⚡Quick Summary
Project Highlights
- ✅ Premium 2.5 & 3 BHK apartments
- ✅ 75 acres integrated township
- ✅ India's first residential + industrial hybrid
- ✅ 50+ world-class amenities
- ✅ Prime Dwarka Expressway location
- ✅ RERA approved (GGM/650/382/2022/111)
Investment Snapshot
- 💰 Starting: ₹1.15 Cr onwards
- 📊 Price: ₹11,500 - ₹14,000/sq.ft
- 📈 Expected appreciation: 12-15% annually
- 🏗️ Possession: Dec 2026 - June 2028
- 🎯 Rental yield: 3.5-4.5% annually
Our Ratings
📑 Table of Contents
1. Project Overview
M3M International City Manesar is not just another residential project—it's India's first integrated township combining premium residential apartments with industrial plots. Spanning across 75 acres in Sector 104 & 106 Manesar, this ambitious project by M3M India represents a bold vision of holistic urban planning where living, working, and leisure seamlessly coexist.
The project offers 2.5 BHK and 3 BHK apartments ranging from 1,495 to 2,440 sq.ft, along with industrial plots sized between 100 to 250 sq.yd. This unique combination creates a self-sustaining ecosystem where residents can live close to their businesses or investment properties, reducing commute times and enhancing quality of life.
💡 Key Insight
The residential-industrial hybrid model is a game-changer for investors and business owners. You can purchase an industrial plot for your business and live in the same township, creating unprecedented convenience and work-life integration.
| Parameter | Details |
|---|---|
| Project Name | M3M International City (The Cosmos) |
| Developer | M3M India Limited |
| Location | Sector 104 & 106, Dwarka Expressway, Manesar, Gurugram |
| Total Area | 75 acres (30.35 hectares) |
| Configuration | 2.5 BHK, 3 BHK + Industrial Plots |
| Unit Sizes | 1,495 - 2,440 sq.ft (Residential) | 100-250 sq.yd (Industrial) |
| Price Range | ₹1.15 Cr - ₹3.4 Cr (Residential) | ₹45 Lakh - ₹1.2 Cr (Industrial) |
| RERA ID | GGM/650/382/2022/111 |
| Possession | Dec 2026 - June 2028 |
| Total Towers | 20+ towers (G+24 floors) |
2. Developer Background: M3M India
M3M India is a leading real estate developer with a strong track record spanning over two decades. Established in 2010, the company has delivered 12+ million sq.ft of premium residential, commercial, and retail spaces across North India.
✅ Credibility Indicators
- ✓Delivered 10,000+ residential units
- ✓Zero project cancellations
- ✓A+ credit rating by CRISIL
- ✓Timely possession track record
- ✓All projects RERA registered
- ✓Strong financial backing (debt-free)
🏆 Notable Projects
- •M3M Golfestate: 7.5M sq.ft township
- •M3M Urbana: Luxury residences Sector 67
- •M3M Cosmopolitan: Commercial hub Sector 66
- •M3M Broadway: High-street retail
- •M3M Corner Walk: Retail destination
⚠️ Important Note
While M3M has a solid track record, some past projects faced delays of 6-12 months. However, the company has significantly improved delivery timelines post-2018 and now maintains better project management practices. Always verify possession dates and construction progress before booking.
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3. Location & Connectivity Analysis
Location is the cornerstone of real estate value, and M3M International City scores high marks here. Situated on Dwarka Expressway (Northern Peripheral Road) in Manesar, the project enjoys excellent connectivity to Delhi, Gurugram, and major employment hubs.
| Destination | Distance | Travel Time |
|---|---|---|
| IGI Airport (T3) | 22 km | 35-40 mins |
| Dwarka Sector 21 Metro | 8 km | 15 mins |
| Cyber City, Gurugram | 18 km | 30-35 mins |
| Connaught Place, Delhi | 28 km | 45-50 mins |
| Manesar Industrial Area | 3 km | 5-7 mins |
| IMT Manesar | 5 km | 10 mins |
| NH-8 (Delhi-Jaipur Highway) | 6 km | 10-12 mins |
| KMP Expressway | 4 km | 8 mins |
| Diplomatic Enclave II | 12 km | 20 mins |
| Yashobhoomi Convention Centre | 10 km | 18 mins |
💡 Future Connectivity Boost
The upcoming Delhi-Jaipur Rapid Rail corridor and Diplomatic Enclave II will significantly enhance the area's connectivity and property values. The proposed Dwarka-Najafgarh-Gurgaon Metro extension will also improve last-mile connectivity.
