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Sector 86 Gurgaon: Property Prices, Best Projects & Who Should Buy

Sector 86 Gurgaon is a residential sector in New Gurgaon, between NH-48 and Dwarka Expressway, where flats currently average about ₹11,500 to ₹12,500 per sq ft. Ready-to-move homes from DLF, Microtek and Ansal sit alongside Emaar’s new Serenity Hills, which is due for possession in 2032. It suits buyers who want more space per rupee, a quiet township setting and a drive to IMT Manesar or the expressways. It is not a good fit if you need a metro station nearby or a short airport run.

Sector 86 Gurgaon At A Glance

How Much Do Flats In Sector 86 Gurgaon Really Cost?

Property prices in Sector 86 Gurgaon vary widely, even for the same size flat in the same society. Floor, tower, view, condition and how quickly the seller wants to close all move the number.

In our experience, buyers here start by asking for the per sq ft rate. A better first question is what a similar flat in the same tower actually sold for in the last six months.

A DLF The Skycourt 3 BHK of about 1,850 to 1,930 sq ft, for example, is asked at anything from ₹1.1 crore to ₹2.25 crore. That is roughly ₹5,700 to ₹12,200 per sq ft. The same pattern shows up in Microtek Greenburg and DLF New Town Heights.

You do not have to guess which end is fair. Ask for three recent registered sales in the same tower and compare them.

Want recent sale prices for a specific tower? Call or WhatsApp +91 9773553393 and tell us your budget and BHK.

How Is Connectivity In Sector 86 Gurgaon?

Sector 86 has strong road connectivity but no metro. NH-48 is about 4 to 6 km away, Dwarka Expressway about 3 to 4 km, and Southern Peripheral Road about 2 km. IMT Manesar is roughly 6 to 9 km, and IGI Airport 31 to 35 km. In practice, this is car-first living in the DLF Garden City belt of New Gurgaon, with wide roads and light traffic inside the sector.

What each route gives you:

• NH-48: Your main link towards Delhi, central Gurgaon and the Manesar side
• Dwarka Expressway: A second route towards Dwarka, Delhi and the airport area
• Southern Peripheral Road (SPR): Connects towards Golf Course Extension Road, Sohna Road and the rest of Gurgaon
• IMT Manesar: The closest large employment hub, a short drive from most of the sector

If you work in Cyber City, Udyog Vihar or along Golf Course Road, expect a longer cross-city drive. Travel time there depends heavily on the hour and on traffic at the main junctions. Distances on paper rarely match your real commute.

Test it before you book. Drive from the tower you are considering to your workplace at 8:30 am, and back at around 6 pm. That single trip tells you more than any distance figure.

There is no metro in Sector 86. You may see claims of a station within walking distance, but nothing operates here today. Metro proposals for New Gurgaon exist, but none is confirmed for this sector, so do not price a purchase around one.

Tell us where you work, and we will tell you the realistic commute. Call or WhatsApp +91 9773553393.

Schools, Hospitals And Shopping Near Sector 86

Daily needs are mostly within a short drive, though major hospitals sit further out. Distances are approximate.

Schools:

• Shishu Kalyan Senior Secondary School, about 1.2 km
• Bharat Ram Global School, about 1.5 km
• RPS International School, about 1.5 km
• St. Andrews School, about 1.8 km
• Euro International School, about 3 km
• Delhi Public School, Sector 84, about 4.5 km

Hospitals:

• Miracles Apollo Cradle and Spectra, Sector 82, about 1.3 km
• Genesis Hospital, about 2 km
• Aarvy Healthcare, Sector 90, about 5.5 km
• Silver Streak Multi Speciality, about 7 km

Shopping: Vatika Town Square is about 3 km away, and Entertainland Mall about 3.5 km. For major tertiary care, plan on a longer drive.

Residential Projects In Sector 86 Gurgaon: Five Compared

DLF The Skycourt: Ten towers, about 684 homes on roughly 13 acres, with large skydecks and a single 3 BHK layout. It suits families who want a DLF township and immediate possession.

DLF New Town Heights: About 1,198 homes across 13 towers of 22 floors, with possession offered from 2014. It has the widest size choice, from compact 2 BHK to large 4 BHK homes.

