KS One-O-8 Zirakpur Review 2026: Honest Pros and Cons

This is our honest KS One-O-8 Zirakpur review for 2026. Short version: KS One-O-8 is the most ambitious high-rise in Zirakpur right now: big 3 BHK to 4+1 BHK homes and duplex Sky Villas in towers marketed at 108 metres, a 60,000 sq ft clubhouse and a site planned around open greens and a lake, on the Chandigarh-Delhi National Highway. You pay for that with a December 2029 completion date, a developer whose delivered work is much smaller than this, and loading in the mid-40s.

I’m Mayank Dewan. We list KS One-O-8 and the projects around it, so this is the same answer we give across the desk. Prices are on request because they change by tower and floor; everything else here is what the project has filed or published, and where something still needs checking, I say so.

KS One-O-8 at a glance

• K S Infracon Pvt Ltd (KS Group), Punjab RERA PBRERA-SAS79-PR1135, approved 1 April 2025.
• Towers of up to 32 storeys, marketed at 108 metres, on the Chandigarh-Delhi National Highway, Zirakpur.
• 3 BHK from 2,050 sq ft up to 4+1 BHK of 3,675 sq ft, plus duplex Sky Villas of 5,200 and 5,800 sq ft.
• A 60,000 sq ft clubhouse, a lake and about 80% of the site kept as landscaped greens.
• RERA completion date 19 December 2029.

KS One-O-8 Zirakpur review: quick facts

Who KS One-O-8 is best for

Families moving up to a large home: 2,000 sq ft and more, with a servant room in the 3+1 and 4+1 types. Joint families and buyers who would otherwise look at an independent house, for whom the Sky Villas give two floors and four bedrooms with a lift and a club. And buyers who want a landmark address in the tallest residential towers in Zirakpur and can wait until 2030.

It is not the right fit for a compact first home, for anyone who needs to move in before 2030, or for buyers who want a developer with a long record of tall towers behind it.

KS One-O-8 floor plans and sizes

• 3 BHK: 2,050 and 2,140 sq ft
• 3+1 BHK: 2,720 and 3,030 sq ft
• 4+1 BHK: 3,475 and 3,675 sq ft
• Sky Villa (duplex): 5,200 sq ft in Tower 5 and 5,800 sq ft in Tower 4, tentative

The tower floor plans show four homes per floor in the 3 BHK tower and two homes per floor, each with a servant room, utility balcony and store, in the 3+1 towers. Our KS One-O-8 property page has every floor plan at full resolution, including the floors each plan applies to.

The Sky Villas

The Sky Villas are two-level homes near the top of Towers 4 and 5. The lower floor has the entrance foyer, a large drawing and dining room, the kitchen with a utility balcony and store, a powder room and two bedrooms with attached toilets. Upstairs are two more bedrooms, a multipurpose room, a servant room with its own toilet and a double-height space over the living area, with a staircase and a lift inside the home linking the levels. The 5,800 sq ft version has 8 ft balconies on two sides. The developer marks both sizes as tentative, so confirm the final area at booking.

KS One-O-8 carpet area and loading

The typical floor plans show a RERA carpet area of 1,184 sq ft for the 3 BHK and 1,508 sq ft for the 3+1 BHK with servant room. Set against sale areas of 2,050 to 2,140 sq ft and 2,720 sq ft, that is carpet of roughly 55% to 58% of what you pay for, so loading of about 42% to 45%. That is on the heavy side, and much of it pays for the 60,000 sq ft club, the lake and the landscaping. Compare carpet to carpet with any other project, and ask for the carpet area of your exact unit in writing.

Site plan and density

The site plan places the towers around the edges of the plot, marked A to L, so the centre stays open: a lagoon-style pool with a boardwalk, floating botanical islands, a cascading water feature, a forest canopy trail and a yoga garden, with a sports zone on one side. The legend numbers 45 landscape and amenity zones, including a sky lounge and a skybridge between towers.

One thing to read carefully: the brochure says 12.5 acres, while the RERA record lists about 42,200 sq m, or 10.4 acres. Ask which land the 12.5 acres includes before you rely on the open-space figures.

KS One-O-8 construction quality

The RERA filing describes an RCC, earthquake-resistant structure. Towers of this height are a different engineering job from the low-rise work most Zirakpur developers have done, so ask for the structural consultant, the number and speed of lifts per tower, and the fire and evacuation plan. Construction is in progress according to the developer’s quarterly RERA filing for the first quarter of 2026.

KS One-O-8 possession date and construction stage

The RERA registration was approved on 1 April 2025 with a completion date of 19 December 2029. That is a long horizon for a project of this height, so check the quarterly progress filings on the Punjab RERA portal before each stage payment and ask for the payment plan up front. If you are renting meanwhile, run the numbers on our rent vs EMI calculator.

