Emaar Serenity Hills Sector 86 Gurgaon

Emaar Serenity Hills launched on 13 November 2025: a Rs 1,600 crore project on 25.90 acres in Sector 86, New Gurugram, with seven towers and about 997 homes in the launch phase, registered with Haryana RERA in two separate phases on 16 October 2025, and priced by the developer at Rs 3 crore to Rs 5.7 crore. This page described it as an upcoming project and quoted an entry price of Rs 2.98 crore. It has not been upcoming for ten months, and Rs 2.98 crore is below the floor Emaar itself announced.

Both are corrected below. So is the number that decides whether this is expensive: the rate everyone quotes is on super area, and on carpet the same home costs nearly double.

The project in numbers

Two registrations, and the number on the listings is neither of them

Almost every listing for this project prints RERA-GRG-2052-2025 as its RERA number. That is a portal's own index for the listing, not a registration issued by the authority. The registrations are these two, both dated 16 October 2025:

• Phase I — RC/REP/HARERA/GGM/993/725/2025/96, covering 8.004 acres
• Phase II — RC/REP/HARERA/GGM/994/726/2025/97, covering 7.213 acres

Add them and the registered land is 15.217 acres of a 25.90-acre site. About 10.68 acres — some 41 per cent of what a buyer is shown on the masterplan, including part of the open space the project is sold on — is not covered by either certificate yet. That is normal for a phased scheme and it is not a scandal. It is simply a thing to know, because a registered commitment and a rendered masterplan are different promises, and only one of them is enforceable.

Two questions follow, and both are answerable in a sales office in five minutes. Which registration does my tower sit under? And what completion date is printed on that certificate? There are two certificates and they need not carry the same date.

The rate you are actually paying

Every listing quotes Rs 16,000 to Rs 19,000 per sq ft. That is super area — the saleable figure that includes your share of lobbies, lifts, corridors and common space. RERA made carpet area the basis of the contract for a reason, and here is what the two bases do to the same home:

The carpet rate is roughly 1.85 to 1.91 times the quoted one. On the smaller 3 BHK you are billed for 1.85 sq ft for every 1 sq ft you can stand in; carpet is 54 per cent of super there, and 52 per cent on the 4 BHK. Balconies soften it a little without changing the conclusion — at 947 sq ft of carpet plus a 235 sq ft balcony the rate is about Rs 25,381, and at 1,571 plus 427 it is about Rs 28,529.

None of this is unique to Emaar and none of it is hidden: super-area pricing is how Gurugram sells, and the carpet figures come from the same sheets as the prices. The point is that a comparison between two projects only means something when both are on the same basis, and the basis that appears in your allotment letter is carpet.

The middle home, and one piece of arithmetic worth doing yourself

A third layout is reported between those two — a larger 3 BHK with utility at about 1,219 sq ft of carpet plus a 318 sq ft balcony. No super area is published for it. At the loading the smallest home carries, 1.85, it works out near 2,250 sq ft of super area, which would put it around Rs 3.85 crore at the same rate. That is our arithmetic and not a published figure, so treat it as a sanity check rather than a quote — and if the sheet you are shown says something very different, the loading on that home is different, which is itself worth knowing.

Against Sector 86 itself

Sector 86 is not a new address. DLF New Town Heights, DLF Skycourt and Microtek Greenburg have been standing here for years, and apartments in the sector quote about Rs 11,400 to Rs 12,050 per sq ft in 2026 on the leading portals.

A premium of that size is the whole decision. What it buys is real: a 25.9-acre site with more than 20 acres kept open, an 8-acre grove, IGBC Platinum pre-certification, homes designed to open on three sides, and a developer whose Gurugram projects you can go and walk through before deciding — which is more than most launches offer. What it does not buy is a guarantee that the gap survives to resale, because the buyer you eventually sell to will be looking at the same sector rates you are looking at now.

The sector's other large launch is worth watching for exactly that reason. L&T Realty paid Rs 1,123 crore for 19.974 acres across Sectors 81 and 86 and has published no price yet; our page on L&T Sector 86 Gurgaon tracks it. If a second large-format developer prices near Emaar's level, this sector has repriced. If it prices nearer the sector, Emaar's premium stands alone. Either way it is the number that will tell you which of the two views was right, and it should arrive well before you have paid half your instalments.

Seven towers, 997 homes, and what that means per acre

Emaar's own description is seven towers around an 8-acre grove. Some listings describe a larger eventual scheme of thirteen towers. The difference matters, because density is what the low-coverage pitch is selling:

• 997 homes across the full 25.90 acres is about 38 homes an acre — genuinely low for Gurugram, and the basis of the marketing.
• 997 homes across the 15.217 registered acres is about 66 an acre — which is what the launch phase actually is on the land that carries a registration.
• If the site eventually holds thirteen towers at the same homes-per-tower, that is roughly 1,850 homes, or about 71 an acre across the whole 25.90.

Neither figure is dishonest; they answer different questions. The one to ask in the sales office is the third: what does the sanctioned plan permit on the balance land, and how many homes does the full build-out carry? The answer decides whether the grove you are paying for stays a grove.

The dates do not agree, and the payment plan sides with the earlier one

November 2032 is the possession date in circulation. Emaar's guidance at launch was delivery in five years, which from November 2025 is late 2030. That is a two-year gap between the company's own words and the date being quoted to buyers.