4. Floor Plans & Configurations
M3M International City offers three thoughtfully designed configurations to cater to different family sizes and lifestyle needs. Each layout maximizes space utilization while ensuring privacy, natural light, and ventilation.
Type A: 2.5 BHK (1,495 sq.ft)
Room Breakdown
- • Master Bedroom (with attached bath)280 sq.ft
- • Bedroom 2 (with attached bath)240 sq.ft
- • Study/Guest Room120 sq.ft
- • Living + Dining380 sq.ft
- • Kitchen140 sq.ft
- • Balconies (2)180 sq.ft
- • Utility/Store60 sq.ft
- • Passage/Foyer95 sq.ft
Key Features
- ✓ Cross-ventilation design
- ✓ Large windows (floor-to-ceiling in living)
- ✓ Modular kitchen with breakfast counter
- ✓ Premium fixtures and fittings
- ✓ Separate servant room entrance
- ✓ Ample storage (built-in wardrobes)
- ✓ 3-side open balconies
- ✓ VRV air-conditioning provisions
Ideal For: Nuclear families (3-4 members), young professionals, first-time homebuyers
Price Range: ₹1.15 Cr - ₹1.35 Cr (₹11,500 - ₹12,200/sq.ft)
Type B: 3 BHK Standard (1,850 sq.ft)
Room Breakdown
- • Master Bedroom (with attached bath + walk-in)350 sq.ft
- • Bedroom 2 (with attached bath)280 sq.ft
- • Bedroom 3260 sq.ft
- • Living + Dining450 sq.ft
- • Kitchen + Utility170 sq.ft
- • Balconies (3)220 sq.ft
- • Common Bath + Powder Room80 sq.ft
- • Passage/Foyer40 sq.ft
Key Features
- ✓ 3-side open apartment
- ✓ Walk-in wardrobe in master bedroom
- ✓ Separate dry/wet kitchen option
- ✓ Private terrace option (top floors)
- ✓ Premium Italian marble flooring
- ✓ Smart home automation ready
- ✓ Separate servant quarter
- ✓ Spacious balconies with planters
Ideal For: Growing families (4-5 members), professionals with home office needs
Price Range: ₹1.85 Cr - ₹2.1 Cr (₹12,500 - ₹13,200/sq.ft)
Type C: 3 BHK Premium (2,440 sq.ft)
Room Breakdown
- • Master Suite (bath + walk-in + lounge)480 sq.ft
- • Bedroom 2 (with attached bath)320 sq.ft
- • Bedroom 3 (with attached bath)300 sq.ft
- • Living Room380 sq.ft
- • Separate Dining200 sq.ft
- • Kitchen + Utility + Pantry240 sq.ft
- • Study/Home Office140 sq.ft
- • Balconies (4) + Terrace380 sq.ft
Key Features
- ✓ Corner apartment with 4-side opening
- ✓ Private terrace garden (selected units)
- ✓ Luxury modular kitchen (imported fittings)
- ✓ Smart home automation included
- ✓ Jacuzzi in master bathroom
- ✓ Imported wooden flooring in bedrooms
- ✓ Designer false ceilings with cove lighting
- ✓ Dedicated servant room with bathroom
Ideal For: Large families (5-6 members), luxury seekers, high-net-worth individuals, investors
Price Range: ₹2.8 Cr - ₹3.4 Cr (₹13,500 - ₹14,000/sq.ft)
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5. Pricing Analysis (2025)
Pricing at M3M International City is competitive for the Dwarka Expressway corridor, especially considering the premium amenities and developer reputation. Here's a detailed breakdown of current pricing (as of January 2025):
| Configuration | Carpet Area | Price/Sq.Ft | Base Price | Total Cost* |
|---|---|---|---|---|
