Builder Floor in Sectors 84, 85 and 86 Gurgaon: Price Guide
Sector 86 has a 2 BHK builder floor listed at ₹78 lakh and a 4 BHK listed at ₹4.5 crore. Same sector, same pin code, a 5.8× spread. Next door in Sector 84 the sector average for floors is ₹10,600 per sqft, against ₹13,130 in Sector 86 — a 24% step for crossing one boundary.
These three sectors get sold as one belt and priced as three different markets. Getting that wrong is how buyers here overpay.
Key Takeaways
- Sector 84 floors average ₹10,600/sqft; Sector 86 averages ₹13,130 — the cheapest and dearest of the three.
- Sector 86 quotes span ₹10,869 to ₹23,256/sqft, the widest band anywhere in New Gurgaon.
- Real listings run from a ₹78 lakh 2 BHK to a ₹4.5 crore 4 BHK, with SS Linden 4 and 5 BHK floors at ₹3.05–4.6 crore.
- Sector 85 has almost no floor supply — its stock is apartments, and buyers looking for floors should read 84 and 86.
- Rents average about ₹19/sqft in Sector 84, which makes the belt's "high yield" reputation hard to support with arithmetic.
Builder Floor Prices Across Sectors 84, 85 and 86
| Where | Configuration | Rate (₹/sqft) | Price |
|---|---|---|---|
| Sector 84 | Sector band | ₹9,900 – 11,550 | — |
| Sector 84 | Sector average | ₹10,600 | — |
| Sector 84 | SS Linden 4 & 5 BHK, 1,488–2,240 sqft | — | ₹3.05 – 4.6 Cr |
| Sector 86 | 2 BHK, ≈ 1,100 sqft | — | ₹78 L |
| Sector 86 | 3 BHK | ₹17,571 | ₹3.4 Cr |
| Sector 86 | 4 BHK | ₹12,500 | ₹4.25 – 4.5 Cr |
| Sector 86 | Sector average | ₹13,130 | — |
| 82A–84 belt | 3 BHK typical | ₹8,500 – 13,000 | ₹1.5 – 2.2 Cr |
Two readings matter here. First, Sector 84 is the value end and Sector 86 the premium end, which is the reverse of what the sector numbers suggest to a first-time buyer working outward from central Gurgaon. Second, Sector 86's band is so wide that the average is close to meaningless — a ₹10,869 quote and a ₹23,256 quote in one sector are not two prices for one product, they are two products.
Sector 85 barely appears in floor listings at all. Its residential stock is apartment projects, and buyers arriving on a "builder floor in Sector 85" search will find the actual supply one sector either side.
Why Sector 86 Costs More Than Sector 84
Sector 84 sits closer to IMT Manesar and the KMP Expressway. That is excellent if you work in the Manesar industrial belt and unhelpful if you commute towards Delhi or Cyber City. Sector 86 sits further along the Dwarka Expressway side of the belt, with a shorter run to the expressway and to the airport.
The 24% price step between them is buying that orientation, plus a slightly older and more complete neighbourhood in 86. Sector 84's compensation is size: at ₹10,600/sqft against ₹13,130, the same ₹2 crore buys roughly 1,890 sqft in 84 and 1,520 sqft in 86 — about one extra room.
The main road position also differs. Sector 84's road connectivity to Manesar and the Dwarka Expressway is its stated advantage, and the 60m main sector road running through the belt is what new projects here market against. If your daily drive is northwards, 86; if it is towards Manesar, 84 and the saving.
The DDJAY Change That Affects Future Supply Here
A large share of the low-rise floor supply across this belt came through Deen Dayal Jan Awas Yojana licences — the 2016 affordable plotted-housing policy that allowed independent floors on plots with stilt parking, each floor separately registrable.
The Town and Country Planning department has discontinued DDJAY in the Final Development Plan 2031 for the Gurugram-Manesar Urban Complex and Faridabad, in a letter issued on 20 April. The stated reason is that independent floors under the scheme were selling above ₹1.5 crore, against a policy meant to deliver affordable housing.
What that means practically: colonies already licensed continue, and the floors inside them remain saleable and registrable as before. What stops is new DDJAY licensing in Gurugram, so the pipeline of fresh low-rise supply in this belt narrows from here. Our DDJAY independent floors guide covers how the scheme's units are titled and financed.
Layer on the separate stilt-plus-four position — the Punjab and Haryana High Court stay of April 2026 and DTCP's freeze on fresh S+4 approvals from 21 July 2026, with over 300 applications stalled — and the supply outlook for new low-rise floors across Gurugram is tighter than it has been in a decade. Existing, fully approved stock is the part of the market that keeps working.
Rent and Yield
The belt is often described as offering the best rental yields in Gurgaon because purchase prices per unit are low relative to size. The numbers do not really bear that out.
Sector 84's average rental is about ₹19 per sqft. On a 1,500 sqft floor that is roughly ₹28,500 a month, or ₹3.42 lakh a year. Against a purchase near ₹1.6 crore at the sector's ₹10,600/sqft average, that is a gross yield of about 2.1% — materially worse than the 3.5–4.5% of DLF Phase 3 or the 3–4% of Sushant Lok and Sectors 55–57.