Microtek Greenburg: About 738 homes on roughly 14.6 acres, with an occupancy certificate reported in 2017. It offers some of the sector’s biggest layouts, including 3,060 sq ft 4 BHK homes.

Pyramid Elite: A compact option. Compare its price on the same area basis as larger flats, since carpet area and super area give very different per sq ft figures. Also ask whether the flat was allotted under any government scheme and whether transfer conditions apply.

Emaar Serenity Hills: 25.9 acres, 13 towers of G+39 and 997 homes. Phase 1 is registered under HRERA GGM/993/725/2025/96 and Phase 2 under GGM/994/726/2025/97, with possession due in September 2032. Confirm both on haryanarera.gov.in before booking.

Ready To Move Or Under Construction? What Changes For You

The two routes feel different on day one, and they cost differently too.

Stamp duty applies to the higher of the agreement value or the circle rate. Check current rates before you budget.

• Choose ready if you want to move in soon, see the exact flat, and know the society’s real upkeep.
• Choose under construction only if you can wait until 2032 and can carry rent and EMI in the meantime.
• For any ready flat, ask for the occupancy certificate. Older projects that got their OC before RERA may not show a RERA number, and that is normal.

Rent And Resale Potential In Sector 86

Rental demand is steady, driven by families and professionals working around IMT Manesar and Gurgaon. But yields are modest, usually in the low single digits at current asking prices.

Here is how the price you pay changes the yield. If a flat rents for ₹41,000 a month, the gross yield is about 2.2% at a ₹2.25 crore purchase price. The same rent on a ₹1.05 crore flat is about 4.7%. What you pay matters more than the brochure.

For resale flats in Sector 86 Gurgaon, a few habits protect you:

• Compare three recent registered sales in the same tower, not asking prices
• Ask why the owner is selling, and how long the flat has been on the market
• Check maintenance dues and any society no-dues certificate
• Negotiate on condition and floor, and look at the seller’s urgency
• Avoid anyone quoting a precise appreciation percentage without evidence of actual sales

Not sure what a fair price looks like? Share the tower and floor with us on +91 9773553393 and we will help you benchmark it.

Living In Sector 86: What You Gain And What You Give Up

What you gain:

• Ready-to-move DLF and other society options in one sector
• A lower average rate than premium corridors such as Golf Course Extension Road, which averages roughly ₹22,000 per sq ft
• Wide, uncongested roads and quick access to NH-48 and Dwarka Expressway
• Schools within about 1.2 to 4.5 km

What you give up:

• No metro, so you depend on a car or cab
• A 31 to 35 km run to IGI Airport
• Major hospitals are a longer drive, and the social infrastructure is still maturing
• Modest rental yields
• A wide price spread, so negotiation skill matters
• A long wait for new launches such as Emaar Serenity Hills

Who Should Buy Here, And Who Should Look Elsewhere

Sector 86 is a good fit if you:

• Want a ready DLF-township flat and have a car
• Work at or near IMT Manesar
• Want more space per rupee than the premium corridors offer
• Are buying to live in, or holding for the long term

Compare other Gurgaon sectors first if you:

• Need a metro station near home
• Commute daily to Cyber City or Golf Course Road
• Fly often and want a short airport run
• Want walkable restaurants and retail
• Need rental yield above about 3%

Your Pre-Booking Checklist

• Site visit: Go at 8:30 am and again around 6 pm. Note gate queues, lift waits and parking.
• Construction quality: Look for seepage, wall cracks, window seals and balcony railings.
• Water supply: Ask residents about summer pressure and tanker use.
• Drainage: Walk the area after rain and watch for waterlogging near the gate.
• Maintenance charges: Ask for the last 12 months of statements, any arrears and the sinking fund.
• Peak-hour commute: Drive to your workplace and to NH-48 at your real travel times.
• Legal documents: Check the title chain, OC for ready flats and RERA for new launches on haryanarera.gov.in. Also ask for the society no-dues certificate, any loan NOC and tax receipts.

Want A Shortlist Matched To Your Budget?

Silverdome Realtors is a luxury real estate consultancy working across Gurgaon, Noida and Dubai. Tell us your budget, preferred BHK and timeline, and we will help you shortlist Sector 86 options, benchmark prices against recent sales, and check documents before you commit.

• Call or WhatsApp: +91 9773553393
• Email: enquiries@silverdomerealtors.com

Frequently Asked Questions