Table of Contents
- Windlass River Valley at a Glance
- Project Overview
- Windlass River Valley Price and Apartment Configurations
- Windlass River Valley Floor Plans and Carpet Area
- Windlass River Valley Total Cost and Additional Charges
- Windlass River Valley Location on Haridwar Road
- Amenities at Windlass River Valley
- Monthly Maintenance Charges and Living Costs at Windlass River Valley
- Windlass River Valley Reviews: What Buyers Should Know
- Is Windlass River Valley Suitable for Investment or Self-Living?
- Pros and Points to Weigh
- What to Check Before Buying a Flat in Windlass River Valley
- Considering Windlass River Valley? Compare It Once with Elixir Prana
- Final Thoughts
- FAQs
Last updated: October 24, 2026. Facts come from the developer’s website, a September 2026 credit rating report, RERA references listed on property portals and portal price listings. Each source is labelled where it matters.
Many buyers who search for Windlass River Valley Dehradun expect a plotted township. In reality, it is one of the largest apartment townships on Haridwar Road, with three completed phases and a premium phase still under construction. Because of this, you need to judge it as an apartment project. In this guide, I cover the phases, apartment sizes, price ranges, RERA details, total buying cost, location and amenities. I also share the checks I recommend before booking. Finally, I explain how a flat here compares with a plot if you are still deciding between the two.
Windlass River Valley at a Glance
| Point | Details |
|---|---|
| Developer | Windlass Developer Private Limited, Dehradun |
| Property type | Apartments, penthouses and sky villas in an integrated township |
| Township size | About 35 acres as per the developer (some portals list 38 acres) |
| Location | NH-72, Haridwar Road, Kuanwala / Harrawala, Dehradun |
| Completed phases | Ganga, Bhagirathi and Alaknanda, with 1,410 apartments delivered |
| Under construction | Kaveri (Phase 4) |
| Kaveri completion | Expected by March 2029, with first handovers expected from March 2027 |
| Price | Completed phases mostly on resale; Kaveri from about ₹1.06 crore on portals |
Project Overview
Windlass Developer Private Limited, a Dehradun-based company, builds Windlass River Valley and markets it as River Valley Township. The developer launched the township in June 2016 on NH-72 (Haridwar Road). It also describes the project as MDDA-approved and RERA-registered.
According to a September 2026 credit rating report by Brickwork Ratings, the first three phases had 1,410 apartments. In addition, the developer sold all of them and transferred them to buyers by FY26. After that, it launched the fourth phase, Kaveri, in May 2024.
Phase-Wise Project Status
| Phase | Configurations | Towers | Status | Handover or possession | Units |
|---|---|---|---|---|---|
| Phase 1: Ganga | 2 BHK (828 and 1,090 sq ft) | 4 towers, G+7 | Completed | Handover started in FY19 | 320 |
| Phase 2: Bhagirathi | 2 BHK (828 and 1,090 sq ft) | 4 towers, G+7 | Completed | Handover started in FY21 | 320 |
| Phase 3: Alaknanda | Studio, 1 to 4 BHK and penthouses | 10 towers, G+9 | Completed | Handover in FY23 and FY24 (Phases 3A and 3B) | 770 |
| Phase 4: Kaveri | 2 to 4.5 BHK and sky villas up to 6.5 BHK | 4 towers launched (K1, K2, K5, K6); K3, K4 and K7 yet to launch | Under construction, about 37% complete by March 2026 | Expected completion March 2029 | 350 launched, 265 more planned |
Sources: developer website for configurations, towers and unit counts; Brickwork Ratings report for handover years, construction progress and Phase 4 figures. However, the developer does not publish completion or occupancy certificate status for each tower online (unverified). Current availability is also unverified, although the report says the developer had sold 265 of the 350 launched Kaveri units by March 2026.
Kaveri Completion Date: Developer vs Rating Report
There is one point to note here. The developer’s website expects Kaveri completion in 2027. In contrast, the rating report gives March 2029 for the four launched towers, and it expects handovers of Towers K5 and K6 to start from March 2027. Therefore, ask the developer for the RERA possession date of your exact tower.
RERA Registration
The developer and the rating report both state that all completed and ongoing phases are RERA-registered. However, I could not confirm the phase-wise numbers on the official Uttarakhand RERA website. In addition, property portals do not agree on which number belongs to which phase. Here is what portals list:
- UKREP09170000038: listed as Phase 1 on every portal I checked
- UKREP09170000039: listed as Phase 2
- UKREP09170000041 and UKREP09170000045: listed as Phase 3 and Phase 4, but portals swap them
- UKREP06210000377: listed against Kaveri on some portals and as Phase 3B on another
Before booking, search your exact tower on the Uttarakhand RERA portal and make sure the number on your agreement matches it. This matters because each registration carries its own possession date.
