit-level floor plans for Gulshan Empire had not been publicly released at the time of this review, so — unlike our Eldeco EOE page — we are not publishing a floor-plate Vastu verdict yet. General guidance for a 6-tower G+31 layout applies (prefer East/North-East-facing units; treat South-West-corner entries with care), and Shri Ravi Shankar Sharma, our co-founder and senior Vastu consultant, will review the official plates when released. For unit-specific guidance before EOI, book a Property Vaastu pre-purchase audit (₹10,999).

Engineering (Vidit Kaushik, Civil Engineer, BITS Pilani): at 5.56 acres / 6 towers / G+31 and ~89–90 homes per acre, Empire sits at the lower-density end of the corridor’s high-rise launches. The two-configuration slab (2,075 / 2,750 sq ft + SR) simplifies the structural grid and typically improves carpet-efficiency consistency across floors — verify the RERA-disclosed carpet ratio (the 3 BHK carpet is approx. 1,142 sq ft per the RERA mirror) before booking. RERA’s escrow regime (70% of receipts) applies as with every registered project.

Who it’s for

Buyer profile fit — who Empire is for, who it isn’t.

FAQ

Questions we get about Gulshan Empire.

Deeper reading

Gulshan Empire — deeper reading.

The dedicated resource site carries the deepest Gulshan Empire coverage available:

Buyer’s brief

Buying in Wave City, Ghaziabad?

UP-RERA agent UPRERAAGT000309/01/2026 · our sales desk advises & is a channel partner, not the developer · not investment advice · past performance is not a guarantee, values can fall · consult your CA/FEMA advisor.