Amoha Residences
- AVA000861Dharamshala, Himachal Pradesh, India
Amoha Residences
- AVA000861Dharamshala, Himachal Pradesh, India
The Project is a thoughtfully conceived luxury holiday home community set in Village Diktu, Dharamshala, Himachal Pradesh — directly facing the majestic snow-clad Dhauladhar range. Inspired by the timeless beauty and mysticism of Bali, the project brings together open, flowing spaces, tranquil water elements, and a deep sense of spatial calm to create residences that embody balance, mindfulness, and refined mountain luxury.
Features & Amenities
Every suite and townhouse at Amoha is designed to hotel-grade specification — with fully fitted modular kitchens, contemporary interiors with artisanal detailing, double-glazed soundproof windows, and expansive private terraces. The dedicated Clubhouse and Amenities Floor features a wrap-around swimming pool, poolside bar, gym and yoga studio, multipurpose recreational room, men's and women's steam rooms and cloakrooms, and a wrap-around terrace. The rooftop terrace is a signature community space, complete with multiple entertainment zones featuring bar and seating areas, a minigolf green, fire pit, and a roof cutout framing unobstructed Himalayan views.
Residents also enjoy exclusive access to the adjacent Hotel Amoha Retreat's full-service facilities — including a spa, banquet hall, business centre, children's activity room, concierge, housekeeping, room service, laundry, yoga pavilion, 24-hour security, doctor on call, and ambulance on call (access subject to agreement terms and available on a pay-per-use basis).
Investment Benefits & Connectivity
Dharamshala is one of North India's most internationally celebrated destinations — home to the Dalai Lama's residence, a thriving global spiritual tourism economy, and a fast-growing base of high-income second-home buyers from Delhi, Punjab, and beyond. Amoha is located just 8 km from Kangra Airport, which has direct flights to Delhi (1 hr) and Chandigarh (30 mins), making it one of the most accessible mountain destinations in the country. By road, Pathankot is 2 hours away, Amritsar 3.5 hours, Chandigarh 5 hours, and Delhi approximately 10–12 hours.
Schools & Colleges Nearby
Schools and educational institutions in Dharamshala town (~7 km). Central University of Himachal Pradesh (~20 km). Colleges and vocational institutes in Kangra district accessible within 30–45 minutes.
Markets, Malls & Hospitals Nearby
Gaggal market (~8 km), McLeod Ganj market (~13 km), Dharamshala town retail (~7 km). Healthcare: Army Hospital Yol (~5.5 km), Fortis Hospital (~9 km), private clinics in Dharamshala town (~7 km).
Nearby Attractions
Dharamshala Cricket Stadium (~7 km) — one of the world's most scenic cricket venues. McLeod Ganj & Tibetan Quarter (~13 km). Gyuto Monastery (~6.2 km). Chamunda Devi Temple (~10.6 km). Kangra Fort (~14 km). Bir Billing Paragliding (~60 km). Maharana Pratap Sagar (Pong Dam) (~56 km). Mata Jwala Ji Temple (~48 km). Mountain Range viewpoints (~13 km).
Property Details
- Micro-market
- Diktu
- Configuration
- 2 BHK
- Property Type
- Apartment
- Built-up Area
- 3,005 sq ft
- Status
- Under Construction
Project Timeline
Key milestones for this project, updated as the developer confirms them.
Project announcement
Booking Started
Construction Started
Expected Completion
Oct 2024
Available Properties
Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.
Inventory Type
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| Suite / Townhouse | 3,005 sq ft | ₹2.52 Cr | Oct 2024 |
Amenities
Indoor
- Kitchen: Fully fitted modular kitchens
Outdoor
- Pool: Wrap-around swimming pool
Property Information
- Community: Dharamshala, Himachal Pradesh
- Project Name: Amoha Residences
- Listing Price: ₹4.73 Cr
- List Date: Mar 10, 2026
- Listing ID: AVA000861
- Status: Under Construction
- Project Area: 1.8 acres
- Security: 24-hour security
Legal Information
Indicative legal & tax information based on available documents; verify with your lawyer before transacting.
- RERA Applicable
- Yes
- Authority
- HPRERA
- RERA Number
- RERAHPKAP11170013
Can you own this, and how?
Ownership rights depend on three things: the type of asset, where it sits, and who you are as a buyer. Here is the framework for this property, before you speak to a lawyer.
I am buying as:
- Status
- Permitted, freehold
- What you actually hold
- You hold freehold title to the flat or house. As a bona fide Himachali you fall outside the section 118 permission requirement for most purchases.
- Key rules and restrictions
- Bona fide Himachali status turns on domicile and the revenue record, not on how long you have lived in the state.
- A non-agriculturist Himachali buying agricultural land still needs permission.
- Land above the ceiling limit cannot be held.
- Funds and process
- Domestic funds. Cash consideration of Rs 20,000 or more is barred under section 269SS. The buyer deducts 1% TDS under section 194-IA where the consideration is Rs 50 lakh or more.
- Taxes
- Stamp duty in Himachal Pradesh is around 5% for men and about 3% for women, with a registration fee on top. Confirm the current slab with the sub-registrar before you budget.
- Verify before you buy
- Carry your Himachali bona fide certificate to the sub-registrar.
- Check the ceiling position across all family holdings.
Buyer orientation, not legal advice. Ownership rules change and turn on specifics. Confirm with a qualified lawyer in India before you commit.
About the developer
Amoha Residences is a serviced holiday-home development in Sudher, Dharamshala, marketed as a hotel-serviced residence project in the Dhauladhar foothills about 15 minutes from Kangra Airport. It comprises a limited collection of 38 fully furnished homes: villas, independent floors and 1 and 2 BHK apartments, with hotel-style amenities including concierge services, a clubhouse with indoor heated pool, and a spa and wellness centre.
Location
Amoha Residences, Village Diktu, Jheyol, Tehsil Dharamshala, District Kangra, 176001, Himachal Pradesh
- Airport: Kangra Airport - 8 km
- Hospital: Army Hospital Yol - 5.5 km
- Tourist Hub: McLeod Ganj - 13 km
- Grocery: Gaggal market - 8 km
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 9 / 10 | Dharamshala Cricket Stadium | Arenas & Stadiums | March to June and September to November | 7 km |
| 8 / 10 | McLeod Ganj | Cultural Hub | March to June and September to November | 13 km |
| 9 / 10 | Gyuto Monastery | Religious Site | March to June | 6.2 km |
| 9.6 / 10 | Chamunda Devi Temple | Religious Site | March to June and September to October | 10.6 km |
| 8.8 / 10 | Kangra Fort | Historic Landmark | September to June | 14 km |
| 9.8 / 10 | Bir Billing Paragliding | Adventure Sport | March to June and October to November | 60 km |
| - | Maharana Pratap Sagar (Pong Dam) | Reservoir | Winter for birdwatching | 56 km |
| - | Mata Jwala Ji Temple | Religious Site | September to October and March to April | 48 km |
Ownership costs
What owning this home costs
1Buying
The price, and how you pay for it.
2Running costs
What it costs to keep, every month.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.