The reason is that this belt's tenant demand is thinner than its sale demand. Buyers here are largely end-users and long-horizon investors; the corporate rental pool that supports central Gurgaon has not arrived in the same density. Anyone buying here on a rental-income case should price the vacancy risk as well as the yield.
Honest Cons
- Low yield. Around 2.1% gross in Sector 84 on typical numbers, despite the belt's reputation.
- Sector 86's band is unusable as a guide. ₹10,869 to ₹23,256/sqft is not a price range, it is two separate markets sharing a number.
- Sector 85 has no floor market to speak of. If you specifically want 85, you are looking at apartments.
- Thin sale supply in 86. Roughly 15 floors listed at a time.
- Amenity density is still building. Retail, schooling and healthcare are lighter than the housing stock implies.
Registry Cost
Haryana charges stamp duty at 7% for a male buyer in urban limits, 5% for a female buyer and 6% for joint ownership, plus a registration fee capped at ₹50,000, on the higher of your deal value and the circle rate.
On a ₹1.6 crore Sector 84 floor that is ₹8 lakh in a woman's name against ₹11.2 lakh in a man's. On a ₹4.5 crore Sector 86 floor the same choice is worth ₹9 lakh. Circle rates were revised from 1 April 2026 — check the relevant sector in the collector rate list and the working in our registration charges guide, and read our S+4 explainer before agreeing on any top-floor unit.
Sectors 84–86 Against the Alternatives
| Option | Floor rate (₹/sqft) | Why you'd pick it |
|---|---|---|
| Sector 84 | ₹9,900 – 11,550 | Cheapest of the three; Manesar and KMP access |
| Sector 86 | ₹10,869 – 23,256 | Better Dwarka Expressway orientation; wider product range |
| New Gurgaon belt (78–95) | ₹11,000 – 12,000 | The whole belt compared in one place |
| Vatika India Next | ₹8,630 – 13,600 | Township floors, Sectors 82–83, developer-backed |
| Sector 76 | ₹12,400 – 13,550 | Tighter, more predictable band on NH-48 |
| ROF floors | ₹11,000 – 12,000 | Licensed plotted-colony floors from ₹65 lakh |
Read across and the honest advice is that Sector 84 is the value pick of the three, Sector 86 the one to buy if the Dwarka Expressway is your road, and the wider New Gurgaon belt the page to read first if you have not fixed on a sector.
Who Should Buy in Sectors 84 to 86
Buyers who work in Manesar or along the Dwarka Expressway and want more floor area per rupee than central Gurgaon will give them. Households upgrading from a 2 BHK who want four bedrooms without a ₹6 crore cheque. And buyers who specifically want a licensed low-rise colony floor and understand that the DDJAY pipeline behind this product is closing.
It suits you less if you want rental income, if you need established retail and schools on day one, or if you commute to Cyber City daily. Compare the whole city in our Gurgaon builder floor price list.
FAQ
What is the builder floor price in Sector 84 and Sector 86, Gurgaon?
Sector 84 floors quote ₹9,900–11,550 per sq ft, averaging ₹10,600. Sector 86 quotes span ₹10,869–23,256 per sq ft with an average of ₹13,130. Real listings run from a ₹78 lakh 2 BHK in Sector 86 to a ₹4.5 crore 4 BHK in the same sector.
Why is Sector 86 dearer than Sector 84?
Sector 84 sits closer to IMT Manesar and the KMP Expressway; Sector 86 has a shorter run to the Dwarka Expressway and the airport, with a slightly more complete neighbourhood. The 24% gap buys that orientation. At ₹2 crore you get roughly 1,890 sqft in Sector 84 against 1,520 sqft in Sector 86.
Are there builder floors in Sector 85 Gurgaon?
Very few. Sector 85's residential stock is dominated by apartment projects, and it does not have a meaningful floor market. Buyers searching for floors in 85 should look at Sectors 84 and 86 either side.
What rental yield do builder floors in this belt give?
Lower than the belt's reputation suggests. Sector 84 rents average about ₹19 per sq ft, so a 1,500 sqft floor earns roughly ₹28,500 a month — about 2.1% gross on a ₹1.6 crore purchase, against 3.5–4.5% in DLF Phase 3.
Has DDJAY been discontinued in Gurugram?
Yes, for new licensing. The Town and Country Planning department discontinued the scheme in the Final Development Plan 2031 for the Gurugram-Manesar Urban Complex and Faridabad, in a letter of 20 April, because floors under it were selling above ₹1.5 crore against an affordable-housing mandate. Colonies already licensed continue, and their floors remain saleable and registrable.
Why is the price band in Sector 86 so wide?
Because it contains two different products — compact 2 BHK units around ₹78 lakh and large 4 BHK floors above ₹4 crore — listed under the same label. Treat the ₹13,130 average as a statistical artefact and price each listing on its plot, size and finish.
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