| 2.5 BHK | 1,495 sq.ft | ₹11,500 - ₹12,200 | ₹1.15 - ₹1.35 Cr | ₹1.35 - ₹1.55 Cr |
| 3 BHK Standard | 1,850 sq.ft | ₹12,500 - ₹13,200 | ₹1.85 - ₹2.1 Cr | ₹2.15 - ₹2.45 Cr |
| 3 BHK Premium | 2,440 sq.ft | ₹13,500 - ₹14,000 | ₹2.8 - ₹3.4 Cr | ₹3.3 - ₹4.0 Cr |
*Total cost includes: Base price + PLC (5-8%) + Car parking (₹8-12 lakh) + IFMS (₹2-3 lakh) + Club membership (₹3 lakh) + GST + Registration
💰 Sample Cost Breakdown (3 BHK Standard - 1,850 sq.ft)
📊 Price Comparison with Competitors (3 BHK)
| Project | Area | Price/Sq.Ft | Total Price | Value Rating |
|---|---|---|---|---|
| M3M International City | 1,850 sq.ft | ₹12,500-13,200 | ₹2.15-2.45 Cr | Good Value |
| Bestech Park View Grand Spa | 1,795 sq.ft | ₹11,800-12,500 | ₹2.0-2.25 Cr | Best Value |
| Shapoorji Pallonji Joyville | 1,820 sq.ft | ₹13,200-14,000 | ₹2.3-2.55 Cr | Premium |
| Godrej Aristrocrat | 1,800 sq.ft | ₹14,500-15,200 | ₹2.6-2.75 Cr | Expensive |
💡 Pricing Insight
M3M's pricing is positioned in the mid-premium segment, offering better amenities than Bestech but at a lower price than Shapoorji or Godrej. The unique industrial plot component adds extra value for investors and business owners.
6. Amenities & Facilities
M3M International City offers 50+ world-class amenities spread across 10 acres of landscaped greens. The project focuses on holistic living with facilities for fitness, recreation, sports, social gatherings, and children's development.
Sports & Fitness
- ✓ State-of-the-art gymnasium (10,000 sq.ft)
- ✓ Yoga & meditation pavilion
- ✓ Tennis court (synthetic surface)
- ✓ Badminton court (4 indoor courts)
- ✓ Basketball court (half court)
- ✓ Cricket practice nets
- ✓ Jogging/cycling track (2 km)
- ✓ Outdoor fitness stations
Recreation & Entertainment
- ✓ Clubhouse with party halls (20,000 sq.ft)
- ✓ Mini theater / amphitheater
- ✓ Library & reading lounge
- ✓ Indoor games room (TT, carrom, chess)
- ✓ Music & dance studio
- ✓ Art & craft studio
- ✓ Barbecue & picnic areas
- ✓ Senior citizen lounge
Swimming & Aquatics
- ✓ Olympic-size swimming pool
- ✓ Kids' splash pool with play features
- ✓ Jacuzzi & steam room
- ✓ Aqua gym
- ✓ Pool deck with loungers
- ✓ Changing rooms & lockers
- ✓ Poolside café
- ✓ Temperature-controlled water
Kids & Family
- ✓ Kids' play area (age-segregated zones)
- ✓ Adventure playground
- ✓ Daycare center
- ✓ Creche facilities
- ✓ Toddler pool
- ✓ Kids' activity center
- ✓ Sandpit & water play
- ✓ Family lawn areas
Wellness & Relaxation
- ✓ Spa & salon
- ✓ Massage & therapy rooms
- ✓ Reflexology path
- ✓ Meditation gardens
- ✓ Aromatherapy zones
- ✓ Sauna & steam room
- ✓ Zen gardens
- ✓ Walking trails through greenery
Business & Convenience
- ✓ Business center & co-working
- ✓ Conference rooms
- ✓ ATM & banking kiosk
- ✓ Mini-mart / convenience store
- ✓ Pharmacy
- ✓ Laundry & dry cleaning
- ✓ Courier & postal services
- ✓ Visitor parking (ample)
🏆 Unique Amenity Highlights
🌳 Green Coverage:
70% of total area is green and open spaces, ensuring fresh air and natural beauty.
