Ready to move · Sector 70A, Gurugram
Two towers, about 152 homes and some 90% open space on the Southern Peripheral Road. M3M's boutique Sector 70A project, delivered around 2018, runs from a 2 BHK to penthouse-scale 3 BHK residences.
Price list, floor plans, availability and the brochure — sent on WhatsApp.
Overview
The short answer
M3M Escala is a delivered, ready-to-move boutique apartment project by M3M India in Sector 70A, Gurugram, on the Southern Peripheral Road (SPR). About 152 homes sit in two G+20 towers on a site of roughly 3.3–3.5 acres. Units include a 2 BHK (1,475 sq. ft.), a 2 BHK + study (~1,600 sq. ft.), a 3 BHK + servant room (2,100 sq. ft.) and two penthouse-scale 3 BHK formats of 3,275 and 3,500 sq. ft. M3M's page shows H-RERA no. RC/REP/HARERA/GGM/843/575/2024/70. Indicative resale asks start near ₹2 Cr*.
Escala was one of M3M's earlier Gurugram launches, dated by brokers to around 2013, and homes were handed over around 2018. It was conceived as a boutique project rather than a mass-market complex: two towers, a limited number of homes and a landscape plan that M3M describes as 90% open and green. Channel-partner brochures credit the design to UK-based Upton-Hansen Architects.
Location explains much of its appeal. Sector 70A sits on the Southern Peripheral Road, one of south Gurugram's main connectors. M3M lists Sohna Road about 4.4 km away, the Delhi–Jaipur Expressway (NH-48) about 5.2 km and M3M IFC about 6.3 km, so commutes towards both Sohna Road and NH-48 stay manageable.
What sets Escala apart is its range at the top end. Besides a conventional 2 BHK and a 2 BHK + study, the project has a 2,100 sq. ft. 3 BHK with servant room and two penthouse-scale 3 BHK formats of 3,275 and 3,500 sq. ft. That gives a society of about 152 homes an unusually wide spread of sizes.
The HARERA number on M3M's page (RC/REP/HARERA/GGM/843/575/2024/70, dated 28.06.2024) is recent for a project handed over years earlier, so ask for both the registration certificate and the occupation certificate for your tower. If your budget sits below ₹2 Cr*, M3M Flora68 in Sector 68 is a lower-priced M3M option that still offers a 3 BHK, in a newer but smaller-format tower.
M3M India project page, broker price sheets and public listing data (2025–26)
Key highlights
Why Escala still draws buyers years after handover.
Escala was designed as a boutique development: two G+20 towers with roughly 152 apartments on about 3.3–3.5 acres. A low household count per lift core means quieter lobbies and a community where neighbours actually know each other.
M3M names panoramic Aravalli views as a headline feature, and its showcase living room is pitched on city views. What you see depends on tower, floor and facing, so check the view from the actual flat before you negotiate.
Five formats — 2 BHK, 2 BHK + study, 3 BHK + servant and two penthouse-scale 3 BHKs — let one society serve a young couple and a multi-generation family alike. Owners can move up a size without changing address.
M3M describes the site as 90% open and green, and brochures highlight traffic-free zones for children's safety. In practice, the central landscape is meant for walking and play rather than driving, which suits families with young children.
Sector 70A fronts the SPR, with Golf Course Extension Road a few minutes away per brokers. M3M puts the Delhi–Jaipur Expressway about 5.2 km and Sohna Road about 4.4 km from the project, covering both big south-Gurugram corridors.
M3M's glimpses of Escala show an elegant dining lounge for gatherings, a spacious living room and a formal entrance foyer. Brochures add a swimming pool, gym, jogging track, cricket pitch and a kids' zone to the list.
Price & configurations
Escala is fully delivered, so the figures below are resale asks from public listings. Rates per sq. ft. are broadly similar across 2 and 3 BHK homes, which makes the size you need the main budget driver.
Resale ranges cross-checked against Square Yards, PropertyMaster and ApartmentInGurgaon listings (indicative, 2025–26)
| Configuration | Super area | Indicative price* | Notes |
|---|---|---|---|
| 2 BHK | 1,475 sq. ft. | ₹2.0 – 2.25 Cr* | Most traded format |
| 2 BHK + Study | ~1,600–1,640 sq. ft. | ₹2.2 – 2.6 Cr* | Listed as 2.5 BHK on some portals |
| 3 BHK + Servant | 2,100 sq. ft. | ₹2.8 – 3.2 Cr* | Check the parking allotment |
| 3 BHK Penthouse | 3,275 – 3,500 sq. ft. | ₹4.3 – 4.8 Cr* | Few units; limited data |
*Indicative resale asks from public listings between mid-2025 and August 2026; the project's portal average was about ₹14,600 per sq. ft. in mid-2026. Not a developer offer. Penthouse pricing rests on very few data points. Stamp duty, transfer charges and maintenance deposits are extra. Request the latest M3M Escala price list.
The residences
Five layouts in two towers, each with a clear buyer in mind.
Launch price sheets list a 2 BHK at 1,475 sq. ft., a 2 BHK + study at 1,600 sq. ft., a 3 BHK + servant room at 2,100 sq. ft., a 3 BHK + store + servant at 3,275 sq. ft. and a 3 BHK + study + servant at 3,500 sq. ft. Resale portals sometimes show the study unit at 1,640–1,642 sq. ft., so confirm the figure on the conveyance deed.
At launch these homes were priced from about ₹91 lakh for the 2 BHK to about ₹2.17 Cr for the largest penthouse-scale unit, per brokers' archived sheets. Resale buyers now pay a little over twice those figures, in line with Gurugram's broader price run-up over the same period.