The reported payment plan makes the gap concrete. It is construction-linked, drawing about 9.5 per cent in 2025, 20.5 per cent in 2026, 20 per cent in each of 2027, 2028 and 2029, and the last 10 per cent in 2030. So on the quoted 2032 handover you would have paid the full price about two years before the keys. Ask why, and ask for the instalments to be tied to construction milestones rather than calendar years — a milestone-linked plan cannot run ahead of the building, and a calendar-linked one can.

The expression of interest is about Rs 10 lakh for a 3 BHK and Rs 15 lakh for a 4 BHK. That is the first money that moves, and it should not move before the registration number covering your tower has been checked by you on the authority's own portal.

Before you pay anything

1. A cost sheet naming carpet area and super area for your specific unit, with the rate worked out on both. If the sheet only carries super area, it is not a cost sheet, it is a brochure. The brochure PDF doing the rounds is worth reading for the layouts and the amenity list, and it is not a price — the cost sheet, on your unit number, is.
2. Which of the two registrations your tower falls under, and the completion date printed on that certificate — not the date in the brochure.
3. Whether your 4 BHK is a flat or a duplex penthouse. Emaar's own site says duplex penthouse; listing sites sell flats. They are different products at the same headline price.
4. The sanctioned plan for the balance 10.68 acres, so you know what will eventually stand between your tower and the open space you are buying.

Our view

If you came here for a review of Emaar Serenity Hills rather than a price list, the short one is this: a sound project at a price that is higher than it looks, with a long wait and a registration you can actually check.

This is a registered, large-format launch by a developer with finished buildings a short drive away — which is a better starting position than most of what sells in New Gurugram. Our page on Emaar Palm Drive and the high-end end at Emaar Marbella Terraces show the range the same developer works across, and the sector's own stock is covered on our Sector 85 and Sector 88 pages.

The reservation is arithmetic rather than judgement. At Rs 31,679 per sq ft of carpet, a Sector 86 address is being priced 45 to 65 per cent above its own sector for a home handed over in 2032. That can be the right buy — it usually is, for someone who wants the product and can hold it — but it should be an informed one, and the headline rate is not the number that informs it.

So: get the carpet number, get the registration covering your tower, read its completion date, and then decide. The rest of what is registered and selling nearby is on projects.

Frequently asked questions

Is Emaar Serenity Hills launched, and what does it cost?

Yes - it launched on 13 November 2025, so anything still listing it as an upcoming project is ten months out of date. Emaar's own launch band is Rs 3 crore to Rs 5.7 crore across 3 BHK and 4 BHK homes, against a Rs 1,600 crore investment and about 997 homes in seven towers. Listing sites quote entry figures of Rs 2.88 crore, Rs 2.95 crore and Rs 2.98 crore, all of them below the developer's own floor, so ask which home any sub-Rs 3 crore quote refers to.

What is the RERA number of Emaar Serenity Hills?

There are two, and that is the thing most listings get wrong. Phase I is RC/REP/HARERA/GGM/993/725/2025/96 over 8.004 acres and Phase II is RC/REP/HARERA/GGM/994/726/2025/97 over 7.213 acres, both dated 16 October 2025. The RERA-GRG-2052-2025 printed everywhere is a portal's listing index rather than a registration. Together the two cover 15.217 acres of a 25.90-acre site, so ask which registration your tower falls under and check it on the authority's own portal before paying anything.

What is the real rate per sq ft at Emaar Serenity Hills?

About Rs 17,143 to Rs 19,000 per sq ft on super area, and about Rs 31,679 to Rs 36,283 per sq ft on carpet. The Rs 3 crore 3 BHK is roughly 1,750 sq ft of super area over about 947 sq ft of carpet, so you are billed 1.85 sq ft for every 1 sq ft you can stand in. Neither number is a trick - super-area pricing is how Gurugram sells - but the carpet rate is the one to use when you compare this against anything else.

How big are the flats, and what is the carpet area?

Super areas run about 1,750 sq ft to 3,000 sq ft. The carpet areas reported alongside them are about 947 sq ft plus a 235 sq ft balcony on the smaller 3 BHK, about 1,219 sq ft plus 318 sq ft on the larger 3 BHK with utility, and about 1,571 sq ft plus 427 sq ft on the 4 BHK. Carpet is 54 per cent of super on the smallest home and 52 per cent on the largest. The allotment letter states carpet area, so match it against whatever the sales sheet says before signing.

When is possession at Emaar Serenity Hills?

November 2032 is the date in circulation, while Emaar's guidance at launch was delivery in five years, which from November 2025 means late 2030. The reported payment plan collects its final instalment in 2030, which fits the earlier date rather than the later one. Only the completion date printed on the HARERA certificate binds the promoter, and there are two certificates here, so read the one covering your tower.

How does the price compare with Sector 86?

Sector 86 apartments quote about Rs 11,400 to Rs 12,050 per sq ft in 2026, against Rs 17,143 to Rs 19,000 here - roughly 45 to 65 per cent above the sector on the same basis. The existing stock is DLF New Town Heights, DLF Skycourt and Microtek Greenburg, and that is the comparison a future resale buyer will make. The premium is for a new, low-coverage, IGBC Platinum scheme by a developer with delivered projects nearby; whether it survives to resale is the open question.

What is the payment plan and booking amount?

The reported plan is construction-linked: about 9.5 per cent in 2025, 20.5 per cent in 2026, 20 per cent in each of 2027, 2028 and 2029, and the last 10 per cent in 2030. The expression of interest is about Rs 10 lakh for a 3 BHK and Rs 15 lakh for a 4 BHK. Get it in writing that the instalments follow construction milestones rather than calendar dates, and ask why the plan ends two years before the quoted handover.