🏢 Integrated Township:
Live and work in the same township with industrial plots available on-site.
🔒 24/7 Security:
3-tier security with CCTV surveillance, facial recognition, and trained guards.
♻️ Sustainability:
Rainwater harvesting, solar panels, sewage treatment plant, organic waste composting.
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Explore Industrial Plots7. Industrial Plots (Unique Feature)
This is where M3M International City truly stands apart from every other residential project in NCR. The project offers ready-to-build industrial plots ranging from 100 to 250 sq.yd, making it India's first integrated residential-industrial township.
🏭 Industrial Plot Details
Plot Specifications
- 📐 Sizes: 100, 150, 200, 250 sq.yd
- 💰 Pricing: ₹45,000 - ₹50,000/sq.yd
- 📋 Use: Manufacturing, assembly, packaging, storage
- ⚡ Power: 3-phase industrial connection
- 🚛 Access: Wide roads (60-80 ft) for heavy vehicles
- 📜 Approvals: All statutory clearances in place
Who Should Invest?
- ✓ Small & medium manufacturers
- ✓ E-commerce fulfillment centers
- ✓ Light engineering units
- ✓ Packaging & assembly businesses
- ✓ IT hardware assembly
- ✓ Logistics & warehousing
- ✓ Food processing units
- ✓ Investors seeking rental income
💡 Investment Advantage
The residential-industrial combination creates a unique value proposition:
- 1. Live-Work Integration: Own your business on a plot and live in the same township—zero commute!
- 2. Dual Asset Growth: Both residential and industrial assets appreciate simultaneously.
- 3. Rental Income: Industrial plots yield 6-8% annual rental returns vs. 3-4% for residential.
- 4. Business Growth: Easy expansion by acquiring adjacent plots.
- 5. Tax Benefits: Depreciation and business expense deductions on industrial property.
8. Investment Analysis & ROI
Real estate investment is not just about owning a property—it's about wealth creation. Let's analyze M3M International City from an investor's perspective, covering capital appreciation, rental yields, and exit strategies.
📈 Expected Capital Appreciation
| Year | Price/Sq.Ft | Appreciation % | Value (1,850 sq.ft) |
|---|---|---|---|
| 2025 (Current) | ₹12,500/sq.ft | Baseline | ₹2.31 Cr |
| 2026 | ₹13,500/sq.ft | +8% | ₹2.50 Cr (+₹19 L) |
| 2027 | ₹15,000/sq.ft | +11% | ₹2.78 Cr (+₹28 L) |
| 2028 (Possession) | ₹16,500/sq.ft | +10% | ₹3.05 Cr (+₹27 L) |
| Total Gain (3 years) | +32% | +₹74 Lakh |
*Projections based on historical data of Dwarka Expressway projects, infrastructure development (metro extension, diplomatic enclave), and demand-supply dynamics.
💵 Rental Yield Analysis (Post-Possession)
3 BHK Standard (1,850 sq.ft)
Industrial Plot (200 sq.yd)
🎯 Investment Recommendation
M3M International City offers moderate appreciation potential with average rental yields for residential units. However, the industrial plots provide superior returns (6% yield + higher appreciation).
Best Strategy: Consider buying one residential unit for personal use/rental + one industrial plot for higher returns. This diversified approach leverages both asset types.
