SS Leaf Sector 85 Gurgaon

SS Leaf is not new and it is not launching. SS Group put the project on sale in September 2012, registered it with the Haryana authority in 2019 as an ongoing project, and handed flats over through 2022. It is a lived-in society in Sector 85, New Gurgaon, with close to a hundred flats listed for resale and several dozen to let. The row this page replaces called it New Launch and printed one number, Rs 1.79 crore onwards. That figure is 1,375 sq ft, the smallest 2 BHK in the building, multiplied by Rs 13,000. It was a formula, and for once the formula ran the wrong way: it priced the building above the market, not below it.

Read on 26 September 2026, the listings put SS Leaf at about Rs 11,600 per sq ft on resale. One portal's median across 67 listings is Rs 11,300; another prints Rs 12,200; the first also reports its own quarterly average moving from Rs 11,500 to Rs 12,150 in the first quarter of 2026. The asks we could divide by an area sit between Rs 10,700 and Rs 12,000. The Sector 85 apartment average, by contrast, is around Rs 12,900 to 13,000. So a flat in this society costs less per sq ft than the sector around it, and that gap is the most useful fact on this page.

What is for sale, unit by unit

This site used to carry five one-unit pages for this society, each printing the same formula against one floor plan. They now fold into this page. The table keeps the sizes they named, what each printed, and what each size implies at the rate the building actually trades at.

Each "(est.)" band is the area times Rs 13,000, then times 1.42. The floor of every band sits 12 per cent above what the size fetches, and the ceiling sits 60 per cent above it. A buyer who opened the old 2,408 sq ft page was told the flat might cost up to Rs 4.45 crore. The same flat is asking Rs 2.7 crore to Rs 2.88 crore today. A seller who priced off that page would have waited a long time for a call.

The asks, divided by their areas

Here is every ask we could pin to a size, with the arithmetic:

• A 2 BHK of 1,671 sq ft at Rs 1.8 crore is Rs 10,770 per sq ft; another at Rs 2 crore, semi-furnished, is Rs 11,970.
• A 3 BHK of 2,408 sq ft at Rs 2.7 crore is Rs 11,210; at Rs 2.8 crore it is Rs 11,630; at Rs 2.88 crore, Rs 11,960.
• A 4 BHK of 2,804 sq ft on the seventh floor, park-facing, at Rs 3.35 crore is Rs 11,950.
• A 4 BHK of 2,812 sq ft at Rs 3 crore is Rs 10,670; at Rs 3.08 crore, Rs 10,950.

The spread is narrow, about 12 per cent from the cheapest ask to the dearest, and the 4 BHK of 2,812 sq ft is the cheapest per sq ft in the building. That is common in an older Gurugram society: large flats have fewer buyers, so they give up rate to sell. One portal's price list runs from Rs 1.91 crore for a 1,640 sq ft 2 BHK to Rs 5.72 crore for a 4,950 sq ft penthouse, both at about Rs 11,600, which matches our working rate. The penthouse figure is a list estimate, not an ask we could find, so treat it as a ceiling to test, not a price.

Two older listings still surface in search: a 1,671 sq ft 2 BHK at Rs 98 lakh from August 2022 and one at Rs 1.25 crore from January 2023. At Rs 5,860 and Rs 7,480 per sq ft they are a record of what the flat cost when the society was half occupied, and a measure of how far the sector has run since. Nobody is selling at those numbers now.

The rent, and the yield it gives

The society lets steadily. There were more than 55 rental listings on one portal and over 30 on another when this page was checked. The rents:

• A 2 BHK at about Rs 38,500 to Rs 45,000 a month, with outliers either side.
• A semi-furnished 3 BHK of about 2,400 sq ft at Rs 55,000 to Rs 56,000.
• A semi-furnished 4 BHK at Rs 55,000 for 2,812 sq ft and Rs 65,000 for a 2,600 sq ft unit.

Divide the rent by the price at Rs 11,600 per sq ft. A 1,671 sq ft 2 BHK costs about Rs 1.94 crore and lets for around Rs 42,000, which is Rs 5.04 lakh a year and a 2.6 per cent gross yield. A 2,408 sq ft 3 BHK at Rs 2.79 crore letting for Rs 56,000 earns Rs 6.72 lakh, or 2.4 per cent. A 2,812 sq ft 4 BHK at Rs 3.26 crore letting for Rs 55,000 earns Rs 6.6 lakh, or 2.0 per cent. The yield falls as the flat gets bigger, because a 4 BHK here rents for about what a 3 BHK does. For a landlord, the 2 BHK is the only size that pays its way; for an owner-occupier, the 4 BHK is the best value per sq ft in the society.

Ten years from booking to keys

The history matters because the building's buyers paid for it. Launched in September 2012, the project was still unfinished when the Real Estate Act came in, which is why it carries a 2019 registration: GGM/329/61/2019/23, also printed as registration number 23 of 2019. Handover ran through 2022, and one portal dates the society as ready from December 2022. A decade from booking to possession is long even by the standards of Gurugram's 2012 launches.

The delay has a paper trail. Buyers took SS Group to the Gurugram authority, and in a recent order its adjudicating officer awarded Rs 11.24 lakh to a couple who had booked a twelfth-floor flat in Tower 1 and paid Rs 39.38 lakh: Rs 8.74 lakh for lost appreciation, Rs 2 lakh for mental agony and Rs 50,000 for costs, with 11 per cent interest until paid. For a resale buyer today, that history is a reason to check the seller's file, not a reason to walk away. The towers stand, the occupation certificate is on record, and the complaints concern time, not structure.