Windlass River Valley Price and Apartment Configurations
Prices here depend on the phase, tower, floor, view, unit size and payment plan. They also depend on whether you buy new from the developer or resale from an owner. However, the developer does not publish prices online and asks buyers to request pricing.
Windlass River Valley Resale Flat Prices
As per the rating report, the developer has sold every unit in Ganga, Bhagirathi and Alaknanda. As a result, these homes now come mainly through resale. The table below shows older configuration-wise portal data across the completed phases. Since each owner sets the resale price, treat these figures as indicative only. Also, portal sizes do not always match the sizes the developer publishes in the floor plan section below, so confirm the size of your exact unit.
| Configuration | Size | Listed price range (portal data) |
|---|---|---|
| 1 BHK | 575 to 650 sq ft | ₹25.59 lakh to ₹28.92 lakh |
| 2 BHK | 828 to 1,090 sq ft | ₹37.67 lakh to ₹49.60 lakh |
| 3 BHK | 1,200 to 1,875 sq ft | ₹53.40 lakh to ₹83.44 lakh |
| 4 BHK | 2,660 to 3,225 sq ft | ₹1.15 crore to ₹1.45 crore |
For example, another portal lists Ganga 2 BHK units between ₹48 lakh and ₹67 lakh, which shows how much resale figures can differ.
Kaveri Phase Price: New Booking from the Developer
At present, the developer sells new units only in the Kaveri phase. Portal listings show units from about ₹1.06 crore, going up to about ₹8.7 crore for the largest sky villas. However, I have not calculated a price per sq ft, because reliable unit-level data is not available.
Price check date: October 24, 2026. Sources: 99acres, Gharpe and eUttaranchal listings. These are not an official price list, so ask the developer for the current price sheet.
Windlass River Valley Floor Plans and Carpet Area
Before you compare sizes, it helps to know two terms. First, carpet area is the usable floor area inside your walls. Second, super built-up area adds your share of walls, lobbies, lifts, stairs and other common spaces, so it is always larger. In addition, under RERA, the agreement for sale must state the carpet area of your unit.
The developer publishes the sizes below, but it does not say whether they are carpet or super built-up areas. For this reason, I have not estimated carpet areas, and I suggest you ask for the carpet area of your exact unit in writing.
Kaveri Floor Plans
| Unit type | Size (as published) | Layout highlights |
|---|---|---|
| 2 BHK | 1,350 sq ft | 2 bedrooms, 2 toilets, 2 balconies |
| 2.5 BHK | 1,500 sq ft | 2 bedrooms plus study, puja space, 2 toilets, 2 balconies |
| 3 BHK Type 1 | 1,850 sq ft | Master bedroom with dressing area, 3 toilets, 1 balcony |
| 3 BHK Type 2 | 2,100 sq ft | Home office or servant room, 4 toilets, wraparound balcony |
| 3.5 BHK | 2,500 sq ft | Study, servant room, store, puja space, 4 toilets, 2 balconies |
| 4 BHK | 3,150 sq ft | Home office or servant room, dining lounge, 5 toilets |
| 4.5 BHK | 3,600 sq ft | Study, lounge, servant room, 6 toilets, 2 balconies |
| 4 BHK Sky Villa | 4,200 sq ft over two levels | Private elevator, 605 sq ft terrace with lap pool |
| 6.5 BHK Sky Villa | 8,100 sq ft | 1,290 sq ft terrace with lap pool, private elevator, 9 toilets |
Alaknanda Floor Plans
Alaknanda has 1 BHK units of 650 and 700 sq ft, 2 BHK units of 850, 900 and 1,000 sq ft, and 3 BHK units of 1,200, 1,425 and 2,150 sq ft. It also has a 2,975 sq ft 3 BHK penthouse with a roof terrace and a 4 BHK layout whose size the website does not list. Besides these, portals list studio units of about 435 sq ft.
Ganga and Bhagirathi Floor Plans
Both phases have 2 BHK homes of 828 and 1,090 sq ft. In both, each home has two bedrooms, two bathrooms, a living room, a dining area, a kitchen and balconies.
You can view the full floor plan images on the official Windlass Developer website.