1,475–1,600 sq. ft. The study variant adds a work-from-home room without the jump to a 3 BHK budget; both let well in Sector 70A, at roughly ₹40,000–50,000 a month*.
The family home of the project: three bedrooms plus a servant room and generous living-dining space, at roughly ₹2.8–3.2 Cr* on resale.
3,275 and 3,500 sq. ft. formats with a store or study plus a servant room. Few exist and fewer are listed; they suit buyers who want space without golf-course pricing.
Unit sizes and launch prices from broker price sheets; resale figures from 2025–26 listings
Amenities
M3M's Escala glimpses show an elegant dining lounge, a spacious living space and a grand entrance foyer; channel-partner brochures fill in the rest.
Amenities compiled from M3M's project page and channel-partner brochures; confirm current operation with the maintenance office.
Location & connectivity
Escala's address on the Southern Peripheral Road puts it within easy reach of Sohna Road, Golf Course Extension Road and NH-48.
Schools: M3M lists St. Angel's Global School about 160 metres from the project, within walking distance for most families.
Roads: Sohna Road is about 4.4 km away and the Delhi–Jaipur Expressway (NH-48) about 5.2 km, per M3M, with Golf Course Extension Road a few minutes along the SPR.
Work & travel: M3M IFC is about 6.3 km away and the Lemon Tree Hotel on Sohna Road about 4.7 km. IGI Airport is roughly 32 km, and brokers put the Sector 55–56 Rapid Metro about 20 minutes by road.
Distances as published by M3M India, plus broker estimates for metro access; travel times vary with traffic.
Gallery
Official visuals from M3M India's Escala page: the project, its dining lounge, living space and foyer, and the connectivity map.
The investment case
The honest version: a mature, well-located boutique society that makes more sense to live in than to flip.
Launch-era sheets priced the 2 BHK near ₹91 lakh and the 3 BHK + servant near ₹1.3 Cr. Resale asks of ₹2.0–2.25 Cr* and ₹2.8–3.2 Cr* show how far the SPR corridor has come since the mid-2010s.
Portals show steady rental listings, roughly ₹40,000–50,000 a month* for smaller homes and up to ₹70,000* for furnished 3 BHKs. That is a gross yield in the 2–3% range, which cushions holding costs.
Escala's 3,275–3,500 sq. ft. homes are indicated at about ₹4.3–4.8 Cr*, well below the roughly ₹7.3–9 Cr* asked for a 3 BHK at M3M Golf Estate. For space-first buyers, that gap is the case for Escala.
A school next door, hotels and offices at M3M IFC, and the NH-48 and Sohna Road links are already in place around Sector 70A. You are buying into a neighbourhood that exists, not one that is promised.
The caveat
Escala is now around eight years old, so budget for interior refreshes and check the society's sinking fund and any pending special assessments. One portal shows per-sq.-ft. asks slipping over 2025–26, and penthouse data is thin. The recent HARERA registration date is unusual for a delivered project, so ask for the OC and registration papers for your tower.
M3M India launched Escala early in its growth, when the group was establishing itself in south Gurugram. Since then it has delivered golf-course communities such as M3M Golf Estate in Sector 65 and built commercial landmarks like M3M IFC on Golf Course Extension Road.
Escala shows a different side of the brand: a small, design-led project with an international architect and a limited number of homes. For resale buyers, the M3M name, an established maintenance set-up and a HARERA trail are what count; always verify the tower's OC and the seller's title chain before paying a token.
FAQs
Price, configurations, RERA, status, location and amenities, answered directly.
In Sector 70A, Gurugram, on the Southern Peripheral Road (SPR). M3M lists Sohna Road about 4.4 km, the Delhi–Jaipur Expressway about 5.2 km and IGI Airport about 32 km away.
Indicative 2025–26 resale asks: 2 BHK ₹2.0–2.25 Cr*, 2 BHK + study ₹2.2–2.6 Cr*, 3 BHK + servant ₹2.8–3.2 Cr* and penthouse-scale 3 BHKs around ₹4.3–4.8 Cr*.
2 BHK (1,475 sq. ft.), 2 BHK + study (~1,600 sq. ft.), 3 BHK + servant (2,100 sq. ft.) and 3 BHK penthouse-scale formats of 3,275 and 3,500 sq. ft., all super areas.
M3M's project page shows H-RERA Regn No. RC/REP/HARERA/GGM/843/575/2024/70, dated 28.06.2024. Verify it, and the OC for your tower, on haryanarera.gov.in before buying.
Yes. Escala is a delivered project; possession began around 2018, and resale homes are available for immediate move-in.
Two G+20 towers with about 152 apartments on roughly 3.3–3.5 acres, per listing portals and broker brochures.
A clubhouse with dining lounge, swimming pool, gym, jogging track, cricket pitch, kids' zone, theatre, spa and coffee shop, plus traffic-free green areas and multi-tier security.
Channel-partner brochures credit UK-based Upton-Hansen Architects with the design. M3M's own page focuses on the 90% open space and Aravalli views.
All sizes quoted here are super areas. Carpet area, the usable space inside the walls, is noticeably smaller, so compare listings on the carpet area stated in the conveyance deed.
Escala offers bigger homes and a more established setting on the SPR, from about ₹2 Cr*. Flora68 in Sector 68 is newer and cheaper to enter at about ₹1.6 Cr*, but tops out at a 1,635 sq. ft. 3 BHK.
M3M India, the Gurugram developer behind projects such as M3M Golf Estate and M3M IFC.
Call or WhatsApp +91 96674 44119 for current Escala listings, unit-wise asks and floor plans, including any penthouse-scale units.
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