Builder background: KS Group

KS One-O-8 is developed by K S Infracon Pvt Ltd. Its RERA history shows delivered projects in Zirakpur: Ashirwad Towers in Peermuchalla, two residential blocks of seven floors with 24 flats, completed in 2019; and FIO Homes in Nabha, a plotted colony of 203 residential and 6 commercial plots, completed in 2023. That is a real delivery record, but it is small next to a project of 30-plus-floor towers and a 60,000 sq ft club. KS One-O-8 is a big step up for the developer, which makes the RERA progress reports and the agreement more important than the brochure. Verify the registration yourself on the Punjab RERA portal.

KS One-O-8 location and connectivity

The project has direct access to the Chandigarh-Delhi National Highway in Zirakpur. Drive times published by the developer:

• Cosmo Mall: 2 minutes
• St. Xavier’s School: 4 minutes
• Chandigarh: 8 minutes
• Amcare Hospital: 8 minutes
• Chandigarh international airport: 10 minutes
• JP Hospital, Paras Downtown Square mall and the bus stand: 10 minutes
• Amity University: 15 minutes

Those are off-peak figures. The highway is heavy at office hours, so visit once on a weekday morning and ask which towers face the road.

KS One-O-8 amenities

The 60,000 sq ft clubhouse is the largest we know of in a Zirakpur residential project. The brochure lists more than 40 amenities. Inside: a grand entrance lobby, a private cinema hall, guest suites, a banquet hall, multiple restaurants, a bar and cigar room, a music room, a library, a business centre, a spa and wellness centre, a salon, a gym, yoga and Pilates studios, an indoor squash court, an indoor boxing ring and a virtual golf simulator.

Outside: a swimming pool and lake, an amphitheatre, lawn tennis and padel courts, a basketball court, golf putting, an outdoor gym, kids’ play areas and a pet park. Day to day: a crèche, an infirmary, a pharmacy, a grocery store, EV charging, a 24×7 emergency vehicle, power backup, high-speed lifts and multi-tier security. A club this size has a running cost, so ask for the maintenance charge per sq ft and the club terms with the price sheet.

KS One-O-8 vs Vamana Arvindam

Buyers looking at big homes on Zirakpur’s highways usually shortlist both:

If you want height, the Sky Villas and the biggest club in town, KS One-O-8 leads. If you prefer lower towers and fewer homes per acre, read our Vamana Arvindam Zirakpur review.

KS One-O-8 Zirakpur review: pros and cons

What to check before you book

• The RERA registration, completion date and latest quarterly progress on the Punjab RERA portal.
• The carpet area of your exact unit, in writing.
• Which land the 12.5 acres covers, against the 10.4 acres in the RERA record.
• The structural consultant, lifts per tower and the fire plan.
• For Sky Villas, the final area and what the internal lift covers.
• An all-in cost sheet: parking, club membership, power backup and maintenance deposit.

For a wider view, read under construction vs ready to move and the best areas in Zirakpur to buy property, or browse 3 BHK flats in Zirakpur on our sister site.

KS One-O-8 Zirakpur review: our verdict

Put simply: for a family that wants a big home or a Sky Villa in Zirakpur’s tallest towers, with a club that works like a resort, and that can wait until 2030, KS One-O-8 has no real equal in town. Go in with your eyes open on the developer’s step up in scale, the loading and the land figures, and check them in writing.

See all floor plans, the site plan and photos on our KS One-O-8 property page.

Frequently asked questions

What do KS One-O-8 Zirakpur reviews say?

Buyers like the large 3 BHK to 4+1 BHK homes, the duplex Sky Villas, the 60,000 sq ft clubhouse and the open, lake-centred site plan. The main concerns are the December 2029 completion date, loading of roughly 42% to 45% and the jump in scale for a developer whose delivered projects are much smaller.

Is KS One-O-8 a good investment?

For a family that wants a big home or a Sky Villa and can wait until 2030, it is a strong option with no real equal in Zirakpur. For a short-term investor it is weaker, because money is locked in until completion.

What is the possession date of KS One-O-8?

The Punjab RERA registration PBRERA-SAS79-PR1135 gives a completion date of 19 December 2029.

What sizes are available in KS One-O-8?

3 BHK of 2,050 and 2,140 sq ft, 3+1 BHK of 2,720 and 3,030 sq ft, 4+1 BHK of 3,475 and 3,675 sq ft, and duplex Sky Villas of 5,200 and 5,800 sq ft (tentative).

What is the carpet area in KS One-O-8?

The typical floor plans show a RERA carpet area of 1,184 sq ft for the 3 BHK and 1,508 sq ft for the 3+1 BHK with servant room.

Who is the builder of KS One-O-8?

K S Infracon Pvt Ltd (KS Group), which has delivered Ashirwad Towers in Peermuchalla and the FIO Homes plotted colony in Zirakpur.

What is the price of KS One-O-8?

Prices vary by tower and floor and are shared on request. Call or WhatsApp Dewan Realtors on +91 82649 18000 for the current price sheet.

About the author: Mayank Dewan is the founder of Dewan Realtors, a RERA-registered property advisory working across Zirakpur, Mohali, Chandigarh and Panchkula. He helps families shortlist homes with full cost sheets and document-first checks.