Sector 86 · New Gurugram · Dwarka Expressway
Emaar Serenity Hills Sector 86 Gurgaon
New Launch 3 BHK Residences by Emaar India Limited
From ₹2.98 Cr* · 997 residences · 7 towers · 25.9 acres
Project Facts
- Developer
- Emaar India Limited
- Location
- Sector 86, New Gurugram
- Configuration
- 3 BHK (Phase 1)
- Carpet Area
- ~947 – 1,219 sq ft
- Estate
- 25.9 acres · 7 towers · 997 residences
- Registered Completion
- 30 September 2032 (HRERA)
- RERA Status
- Registered
GGM/993/725/2025/96 & GGM/994/726/2025/97 - Project ID
- RERA-GRG-2052-2025 & RERA-GRG-2053-2025
RERA Verification: Verify GGM/993/725/2025/96 (Phase 1, project ID RERA-GRG-2052-2025) and GGM/994/726/2025/97 (Phase 2, project ID RERA-GRG-2053-2025) independently at haryanarera.gov.in before any payment.
Key Highlights
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New Gurugram Corridor
Sector 86 location with connectivity to Dwarka Expressway, NH-48, and SPR.
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7 Towers · 997 Residences
Phase 1 and Phase 2 combined, across a 25.9-acre estate.
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8-Acre Central Green
Over 20 acres of total landscaped open space across the development.
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Completion September 2032
HRERA-registered completion date. Under-construction timeline.
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RERA Registered
Registered under GGM/993/725/2025/96 and GGM/994/726/2025/97.
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Emaar India Legacy
Developed by Emaar India Limited, part of Dubai-based Emaar Properties.
Current Status
Emaar Serenity Hills is a new launch, under-construction residential project in Sector 86, New Gurugram, with an HRERA-registered completion date of 30 September 2032. The project is RERA-registered in two phases: Phase 1 under GGM/993/725/2025/96 and Phase 2 under GGM/994/726/2025/97. The combined development comprises 7 residential towers with approximately 997 residences on a 25.9-acre estate.
The project is being developed by Emaar India Limited, the Indian arm of Dubai-based Emaar Properties, with an investment of approximately ₹1,600 Cr (excluding land cost) for Phase 1. The project is IGBC Platinum pre-certified.
For buyers: New launch purchases offer inaugural pricing, flexible payment plans, and direct developer allocation. Confirm the current price list, payment schedule, and construction milestones directly through a verified channel before any booking. Note that HRERA has directed the promoter to submit fire scheme approval, service plans, and environmental clearance within stipulated timelines.
Pricing & Configurations
| Configuration | Carpet Area | Indicative Price |
|---|---|---|
| 3 BHK + 2T (Small) | ~947 sq ft | ₹2.98 Cr* |
| 3 BHK + 3T + Utility (Large) | ~1,219 sq ft | ₹3.99 Cr* |
Pricing variables: floor rise, tower orientation, view, corner units, and PLC apply. Final pricing is confirmed on the developer's current price list at the time of booking. The rate works out to approximately ₹17,529 per sq ft.
Inclusions: The quoted price includes EDC/IDC, IFMS, car parking, and club membership. GST is charged separately on top.
Transaction costs: New launch purchases carry stamp duty, registration charges, and GST. Confirm the full all-in cost, not just the headline price.
Pricing is indicative based on current market listings. Subject to change. Request the current developer price sheet through a verified channel.
Location
Sector 86, New Gurugram
Emaar Serenity Hills is located in Sector 86, New Gurugram, with connectivity to Dwarka Expressway, NH-48, and Southern Peripheral Road. The site is located at village Lakhnola & Badha, near NH-48.
Connectivity
- Dwarka Expressway — approximately 2.9 km
- NH-48 — approximately 2.2 km
- Southern Peripheral Road — approximately 4.1 km
- IGI Airport — approximately 23.78 km
- Garhi Harsaru Railway Station — approximately 4.55 km
Nearby Landmarks
- International schools in New Gurgaon
- Hospitals and clinics in the surrounding micro-market
- Retail and dining clusters along NH-48
- Multiple residential and commercial developments in Sector 86 belt
Site location — Sector 86, New Gurugram
Developer: Emaar India Limited
Emaar India Limited is the Indian arm of Dubai-based Emaar Properties, globally known for iconic developments including Burj Khalifa and Dubai Mall. Emaar India has a strong presence in residential and commercial projects across Delhi NCR, Mohali, Lucknow, Indore, Jaipur, and Alibaug, with approximately 12.5 million sq ft currently under construction.
