DLF New Town Heights Sector 86 (NTH 2): Price, Rent, Maintenance & Honest Review 2026
Is DLF New Town Heights Sector 86 a Good Buy in 2026?
Yes, for families who want large, usable rooms in a completed township, and for conservative investors who value steady tenant demand over high returns. Resale prices are roughly ₹11,000 to ₹13,000 per sq ft depending on the configuration, and rent runs about 2% of the property value per year. If you want maximum rental yield or ultra-luxury amenities, other options may suit you better.
DLF New Town Heights Sector 86 usually called New Town Heights 2 or NTH 2, is one of the more established gated communities in New Gurgaon. It was launched around 2008–2010 and handed over in phases from roughly 2013 to 2015, so it has more than a decade of real living history. That history is useful to a buyer, because you can judge the society by how it actually runs today and not by a brochure.
This guide covers what we know about the project, including prices, rents, running costs, location and the trade-offs. We are a brokerage and we earn a commission when a deal closes, so we have tried to include the downsides too. A buyer who knows the weak points before signing is a buyer who stays happy afterwards.
Quick Facts: DLF New Town Heights Sector 86
| Detail | Information |
|---|---|
| Developer | DLF Limited |
| Location | Sector 86, New Gurgaon, Haryana |
| Project size | About 29.6 acres, 13 towers, up to 22 floors, around 1,198 units (verify with RERA/DLF) |
| Possession | Phased, approx. 2013–2015 |
| Configurations | 2 BHK, 3 BHK + servant room, 4 BHK + servant room |
| Built-up area | About 1,305 to 2,727 sq ft |
| Resale price per sq ft | Approx. ₹11,000 to ₹13,000 |
| Maintenance | About ₹2.37 per sq ft per month + 18% GST (confirm current rate with RWA) |
| Status | Ready to move in |
What Are the Resale Prices at DLF New Town Heights Sector 86?
Prices vary by tower, floor, view and the condition of the flat. These are the approximate ranges we see in the market right now:
| Configuration | Built-up area (sq ft) | Approx. resale price | Approx. monthly rent |
|---|---|---|---|
| 2 BHK | 1,305 – 1,615 | ₹1.45 – ₹1.80 Cr | ₹24,000 – ₹28,000 |
| 3 BHK + servant room | 1,760 – 1,930 | ₹1.95 – ₹2.25 Cr | ₹32,000 – ₹38,000 |
| 4 BHK + servant room | 2,125 – 2,727 | ₹2.80 – ₹3.60 Cr | ₹42,000 – ₹50,000 |
Two things are worth understanding here:
- 2 BHK and 3 BHK units work out to about ₹11,000 to ₹11,700 per sq ft.
- 4 BHK units work out to about ₹13,000 or more per sq ft. Larger flats usually sit on better floors, have better views and have more space to bargain over, so they command a premium.
These are indicative figures, not an offer. Ask us for the latest closed deals before you negotiate. A park-facing flat on a high floor can sell for noticeably more than a lower-floor flat facing the road in the same tower.
What Is the Rental Yield?
A 3 BHK bought for about ₹2.1 Cr and rented for about ₹35,000 a month earns ₹4.2 lakh a year. That is a gross rental yield of roughly 2%, before maintenance, tax and vacancy.
This is typical of established Indian metro housing, where returns come mainly from price appreciation over the years and less from rent. If your goal is monthly income, this project will not beat a fixed deposit on rent alone. It suits you if you want a property that is easy to rent out, holds its value and carries no construction risk.
Why Do Tenants and Buyers Like This Society?
Room sizes. The biggest draw is how much usable space you get. Bedrooms, kitchens and balconies tend to be larger than in many newer compact-layout projects. Compare the carpet area, not only the built-up area, when you look at any flat.
No construction risk. The towers are complete and occupied. You are not exposed to developer delays or changing plans, and you can inspect the exact flat you are buying.
Proximity to IMT Manesar. The township is roughly 4 km from the IMT Manesar entrance (check on Google Maps for your route). Professionals working in Manesar’s industrial and automotive belt are a steady source of tenants.
Established community. After a decade, the lawns are mature, the facilities are working and the residents’ association has a track record you can ask about.
