Sector 109 in Gurugram carries one of the more unusual developer stories on the Dwarka Expressway. The commercial address here now branded Embassy One 09 did not begin life as an Embassy project on paper. It was originally launched as Indiabulls One 09, a six-acre, two-tower commercial development with offices, retail and multiplex space. The project carries RERA registration 298 of 2017 and was built by Indiabulls Builder across a 6-acre land parcel with 22 floors, and is divided into two towers with 469 units in total, including 215 office spaces, 224 retail spaces, 14 food and beverage spaces and 16 kiosks.
The asset changed hands through one of the larger consolidations in Indian real estate. In August 2020, the Board of Indiabulls Real Estate approved a merger of two Embassy Group entities, NAM Estates and Embassy One Commercial Property Developments, with the company, creating a listed platform with a launched and planned area totalling 80.8 million square feet across 53% commercial and 47% residential assets and 30 projects, with a geographical focus spanning Mumbai (MMR), the National Capital Region and Bengaluru. The combined entity was renamed Embassy Developments, co-headquartered in Mumbai and Bengaluru, and Jitendra Virwani and the Embassy promoter entities became the new promoters of the listed company. After a regulatory delay, the National Company Law Appellate Tribunal cleared the merger, which the Chandigarh bench of the NCLT had earlier blocked in May 2023. That transaction is the direct reason the Sector 109 asset today carries the Embassy name and appears on Embassy's own project pages as One 09 Gurugram, listed under Embassy's Delhi NCR commercial portfolio.
Embassy Group is an Indian real estate developer based in Bengaluru, established in 1993, and works across commercial, residential, hospitality, industrial warehouse spaces, services, retail and education. Under Chairman and Managing Director Jitu Virwani, who has led the group since 1993, the company has developed over 54 million square feet of commercial, residential, retail, hospitality, services, educational and industrial warehouse spaces and holds a land bank of over 1,000 acres across the country. As a pioneer in leasing office spaces and building integrated office parks, Embassy has delivered more than 41 million square feet of commercial properties, with an additional 72 million square feet under ongoing and future development. The group's better-known addresses include Embassy TechVillage, Embassy Manyata Business Park and Embassy GolfLinks, which collectively host leading global IT and Fortune 500 companies, alongside hospitality assets built with Four Seasons Hotel and Hilton as partners. Embassy is also known as India's first REIT sponsor, with 85 million square feet across commercial, luxury residential and hospitality since 1993, giving the Sector 109 asset a place within a portfolio that institutional investors already track through the listed REIT structure.
On Embassy's own project description, One 09 combines office spaces and retail outlets, offering three floors of retail spaces and offices starting from the second floor onwards in a multi-storey building. The project offers retail spaces, offices and a multiplex, positioned as NCR's business hub with premium office and retail spaces close to Delhi's IGI Airport. The commercial blocks are ready to move in with occupancy certificate received, while other blocks remain ongoing. For a buyer, this means an option to acquire in a project where part of the inventory is already operational rather than purely under construction.
Sector 109 sits on the section of Dwarka Expressway closest to the Delhi border, which shapes both its connectivity and its pricing. The operational section of the Dwarka Expressway connects the sector to NH-48, roughly a half-hour drive away, while Gurgaon Railway Station is about 4 km away and IGI Airport, roughly 20 km away, is reachable in 30 to 40 minutes. Dwarka Sector 21 metro station on the Blue and Orange lines is 20 to 25 minutes away, and that link is set to tighten further: the Blue Line extension from Dwarka Sector 21 to Kherki Daula, confirmed for 2026-27, will connect Dwarka Expressway directly to the Delhi Metro network. Residential activity around the sector has already drawn premium developers — Sector 109 is home to projects like Sobha City and International City, offering luxury homes near Delhi with expressway access that attracts elite buyers. On pricing, select sectors closer to Delhi, including 109, 110A and 112, have seen quoted prices cross ₹22,000 per square foot, reflecting growing appeal among luxury buyers, within a corridor where prices rose nearly 20% in 2025 alone and have roughly doubled compared to 2023. Forward projections stay constructive: emerging sectors such as 109 and 112 are expected to see 12 to 15% growth as infrastructure catches up.
Embassy One 09 is not a greenfield Embassy launch in the way its Bengaluru business parks or Devanahalli township are. It is an existing, largely operational commercial address that entered the Embassy fold through the Indiabulls Real Estate merger, giving Embassy a completed footprint in a Dwarka Expressway sector that institutional and retail capital already treats as one of the corridor's premium micro-markets. For a buyer evaluating commercial space in Sector 109, that combination — a ready or near-ready building, Embassy's balance-sheet scale as a REIT sponsor, and a location inside the sector drawing the corridor's higher price bands — is the practical takeaway rather than any single marketed amenity.