Windlass River Valley Total Cost and Additional Charges
The advertised price is usually the base price only. In fact, your final cost can be noticeably higher once you add other charges. Since the developer has not published a cost sheet online, I cannot give a reliable example calculation. Instead, ask for a written cost sheet for your exact unit that lists:
- Basic price, and whether the developer charges it on carpet or super built-up area
- Preferential location charges for floor, view or corner units
- Parking charges for car and two-wheeler slots
- Club membership and any facility charges
- Advance maintenance deposit and the monthly maintenance rate
- Power backup, piped gas and utility connection charges
- GST: at present, 5% on under-construction homes outside the affordable category and 1% on affordable housing, with no GST on completed units that have a completion certificate. Confirm the current rate with your CA.
- Stamp duty and registration in Uttarakhand, which depend on the buyer and the property value
- For resale: brokerage, society transfer charges and any pending dues of the seller
In short, when you compare projects, compare the total of this sheet, not the base price.
Windlass River Valley Location on Haridwar Road
Windlass River Valley sits on NH-72 (Haridwar Road) at Kuanwala, near Harrawala in Dehradun. This highway links Dehradun with Doiwala, Jolly Grant, Rishikesh and Haridwar. As a result, the township is on the airport side of the city rather than inside the old city.
The developer publishes travel times, not road distances:
| Destination | Travel time claimed by the developer |
|---|---|
| Harrawala Railway Station | 5 minutes |
| Jolly Grant Airport | 15 minutes |
| ISBT Dehradun | 15 to 20 minutes |
| Clock Tower (Ghanta Ghar) | 20 minutes |
| Haridwar | 40 minutes |
| Rishikesh | 40 minutes |
| Mussoorie | 40 minutes |
However, these are developer claims. I could not verify road distances, and actual driving times change a lot with traffic, especially on city roads and hill roads. Therefore, I recommend checking each route on Google Maps at the time you would actually travel.
Nearby Schools, Hospitals and Shopping
For daily needs, the township has its own store, pharmacy and café. In addition, portals list Pacific Mall and Centrio Mall, Scholars Home School, and hospitals such as Kalhan Hospital and Nanda Hospital among nearby facilities. However, most offices and government departments are in the main city, so test your daily commute before you decide.
Amenities at Windlass River Valley
I have split the amenities by status, because a facility on a brochure is not the same as one you can use today.
Operational Amenities
The developer lists these as available to residents:
- Swimming pools, a tennis court, a football ground and kids’ play areas
- Jogging track, yoga lawns, meditation spaces and a central park
- Valley Mart daily needs store, café, pharmacy, salon, laundry and home delivery
- 24/7 security with CCTV and MyGate visitor entry
- Piped cooking gas, fibre-to-the-home internet and smart electricity and gas meters
- Power backup, water treatment plant, sewage treatment plant, rainwater harvesting and EV charging
- Covered basement parking in Alaknanda
- Windlass Golden Club for senior residents
Under-Development Amenities
The developer promises Kaveri buyers private amenities, which it is building along with the towers. For example, these include a double-height lobby, an elevated skywalk, private infinity pools, a pet area, rooftop dining and a space for private celebrations.
Planned Amenities
The developer markets a shopping mall with a 6-screen multiplex, an English medium school, a multi-speciality hospital, the Gymkhana Club and a 5-star hotel. The September 2026 rating report, however, describes the 225-key hotel and the 340-bed hospital as assets still to be built, with commercial agreements not yet concluded. It also notes that the Gymkhana Club company is not yet operational.
Moreover, some developer pages describe the hospital and mall as part of daily township life. In my assessment, it is therefore safest to treat all five as planned until you see them running.
So, during a site visit, I recommend checking pool and club access, any usage charges, and the actual status of the mall, school and hospital.
Monthly Maintenance Charges and Living Costs at Windlass River Valley
The developer does not publish its maintenance rate, and I did not find a reliable current figure. However, the developer does state that an in-house Estate Management Team handles maintenance. Residents raise requests on the MyGate app, and the team addresses daytime complaints within 3 to 4 hours.
Recurring costs to plan for:
- Monthly society maintenance, usually charged per sq ft
- Electricity and piped gas through smart meters
- Water charges, if billed separately
- Power backup charges
- Club or facility fees, if any
- Property tax payable to the local body
- Home insurance
In my view, the most reliable figure is a recent maintenance bill. So, ask the Estate Management Team or current residents for one, and check what it covers.
Windlass River Valley Reviews: What Buyers Should Know
I have not found enough detailed, independent resident reviews to give this project a fair score, so I am not giving one. Instead, here is what the available sources show:
- Third-party review sites have very few reviews for this developer, which is not enough to draw conclusions.
- The rating report says the developer has handed over 1,410 apartments in the completed phases, so you can speak to real residents during your visit.
