Updated 4 October 2026.

In short: SPJ Farmhouse is SPJ Group's announced scheme at Sohna: about 37 acres, described as roughly 30 acres of one-acre farmhouse plots plus a five-star hotel. As of 4 October 2026 it has no Haryana RERA registration, no licence number in the public domain, no published price, no plot list and no village or khasra numbers. The only pages selling it are broker micro-sites, which say "RERA coming soon" and "price on request". So this page does three jobs: it sets out what is on record against what is being marketed, it explains the Haryana farmhouse rules the scheme will have to fit, and it lists what you should get in writing before you pay a rupee.

SPJ Farmhouse: what is on record and what is being marketed

Question	What is being said	What we could verify
Who	SPJ Group, Gurugram	The developer of SPJ Vedatam (registered) and of The Orion and Jain Farms (delivered)
Where	Sohna, south of Gurugram	No village, khasra or road named anywhere we could read
How big	37 acres	Marketing only
What it will be	About 30 acres of farmhouses of about 1 acre each, plus a five-star hotel on 5 to 7 acres	No layout, plot list or hotel operator published
Haryana RERA	"Coming soon"	No registration found on 4 October 2026
Licence or CLU	Nothing stated	No licence or change-of-land-use number found
Price	"On request"	The developer has not published a price

People search for it as "SPJ Sohna", "SPJ farmhouse" or "SPJ farm", and every broker page repeats the same three numbers: 37 acres, 30 acres of farmhouses, one acre each. Our SPJ Group projects page calls it an announcement, and that is still the right word.

What cannot be sold yet, and why it matters to you

A gated scheme that divides land into plots and sells them with shared roads, a gate and common services is a colony in Haryana's eyes. Developing one needs a licence from the Department of Town and Country Planning, and selling plots in it needs a registration with the Haryana Real Estate Regulatory Authority before any advertisement, booking or sale. Until both exist, nobody can lawfully take your money for a plot in it. An "expression of interest" cheque against an unregistered scheme gives you no plot number, no registered agreement, no escrow account and no completion date to enforce.

There is a second rule that bites on one-acre plots in particular. Under Section 7A of the Haryana Development and Regulation of Urban Areas Act, as amended in 2020, a sale deed for vacant land of less than one acre in a notified area cannot be registered without a no-objection certificate from the planning department. The limit used to be two kanals. One acre is 4,840 sq yd, so a "one-acre" plot that measures 4,700 sq yd on the ground is a sub-one-acre parcel, and if the village is notified the registry will want that certificate. Ask for the exact area of your plot in sq yd, not a round number.

Farmhouse rules in Haryana, and how a 37-acre scheme would have to be licensed

Haryana allows farmhouses in the agriculture zone of its development plans by two routes.

Route one: a single farmhouse on its own change of land use

Under the eco-friendly farmhouse policy the state approved in 2021, an owner can get change of land use for a farmhouse in the agriculture zone, beyond 500 metres of the town's urbanisable boundary. The minimum holding is one acre, with one dwelling unit. The main house may cover 8 per cent of the ground on a plot of one to two acres, which on one acre is about 324 sq m, or roughly 3,485 sq ft of footprint; above two acres the cap is 800 sq m of ground coverage. Rainwater harvesting, reuse of treated waste water, solar water heating and trees on at least 15 per cent of the land are conditions. So the Haryana 1 acre farm policy in one line: one acre is the floor, and it buys one house of modest footprint on a lot of garden.

Route two: a licensed low-density eco-friendly colony

A developer selling many farmhouses together uses the low-density eco-friendly colony policy. Its plots run from one acre to 2.5 acres, and the colony itself needs at least 25 acres in the hyper and high-potential zones, 15 in medium and 10 in low. Sohna sits in Gurugram district, so expect the 25-acre floor to apply; the licence will say. SPJ's roughly 30 acres of farmhouse land clears it.

What the 37 acres have to hold

Now the arithmetic. Take 5 to 7 acres for the hotel out of 37 and you have 30 to 32 acres for the farmhouses. A colony needs internal roads, a gate, services and open space as well as plots. If thirty plots really are a full acre each, that leaves between nothing and two acres for everything else, which does not fit a licensed layout. So one of three things will be true when the plan appears: the plots are a little under an acre each, there are fewer than thirty of them, or the roads come out of the hotel's land. Each changes what you buy, and the first brings Section 7A into play. The hotel is a separate matter: it is not a farmhouse, it will need its own permission, and you should know who owns it and whether farmhouse owners pay towards its roads, power or water.

What one-acre farmhouses in Sohna cost today

No SPJ price exists, so the benchmark is what farmhouse land for sale in Sohna is asked at today. These are listing asks, not deals.

What is on sale in Sohna	Asking price	Per sq yd
Gated farmhouse listings near the Vatika farms, cheapest end	About Rs 1.5 crore an acre	From about Rs 3,100
Semi-developed one-acre farmhouse in an older gated enclave such as Ansal Mughal Orchard Farms	Rs 2.75 crore to Rs 3.5 crore	About Rs 5,700 to Rs 7,200
Vatika farms near the Westin resort	Rs 4 crore to Rs 4.75 crore an acre	About Rs 8,300 to Rs 9,800
Premium one-acre plot in the same enclave	About Rs 4.8 crore	About Rs 9,900
Built farmhouse on 1.15 acres in the same enclave	About Rs 9 crore	About Rs 16,200, house included

So a farmhouse in Sohna for sale today runs from about Rs 1.5 crore to Rs 4.8 crore an acre of land, roughly Rs 3,100 to Rs 9,900 per sq yd, and a built house adds nearly as much again as the land: the 1 acre farm house price here is a land price plus a construction bill. When SPJ publishes a figure, divide it by the plot area in sq yd and set it against this table. Whether you search for a farmhouse in Sohna Road's belt or for farmhouse plots in Sohna Gurgaon more widely, these asks are the benchmark for any luxury farmhouse in Sohna, a new one with a hotel attached included. For a wider list of farm houses around Gurugram, with the 1 acre farmhouse Gurgaon market and the farm house price in Gurgaon by belt, see our farmhouses for sale in Gurgaon page and our plots in Sohna guide for the plotted colonies.

