Flats in Sector 86 Gurgaon: Price, Projects & Buyer Guide
Sector 86 in Gurgaon is a New Gurgaon location with a wide mix of homes, from mid-priced apartments to premium projects by names like Emaar and DLF. It sits near the Dwarka Expressway and the Pataudi Road belt. This guide covers the real rates, the main projects, connectivity and the pros and cons before you buy a flat here.
Quick summary
- Sector 86 is part of New Gurgaon, near NH-48, Pataudi Road and the Dwarka Expressway network.
- Rates start from about ₹5,500 per sq ft and run well higher for premium projects.
- Key projects include Emaar Serenity Hills, DLF New Town Heights 2 and DLF The Skycourt.
- You can buy a 2 BHK in the ₹1.8 crore band or a large premium 4 BHK above ₹4 crore.
- The draw is brand-name projects at New Gurgaon prices; the caveat is a still-maturing pocket.
Where Sector 86 sits
Sector 86 is in the New Gurgaon belt, close to NH-48, Pataudi Road and the wider Dwarka Expressway network. It shares this stretch with sectors like 85, 89 and 92, all of which have drawn national developers over the past decade. The location gives reasonable access to the airport, Manesar and central Gurgaon, with the trade-off that some daily services are still filling in.
The sector suits buyers who want a recognised builder and a newer home without paying old-Gurgaon premiums. It also works for families who like the space and planning of New Gurgaon projects.
Property rates in Sector 86
Rates in Sector 86 start from around ₹5,500 per sq ft at the value end and climb well higher for premium towers. The spread is wide because the sector holds both mid-segment and premium stock. Apartment prices here have been broadly flat over the last year, up about half a percent, so this is a hold-and-grow location rather than a quick flip.
Because the range is so wide, the per-project rate matters more than the sector average. A DLF resale flat and a fresh Emaar launch can sit far apart on price. Always confirm the rate for the exact project, tower and floor.
Main projects and prices
| Project | Configuration | Price band |
|---|---|---|
| Emaar Serenity Hills | 3 and 4 BHK (carpet 1,182 to 1,998 sq ft) | About ₹2.79 to ₹4.7 crore |
| DLF New Town Heights 2 | 2, 3 and 4 BHK | About ₹1.8 to ₹2.59 crore |
| DLF The Skycourt | 3 BHK | About ₹2.12 to ₹2.25 crore |
These are indicative bands. Resale units, floor-rise and view premiums move the final number, so treat them as a starting point and ask for a full cost sheet.
What kind of homes you will find
Sector 86 leans toward organised apartment projects. The DLF developments offer settled, ready or near-ready 2 to 4 BHK homes, which suit end users who want to move in and inspect the actual flat. Emaar Serenity Hills is the newer, more premium option with larger carpet areas. Between them, you can cover budgets from roughly ₹1.8 crore up to well above ₹4 crore.
Connectivity
Sector 86 connects to the NCR through NH-48, Pataudi Road and the Dwarka Expressway network. That gives access to the airport, Manesar's job belt and central Gurgaon. The expressway link is the main long-term positive. As with the rest of New Gurgaon, test your daily route at peak hours, since travel times depend heavily on where you work.
Strengths and cautions
The strengths are the presence of trusted developers, a real choice of ready homes, and New Gurgaon pricing that is lower than the older luxury sectors. For a family buyer, that combination is attractive.
The cautions are that price growth has been slow recently, so do not expect fast gains, and that parts of the sector are still developing. For any under-construction unit, check the RERA registration, the builder's record and the possession date, and match payments to progress on site.
How to buy smart in Sector 86
Decide your budget and format first. Then compare the DLF and Emaar options on price, carpet area, age of the building and maintenance. For resale, check the society's upkeep and any pending dues. For a new launch, confirm RERA and the delivery timeline. And negotiate on the all-in price, since charges beyond the base rate add up.
How Sector 86 compares
To weigh Sector 86 against nearby options, compare with flats in Sector 85 Gurgaon and flats in Sector 92 Gurgaon. If builder reputation is your deciding factor, our guide to the best builders in Gurgaon ranks the developers active across this belt.
Frequently asked questions
Where is Sector 86 in Gurgaon?
In New Gurgaon, near NH-48, Pataudi Road and the Dwarka Expressway network.
What is the starting rate in Sector 86?
From around ₹5,500 per sq ft at the value end, rising well higher for premium projects.
Which are the main projects?
Emaar Serenity Hills, DLF New Town Heights 2 and DLF The Skycourt are the best known.
What is the price of a 2 BHK in Sector 86?
DLF New Town Heights 2 offers 2 BHK homes from about ₹1.8 crore. Confirm the exact size and floor.
What does a premium flat cost here?
Emaar Serenity Hills 3 and 4 BHK homes sit around ₹2.79 to ₹4.7 crore.
Has Sector 86 appreciated recently?
Apartment prices have been broadly flat over the last year, up about half a percent, so it is a longer-term hold.
Are there ready-to-move flats in Sector 86?
Yes. The DLF projects offer settled, ready or near-ready homes you can inspect before buying.
Is Sector 86 good for families?
Yes. The apartment projects and New Gurgaon planning suit family buyers who want space and a known builder.
How is the connectivity?
Via NH-48, Pataudi Road and the Dwarka Expressway, with access to the airport, Manesar and central Gurgaon.
Is the social infrastructure ready?
It is improving but still developing in parts. Check schools, hospitals and retail near your project.
Should I buy resale or new here?
Resale gives you a ready home and an established society. New launches offer newer specs but carry delivery risk.
What extra charges apply?
Floor-rise, parking, club charges, maintenance deposits and taxes on top of the base price.
Is Sector 86 a good investment?
It suits patient buyers. Recent growth has been slow, so returns depend on holding through the corridor's maturing.
How does Sector 86 compare with Sector 92?
Sector 86 has more brand-name projects and a higher premium end, while Sector 92 is a slightly lower-priced value belt.
How do I verify a project in Sector 86?
Check the HARERA registration, the builder's delivery record, the sanctioned plan and the possession date before paying.
If you want a shortlist of Sector 86 projects that match your budget and timeline, contact our team. We will share current prices and RERA details so you can compare with confidence.