Location and Connectivity
Sector 86 sits between National Highway 48 and the Dwarka Expressway corridor. The KMP Expressway is also reachable. In practice this gives you several routes towards Cyber City, central Gurugram, IGI Airport and Manesar. Travel times change a lot with the hour of the day, so test the commute at your own office timings before deciding.
Metro: There is no metro station next to the society. The nearest operational Delhi Metro stations are a longer drive away, so most residents use their own vehicles or app cabs. Future metro expansion in Gurugram is planned, but plan around today’s reality and treat any future line as an upside.
Nearby schools: Several well-known schools are within roughly 5 to 10 minutes’ drive, including DPS Sector 84 and Yaduvanshi International School (confirm current distances).
Shopping and dining: Sapphire 83 and SS Omnia, along with other nearby commercial areas, cover groceries, restaurants and entertainment.
Amenities and Day-to-Day Living
The society offers a clubhouse, gym, swimming pool, tennis and basketball courts, landscaped lawns, children’s play areas and pet-walking zones. Power backup is provided per flat, with 24/7 CCTV monitoring and access-controlled gates.
The clubhouse is practical and well kept, but its style is traditional. If you want a heated infinity pool or a sky lounge, a newer luxury project will give you that. If you want a working gym, a good pool and open space for children, this society covers the basics well.
Construction and Maintenance
The towers were built in the conventional style that DLF used in that period, and after more than ten years they remain in use with no widespread structural complaints that we know of. We still recommend inspecting every individual flat, because condition varies. Check ceilings, bathroom walls, balcony edges and the basement for dampness before you finalise a purchase.
Maintenance charges are approximately ₹2.37 per sq ft per month plus 18% GST. For a 1,850 sq ft flat, that is about ₹4,400 plus GST, which comes to roughly ₹5,200 a month. This is generally lower than what many newer premium projects in Gurugram charge for similar facilities. Always ask the resident welfare association for the current rate and any pending dues before you sign.
NTH 1 vs NTH 2 vs NTH 3: What Is the Difference?
DLF built New Town Heights across three neighbouring sectors, and buyers often confuse them.
| NTH 1 (Sector 90) | NTH 2 (Sector 86) | NTH 3 (Sector 91) | |
|---|---|---|---|
| Character | Busier, with more commercial activity nearby | Known for practical room sizes | Known for quieter open spaces |
| Best for | Those who want activity close by | Space-focused families, Manesar professionals | Buyers who value calm |
Prices differ by sector, tower and floor, so ask us for a side-by-side check on current listings in all three.
Pros and Cons
Pros
- Ready to move in, with no construction or possession risk
- Generous room and balcony sizes
- Good rental demand from corporate tenants
- Lower maintenance than many newer projects
- Home loans available for resale units from major banks
Cons
- Rental yield is modest, around 2%
- Traditional clubhouse design
- No metro station close by
- Older fittings in some flats may need renovation
Who Should Buy Here, and Who Should Not?
A good fit if you:
- Want a larger home for a family and care about usable space
- Work in or near Manesar or along the highway corridors
- Prefer a completed society over a project still under construction
- Are an investor who values stability and easy re-letting
Look elsewhere if you:
- Want the highest possible rental yield
- Need to be within walking distance of a metro station
- Want ultra-luxury amenities and a modern clubhouse
How to Buy a Resale Flat Here: A Simple Checklist
- Fix your budget, including stamp duty, registration, brokerage and any renovation.
- Visit at different times, such as weekday evening and weekend morning, to see traffic, noise and parking.
- Inspect the flat for seepage, wiring, plumbing and woodwork condition.
- Check documents: title, sale deed chain, mortgage status, society no-dues certificate and property tax receipts.
- Compare recent sale prices in the same tower and floor range before negotiating.
- Confirm your loan eligibility with a bank before paying a token amount.
- Complete registration and transfer of the society membership and utility connections.
Talk to Silverdom Realtors Before You Decide
Buying a resale flat is a large financial decision, and the details change from tower to tower and month to month. Silverdom Realtors focuses on Gurugram resale and rental homes. We can:
- Share current verified listings in NTH 1, NTH 2 and NTH 3
- Arrange site visits at times that suit you
- Help check documents and guide you through the loan process
- Give you recent closed prices so you negotiate with facts
Get the Current Price Sheet | Call / WhatsApp: +91 9773553393 | Book a Site Visit
