Three Sixty North: The High Court Order, Explained

For a project that had, within days of its launch, drawn some of the largest booking numbers ever recorded for a single residential address in North India, the news of a court order landing on its doorstep was bound to travel fast. In early July 2026, word spread that the Punjab and Haryana High Court had intervened in the affairs of Three Sixty North, Oberoi Realty's debut project in Sector 58, Gurugram. For the thousands of families who had already reserved a home on Golf Course Extension Road, and for the many more still weighing the decision, the question was a simple one: was their investment safe?

The order itself, dated July 7, 2026, was narrower than the initial headlines suggested. The Punjab and Haryana High Court issued an order on July 7, 2026, concerning the Three Sixty North project, directing the Director of Town and Country Planning to resolve a complaint by Advance India Projects Limited by July 20, 2026. The complaint had been filed by a rival developer, Advance India Projects Limited (AIPL), and until the DTCP examined the matter, the court placed a temporary hold on one specific activity. Until the complaint is resolved, no new allotments or third-party rights can be created by the respondents.

What the order did not do is equally important. Oberoi Realty clarified that the Punjab and Haryana High Court's order on July 7, 2026, affects only new allotments in the Three Sixty North project, and that existing sales and construction remain unaffected, with no material impact on business operations. This distinction mattered enormously, given the scale of what was already on the books. On July 6, 2026, Oberoi Realty reported gross bookings of ₹8,109 crore for 'Three Sixty North', representing roughly half of its total revenue potential. That figure had been achieved on the back of a launch that followed months of anticipation and regulatory groundwork. This followed the June 2026 HRERA approval and the official launch on June 29.

The backdrop to the dispute lies in how development rights for the 14.8-acre Sector 58 parcel changed hands. AIPL's representation to the DTCP challenged the legitimacy of Oberoi Realty's position as developer on the licensed land, prompting the interim caution from the bench while the planning authority examined the paperwork. It is the kind of procedural friction that surfaces periodically in Gurugram's licensing history, where change-of-developer approvals and land-use disputes have, in the past, led to comparable status-quo directions from the same court on other colonies in the region.

The resolution, when it came, was swift and unambiguous. The Director, Town and Country Planning issued an order dated August 13, 2026, confirming the legality of Oberoi Realty's developer status and rejecting a representation filed by Advance India Projects Limited, a decision that effectively removes restrictions on further allotments and third-party rights for the project. The DTCP's reasoning was specific about the underlying licence. In an order dated August 13, 2026, the DTCP has ruled that the Licence No. 69 of 2025, along with the order dated June 17, 2025, approving the change of developer in favour of Oberoi Realty Ltd., are legally intact. Crucially, this also settled the fate of the court's interim curb. The DTCP's order states that the restriction imposed by the Hon'ble High Court on further allotments and the creation of third-party rights, as per the order dated July 7, 2026, has now ceased to be operative.

For buyers who had booked homes during the launch window, the practical upshot is reassuring. The ruling safeguards ₹8,109 crore in gross bookings secured by Oberoi Realty during the project launch phase. For those still in the process of finalising a purchase, fresh allotments can now proceed without the procedural pause that had briefly held up new bookings between early July and mid-August. Market watchers have read the episode as a routine, if high-profile, licensing dispute rather than a structural threat to the project. As one market update summarised it, while the Gurugram stay is a tactical setback, the scale of the initial bookings proves that the demand for the Oberoi brand is immense in North India.

It is worth remembering that Three Sixty North is not just another launch for Oberoi Realty; it is the company's first residential address outside the Mumbai Metropolitan Region in its history, and it draws its design language and market positioning from Three Sixty West in Worli — long considered one of India's most valuable residential addresses. Three Sixty North, also called Oberoi 360 North, is Oberoi Realty's debut residential project in North India, sitting on Golf Course Extension Road in Sector 58, Gurgaon, spread across roughly 14.8 acres. Given the stakes involved, both for the company's NCR ambitions and for the buyers who have already committed capital, the DTCP's clear-cut ruling removes a genuine overhang, even as the possibility of a further appeal by AIPL in a higher forum cannot be entirely ruled out. Prospective buyers evaluating the project today would do well to independently verify the current HRERA status of each tower before booking, as is prudent with any project working through its early regulatory milestones.