9. Pros & Cons
✅ Pros
- ✓Unique Concept: India's first residential + industrial integrated township
- ✓Prime Location: Dwarka Expressway with excellent connectivity
- ✓Reputed Developer: M3M with 10,000+ delivered units
- ✓World-Class Amenities: 50+ amenities including spa, club, sports facilities
- ✓Large Units: Spacious apartments (1,495-2,440 sq.ft)
- ✓Investment Diversification: Option to invest in both residential & industrial
- ✓RERA Approved: Full legal compliance and transparency
- ✓Green Living: 70% open spaces with landscaping
- ✓Close to Employment: Manesar industrial hub, Cyber City proximity
- ✓Airport Access: 22 km to IGI Airport
⚠️ Cons
- ✗Metro Distance: Nearest metro is 8 km away (Dwarka Sector 21)
- ✗Under Construction: Possession in Dec 2026-June 2028 (2-3 years wait)
- ✗Rental Yield: Moderate 3.5% for residential (vs. 4-5% in Cyber City)
- ✗Industrial Proximity: Some may find industrial area too close for comfort
- ✗Limited Social Infrastructure: Schools/hospitals/malls need development
- ✗High Total Cost: Base price + PLC + parking = 20-25% extra
- ✗Past Delays: M3M has history of 6-12 month delays (pre-2018 projects)
- ✗Resale Liquidity: Manesar market is slower than Gurugram for resales
- ✗Construction Risk: Like all under-construction projects, completion risk exists
10. Who Should Buy?
This project is ideal for business owners, industrialists, investors seeking dual assets, and families wanting spacious living near employment hubs.
11. Comparison with Competitors
Detailed comparison with Bestech Park View, Shapoorji Joyville, and Godrej Aristocrat on location, pricing, amenities, and developer track record.
12. Legal & RERA Status
RERA ID: GGM/650/382/2022/111. All statutory approvals in place. Clear title, no legal disputes.
13. Construction Progress & Timeline
Currently 40% complete. Foundation and structure work ongoing. Expected possession Dec 2026 - June 2028 in phases.
14. Expert Verdict
🎯 Final Rating: 4.4/5 - RECOMMENDED
M3M International City is a well-conceived project that breaks the mold with its residential-industrial hybrid model. While it has some drawbacks like metro distance and moderate rental yields, the unique value proposition of owning both a home and industrial plot in the same township is unparalleled in NCR. The reputed developer, prime Dwarka Expressway location, and world-class amenities make it a solid choice for end-users and investors alike.
Buy / Hold / Avoid Matrix:
15. Frequently Asked Questions (FAQs)
Is M3M International City RERA approved?
Yes, the project is RERA registered with ID: GGM/650/382/2022/111. All statutory approvals are in place.
What is the possession timeline for M3M International City?
Possession is expected between December 2026 and June 2028 in phases. The project is currently 40% complete.
Can I buy both a residential apartment and industrial plot?
Yes! This is one of the unique features. You can purchase a residential unit for living and an industrial plot for your business or investment.
What is the distance to the nearest metro station?
The nearest metro station is Dwarka Sector 21 (Blue Line), approximately 8 km away. However, upcoming metro extensions may improve connectivity.
Is M3M a reliable developer?
M3M India has delivered 10,000+ units with zero project cancellations. They have a strong track record, though some pre-2018 projects faced 6-12 month delays.
What are the payment plans available?
M3M offers multiple payment plans including construction-linked plans (CLP) and possession-linked plans (PLP) with flexible installments.
Are there any hidden charges?
Besides the base price, expect PLC (5-8%), parking (₹8-12 lakh), IFMS (₹2-3 lakh), club membership (₹3 lakh), GST (5%), and registration charges.
What is the expected ROI for this project?
Capital appreciation of 12-15% annually is expected. Residential rental yields are 3.5-4%, while industrial plots can yield 6-8%.
Is bank loan available for this project?
Yes, all major banks and NBFCs provide home loans for M3M International City. Loan up to 80% of property value is available.
Can NRIs invest in this project?
Yes, NRIs can invest as per RBI and FEMA guidelines. NRI-specific payment plans and repatriation facilities are available.
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