SPJ Group's real estate track record

SPJ Group is a Gurugram developer of about thirty years' standing, not one of the listed national builders, with interests in hospitality as well as property. Ramada Ajmer is its best-known hotel, which is at least relevant to a scheme built around one. What it has on the ground in Gurugram:

• SPJ Vedatam, Sector 14. The one registered project: a 4.15-acre mixed-use scheme with shops, a food court, a multiplex, offices and 138 three-bedroom homes, with completion recorded as June 2030. Our pages on Vedatam's commercial floors and its 3 BHK apartments work out the rates.

• The Orion, Golf Course Extension Road. Delivered 4 BHK homes of about 2,080 sq ft, now resale only.

• Jain Farms. Delivered: about 11 acres holding seven farmhouse plots. This is the most useful reference here, because it is a farmhouse enclave the group has already finished.

For SPJ group reviews that mean something, visit Jain Farms and The Orion and ask an owner how long handover took, how the roads, power and water were finished and who runs maintenance now. On a farmhouse scheme, that infrastructure is what you live with.

Pros and cons

Pros

• A gated one-acre farmhouse scheme in Sohna, a belt where buyers already pay Rs 2.75 to 4.8 crore an acre

• About 30 acres of plots clears the 25-acre floor for a licensed low-density colony

• The developer has a delivered farmhouse enclave, Jain Farms, you can visit

• A group with hotel experience, for a scheme sold around a hotel

Cons

• No HRERA registration, no licence and no change-of-land-use number on record

• No price, plot list, layout, village or khasra numbers published

• Thirty full-acre plots plus roads do not fit the 30 to 32 acres left after the hotel, so plot size or count will differ from the marketing

• No hotel operator, ownership or cost-sharing arrangement disclosed

• Only broker micro-sites describe the scheme

What to get in writing before you pay anything

1. The HRERA registration number. Look it up on haryanarera.gov.in under Gurugram. No number, no payment.

2. The licence or change-of-land-use number, and the policy it was issued under: a low-density eco-friendly colony, or something else. It decides plot size, coverage and what you may build.

3. The village and khasra numbers, and whether the land is in the agriculture zone of the Sohna plan. Ask too whether any part of it is restricted Aravalli or forest land, which is a live question for land around Sohna.

4. Your plot's exact area in sq yd, its own sale deed and mutation, and whether a Section 7A certificate will be needed at registration.

5. The hotel's owner and operator, and what, if anything, farmhouse owners pay towards it.

6. Water, power and the access road to the gate as they are today, not as drawn.

Our view

SPJ Farmhouse is worth watching and not yet worth paying for. The scale suits a licensed farmhouse colony, Sohna has a real market for acre plots, and the group has finished a farmhouse enclave before. But nothing here can be bought or checked today. When the HRERA number appears, read the certificate for the plot count and completion date, and divide the price by the plot area in sq yd. If you want a farmhouse in Sohna now, buy an existing one on its own papers. For other projects in the town see our Sohna projects page, and for how another developer's farmhouse launch is shaping up, our page on Signature Global's farmhouse villas.

Frequently asked questions

What is SPJ Farmhouse in Sohna?

SPJ Group's announced farmhouse scheme at Sohna, also searched as SPJ Sohna: about 37 acres, described as roughly 30 acres of one-acre farmhouse plots plus a five-star hotel. It has no registration, licence, plot list or price on record yet.

What is the SPJ Farmhouse price?

The developer has not published a price, and the broker pages say "price on request". For a benchmark, one-acre farmhouses and farmhouse land in Sohna are asked at about Rs 1.5 crore to Rs 4.8 crore an acre, or roughly Rs 3,100 to Rs 9,900 per sq yd, before any house is built.

Is SPJ Farmhouse RERA registered?

No. We found no Haryana RERA registration and no licence number for it on 4 October 2026. Until it is registered, plots in it cannot lawfully be advertised, booked or sold, so do not pay anything against it.

What are the farmhouse rules in Haryana?

A single farmhouse needs change of land use in the agriculture zone, beyond 500 metres of the urbanisable boundary, on at least one acre, with one house covering up to 8 per cent of a one-to-two-acre plot. A developer's farmhouse colony needs a low-density eco-friendly colony licence: plots of 1 to 2.5 acres on at least 25 acres in Gurugram's class of zone.

Is 1 acre enough for a farmhouse?

Yes, it is the minimum in Haryana. On one acre the main house can cover about 324 sq m, roughly 3,485 sq ft of footprint, with the rest kept as garden, trees and services. Above two acres the cap becomes 800 sq m of ground coverage, so a much larger house needs a much larger plot.

Is SPJ Farm the same as Jain Farms?

No. Jain Farms is SPJ Group's delivered farmhouse enclave, about 11 acres with seven plots, sold only on resale now. The Sohna scheme is a new, much larger announcement that has not been registered.

Is SPJ Group a reliable developer?

It is a mid-sized Gurugram developer with three delivered or registered projects to look at: Vedatam in Sector 14, The Orion and Jain Farms. Visit the delivered two and talk to owners about handover and upkeep before you judge a scheme that is not yet registered.

 

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