When you talk to residents, ask about:
- Construction quality and finishing: seepage, wall cracks and the quality of fittings
- Water and power: water pressure on upper floors and how power backup works during cuts
- Lifts and common areas: waiting times and how well the team maintains lobbies and corridors
- Security and management: how the estate team handles complaints
- Traffic and noise: highway noise from NH-72 and entry and exit at peak hours
- Ongoing construction: dust and noise from the Kaveri site, if you buy in a completed phase nearby
Is Windlass River Valley Suitable for Investment or Self-Living?
For Self-Living
The completed phases suit families who want a ready home in an occupied community with services already running. In addition, the developer positions the township for senior residents, with facilities such as an emergency response system and a seniors’ club. Overall, the location works best if your work or travel is towards Haridwar Road, the airport or Rishikesh.
For Rental or Investment
I do not have reliable rental yield or price growth data for this project, so I am not giving any figures. Even so, a few points are worth weighing:
- The township has a large number of similar units, so you compete with your neighbours when you rent or resell.
- Units in completed phases are resale purchases, so your entry price depends on the seller.
- Maintenance, property tax and vacancy periods reduce your net return.
- Check current rental listings and speak to local brokers before you assume any rental income.
If your main goal is long-term investment and you are open to land instead of a flat, my guide on the best plots near Dehradun for investment covers what to compare.
Risks with Under-Construction Kaveri Units
- Timeline: the completion dates differ between sources, as explained above. About 37% of the four launched towers were complete by March 2026, and three towers are yet to launch.
- Funding: the report notes that about 73% of the Phase 4 cost relies on customer advances, which links progress to sales.
- Execution: the report rates the developer’s proposed debentures at a provisional BWR BBB with a stable outlook, and lists project execution as a key risk.
To be fair, these are common risks for any under-construction project. They are not a sign of a problem by themselves, but they are still worth asking about before you book.
Pros and Points to Weigh
Pros
- Large, established township with three completed phases and 1,410 delivered apartments
- Wide choice, from 1 BHK homes to 6.5 BHK sky villas
- Ready homes available on resale, plus a new premium phase
- Daily services inside the campus, including a store, pharmacy, security and maintenance desk
- Highway location towards the airport, Rishikesh and Haridwar
- The developer had sold about 75% of launched Kaveri units by March 2026, as per the rating report
Points to Weigh
- Kaveri completion dates differ between the developer and the rating report
- Portals list phase-wise RERA numbers inconsistently
- No source confirms that the mall, school, hotel and hospital are operational
- Highway-side living means traffic, noise and longer trips to the city centre
- Large resident population and active construction within the township
- The developer does not publish prices, total cost or maintenance rates online
What to Check Before Buying a Flat in Windlass River Valley
- Note the exact phase and tower number of the unit
- Match the RERA registration of that tower on the official portal
- Get the carpet area written in the agreement
- Inspect the actual flat for seepage, cracks and fittings
- Check sunlight, ventilation and water pressure at different times of day
- Test the lifts and look at the common areas
- Confirm parking allotment in writing
- Ask for the maintenance rate and a no-dues certificate for resale units
- Ask for the completion or occupancy certificate for completed towers
- Review the agreement, payment schedule, possession date and delay clause
- For resale, check the title chain and loan closure letters
- Drive on NH-72 to your workplace during peak hours
Considering Windlass River Valley? Compare It Once with Elixir Prana
These two projects serve different buyers. On one hand, Windlass River Valley sells finished apartments. On the other hand, Elixir Prana sells plots where you build your own home. So the right choice depends less on which project is better and more on what you need.
| Point | Windlass River Valley | Elixir Prana |
|---|---|---|
| Property type | Apartments, penthouses and sky villas | Plotted township |
| Location | NH-72, Haridwar Road, Kuanwala, Dehradun | Dehradun border, Ganeshpur (Saharanpur district, UP), on the Delhi Dehradun Expressway |
| Township size | About 35 acres (developer) | 62 acres |
| Unit or plot size | About 435 sq ft studios to 8,100 sq ft sky villas | Plots from 272 to 1,300 sq yd |
| Pricing basis | Per apartment, construction included | Per plot, land only; construction cost is extra |
| Price | Resale in completed phases; Kaveri from about ₹1.06 crore (portals) | As per the current rate on the Elixir Prana page |
| Possession status | Completed phases on resale; Kaveri expected between 2027 and 2029 | Confirm plot handover and approval status with the Elixir Prana team |
| Ownership | Apartment with an undivided share in land | Freehold plot |
| Highlights | Occupied community, services inside the campus | Oxygen Park, close to Rajaji National Park |
How to Compare a Flat and a Plot Fairly
First, do not compare an apartment price directly with a plot price. Instead, add the plot price, a realistic construction estimate for the house you want and the time it will take to build. Then compare that total with the full cost sheet of an apartment of similar size.