What the developer publishes

SS Group's own project page describes 2, 3 and 4 BHK apartments of 1,640 to 3,950 sq ft, with two flats per floor and three sides open, designed by the Montreal architects ARCOP with gardens by Nippaysage. The listings add duplex penthouses up to 4,950 sq ft and give the land as 11.09 acres, where the developer says 9. They also disagree on the towers: 13 on most portals, eight on one, with 560 flats between them. Thirteen towers of 26 floors at two flats a floor would be 676 flats, so some towers are shorter, and one listing puts a 4 BHK in a ten-storey block. Which tower a flat is in changes the view, the lift wait and the ask, so pin it down.

A site trading on the developer's name still headlines "from Rs 1.11 crore". That is a launch-era number for the smallest flat. It buys nothing in 2026 and should not anchor a negotiation.

Where it sits

Sector 85 is on the New Gurgaon side of NH-48, a short drive from the southern end of the Dwarka Expressway. The sector's stock and its newer launches are on the Sector 85 flats page; the nearest like-for-like comparison in the same sector is a 4 BHK resale at Orris Aster Court Premier. The corridor's letting market is on the Dwarka Expressway rent page. The two budget bands this society falls into are Rs 2 to 3 crore and Rs 3 to 4 crore.

Sector 85 apartment prices rose about 17 to 21 per cent in the past year, depending on the portal, to roughly Rs 12,545 to Rs 12,900 per sq ft. Much of that average is set by newer towers. SS Leaf, older and with the delay behind it, trails the average by 7 to 10 per cent. That discount is either a bargain or a fair price for age, and the buyer's own visit decides which.

Who this suits, and who should look elsewhere

It suits a family that wants a large, finished flat in New Gurgaon at a rate below the sector's, and that values two flats to a floor over a newer clubhouse. It suits a 4 BHK buyer most of all: nowhere nearby buys 2,800 sq ft for about Rs 3.3 crore in a delivered tower. It does not suit a buyer after income, because a 2.0 to 2.6 per cent yield is not an income, or anyone who needs the flat to keep pace with the new launches in the sector. It also does not suit anyone who will skip the paperwork on a building with this history.

Before you pay a token

1. The occupation certificate for the tower and the seller's conveyance deed. Handover was staggered; confirm the tower was covered.
2. The rate against the deed's area. Asks run Rs 10,700 to Rs 12,000 per sq ft; anything above that needs a reason.
3. Any pending dispute between the seller and SS Group, including a delay-compensation claim that would travel with the flat or be lost.
4. The maintenance account and any arrears, in writing from the society.
5. Stamp duty at 7 per cent for a man, 5 for a woman, 6 jointly; the working is on the Gurgaon registration charges page.

Frequently asked questions

What is the price of a flat in SS Leaf Sector 85 Gurgaon?

On the resale listings read on 26 September 2026 the building trades at about Rs 11,600 per sq ft. A 1,671 sq ft 2 BHK asks Rs 1.8 to 2 crore, a 2,408 sq ft 3 BHK Rs 2.7 to 2.88 crore, and a 2,804 to 2,812 sq ft 4 BHK Rs 3 to 3.35 crore. The asks divide out at Rs 10,700 to Rs 12,000 per sq ft, below the Sector 85 average of about Rs 12,900.

Is SS Leaf ready to move in?

Yes. SS Group launched the project in September 2012, registered it in 2019 while it was still being built, and handed flats over through 2022. The towers are occupied and every sale now is a resale from an owner. Ask the seller for the occupation certificate covering the tower and the conveyance deed in their name before paying anything.

What is the rent in SS Leaf?

A 2 BHK lets for about Rs 38,500 to Rs 45,000 a month. A semi-furnished 3 BHK of about 2,400 sq ft lets for Rs 55,000 to Rs 56,000, and a 4 BHK for Rs 55,000 to Rs 65,000 depending on size and furnishing. More than 55 flats were listed to let on one portal when checked, so a landlord competes for tenants.

What rental yield does SS Leaf give?

Between 2.0 and 2.6 per cent gross, falling as the flat gets bigger. A 2 BHK at Rs 1.94 crore letting for Rs 42,000 earns 2.6 per cent; a 3 BHK at Rs 2.79 crore letting for Rs 56,000 earns 2.4 per cent; a 4 BHK at Rs 3.26 crore letting for Rs 55,000 earns 2.0 per cent. After maintenance and vacancy, subtract about half a point.

What is the RERA number of SS Leaf?

The Haryana registration printed on the listings is GGM/329/61/2019/23, also written as registration 23 of 2019. It dates from 2019 because the project, launched in 2012, was unfinished when the Real Estate Act took effect. On a delivered flat the occupation certificate matters more, but the sale deed should still cite this number. Verify it on the Haryana authority's website.

Was possession of SS Leaf delayed?

Yes, by years. Flats booked in 2012 were handed over through 2022, and buyers have won compensation from SS Group before the Gurugram authority. In one recent order a couple who paid Rs 39.38 lakh for a Tower 1 flat were awarded Rs 11.24 lakh, most of it for lost appreciation. A resale buyer should ask whether the seller has a claim pending.

Why was the old price on this page higher than the market?

Because it was a formula, not a listing. The old row printed Rs 1.79 crore onwards, which is 1,375 sq ft times Rs 13,000, and the one-unit pages multiplied that by 1.42 for a ceiling. SS Leaf actually trades near Rs 11,600 per sq ft, so the old floors ran 12 per cent high and the ceilings 60 per cent high.