In my assessment, a plot suits you if you want your own land and the freedom to design your home. On the other hand, an apartment suits you if you want a ready home with shared services and no construction to manage. Also, Elixir Prana is outside Dehradun city, so trips into the city will take longer than from Haridwar Road. Finally, before booking any plot, including at Elixir Prana, I recommend checking the current RERA status, approvals and title documents.
If you are leaning towards land, this overview of plots in Dehradun explains the main locations and what to check before buying.
Final Thoughts
Overall, Windlass River Valley is worth considering if you want an apartment in a large, occupied township on Haridwar Road, either as a ready resale home or as a new Kaveri unit. Before you book, however, match the RERA number to your exact tower, get the full cost sheet, confirm the possession date and check which amenities are running today. Finally, if you are still unsure whether a flat or a plot suits your plans better, compare both before you commit.
Compare Flat vs Plot on WhatsApp
FAQs
What is the price of Windlass River Valley Dehradun?
Completed phases now sell mainly through resale, where older portal data shows 1 BHK units from about ₹25 lakh and 2 BHK units from about ₹38 lakh. Meanwhile, new Kaveri units start from about ₹1.06 crore on portals. The developer shares current prices on request.
What is the price of a 2 BHK or 3 BHK in Windlass River Valley?
In the completed phases, older portal data shows resale 2 BHK flats at about ₹37.67 lakh to ₹49.60 lakh and 3 BHK flats at about ₹53.40 lakh to ₹83.44 lakh, though current resale asking prices can be higher. In Kaveri, where homes start with a 1,350 sq ft 2 BHK, portal listings begin at about ₹1.06 crore. Ask the developer or the seller for the current price of the exact unit.
What is the RERA number of Windlass River Valley?
Portals list UKREP09170000038, UKREP09170000039, UKREP09170000041, UKREP09170000045 and UKREP06210000377, but they do not agree on which number belongs to which phase. Verify your exact tower on the Uttarakhand RERA portal.
Where is Windlass River Valley located?
It is on NH-72, Haridwar Road, at Kuanwala near Harrawala in Dehradun, on the route towards Jolly Grant, Rishikesh and Haridwar.
What is the Kaveri phase possession date?
The rating report gives March 2029 for the four launched towers, with first handovers expected from March 2027. However, the developer website says 2027. So, confirm the RERA possession date for your tower.
Are there ready to move flats in Windlass River Valley?
Yes. Ganga, Bhagirathi and Alaknanda are completed and occupied. However, the developer has sold all units in these phases, so they are available mainly as resale.
What is the difference between the Ganga, Bhagirathi, Alaknanda and Kaveri phases?
Ganga and Bhagirathi have 2 BHK homes in G+7 towers. Alaknanda has studio to 4 BHK homes and penthouses in ten G+9 towers, with a skywalk and basement parking. Kaveri is the premium phase, with larger homes, sky villas and private amenities, and it is still under construction.
What is the carpet area of flats in Windlass River Valley?
The developer publishes sizes such as 828 and 1,090 sq ft for 2 BHK homes in Ganga and Bhagirathi and 1,350 sq ft for a Kaveri 2 BHK. It does not state whether these are carpet or super built-up areas, so ask for the carpet area of your unit in writing.
What are the monthly maintenance charges at Windlass River Valley?
The developer does not publish the rate online. Therefore, ask the developer’s Estate Management Team or current residents for a recent maintenance bill.
What additional charges apply when purchasing an apartment?
Expect parking, preferential location charges, club membership, advance maintenance, utility connections, GST on under-construction units, and stamp duty and registration. Ask for a written cost sheet.
Are home loans available for Windlass River Valley apartments?
RERA-registered projects are generally eligible for home loans, but approval depends on the lender and your profile. So, ask the developer which lenders have approved the project. For resale, the bank will also check the title documents.
Is Windlass River Valley suitable for rental investment?
It can be, but I have no reliable rental yield data for this project. Therefore, check current rental listings and the number of similar units for rent within the township before you decide.
What documents should buyers check before booking?
Check the RERA registration, agreement for sale, approved plans, allotment letter and payment receipts. For completed units, ask for the completion or occupancy certificate. For resale, also check the title chain, no-dues certificate and loan closure letters.
Does Windlass River Valley sell plots?
No. It offers apartments, penthouses and sky villas. If you want a residential plot, you will need to look at plotted projects.
Who is the developer of Windlass River Valley?
The developer is Windlass Developer Private Limited, a Dehradun-based real estate company.