- Parent: Emaar Properties PJSC (Dubai)
- Gurugram presence: Multiple residential and commercial projects
- Current construction: ~12.5 million sq ft across India
- Serenity Hills partnership: Developed in collaboration with a landowner partner
- Green certification: IGBC Platinum pre-certification
- Investment: ₹1,600 Cr for Phase 1 (excluding land cost)
Emaar Serenity Hills represents Emaar India's significant new launch in the New Gurgaon corridor, bringing the developer's global brand standards to Sector 86.
Project Overview
Emaar Serenity Hills is a new launch residential project in Sector 86, New Gurugram, developed by Emaar India Limited.
Phase 1 offers 3 BHK residences with carpet areas ranging from approximately 947 to 1,219 sq ft, and super built-up areas around 1,700 to 2,279 sq ft. The combined development comprises 7 towers with approximately 997 residences on a 25.9-acre estate.
The project is IGBC Platinum pre-certified, features an 8-acre central green corridor, and over 80% of units face the central greens or are corner units. Amenities span over 1 lakh sq ft, including a large clubhouse.
Emaar Serenity Hills is RERA-registered in two phases: Phase 1 under GGM/993/725/2025/96 and Phase 2 under GGM/994/726/2025/97.
Wealthway Perspective: Emaar Serenity Hills is a new-launch asset in the emerging New Gurgaon corridor. The project's principal differentiators are its IGBC Platinum pre-certification, an 8-acre central green corridor, and Emaar's global brand legacy. Because construction is at an early stage, buyers benefit from launch pricing but must accept a delivery horizon extending to September 2032. Note that HRERA has directed the promoter to submit fire scheme approval, service plans, and environmental clearance within stipulated timelines.
Amenities
Wellness & Recreation
- Swimming pool
- Fitness centre / gymnasium
- Yoga and meditation areas
- Jogging track
- Senior-citizen facilities
- Children's play areas
Lifestyle & Community
- Large clubhouse
- Waterfront promenade
- Central greens
- Landscaped gardens
- Community spaces
- Indoor games and entertainment
Sustainability & Services
- IGBC Platinum pre-certified
- EV charging infrastructure
- Rainwater harvesting
- Solar PV systems for common areas
- 24/7 security
- High-speed elevators
Amenity specifications are indicative and subject to the developer's final project documentation. Confirm the final list in the buyer agreement before any commitment. Emaar's brochure cautions that some visuals illustrate the overall development vision, and that the club is planned for future phases.
Layout & Spatial Intelligence
3 BHK + 2T (Small) — Approx. 947 sq ft Carpet
The entry-level configuration at Emaar Serenity Hills, planned with a formal living-dining volume, three bedrooms, two toilets, and balconies spanning approximately 235 sq ft. Super built-up area is approximately 1,700 sq ft.
3 BHK + 3T + Utility (Large) — Approx. 1,219 sq ft Carpet
The larger 3 BHK configuration adds a third toilet and a utility niche, with balconies spanning approximately 318 sq ft. Super built-up area is approximately 2,279 sq ft.
Documentation
Final carpet areas, layout dimensions, and door/window positions are subject to the RERA-registered drawings and the developer's buyer agreement. Request the current documentation directly for specific unit plans.
Confirm final carpet areas and layout dimensions in the RERA registration GGM/993/725/2025/96.
Location & Market Knowledge
New Gurgaon Corridor
New Gurgaon (Sectors 76–95) is one of Gurugram's most active growth corridors, connecting the city's western sectors to Dwarka Expressway, NH-48, and the Delhi-Mumbai Expressway. Infrastructure on and around the corridor has been developing rapidly, with multiple residential and commercial projects at various stages of delivery.
Sector 86 Context
Sector 86 sits within the New Gurgaon belt, with connectivity to Dwarka Expressway, NH-48, and Southern Peripheral Road. The surrounding area includes multiple residential developments and is continuing to develop its commercial and educational infrastructure relative to established corridors like Golf Course Road.
Emaar's Sector 86 Entry
Emaar's entry into Sector 86 with a 25.9-acre project is a significant brand validation for the micro-market. Sector 86 prices are still significantly below established GCER sectors like 62 and 66, offering headroom for appreciation. The project is being developed in partnership with a landowner.
New Launch Market Dynamics
Because Emaar Serenity Hills is in the early construction phase, primary inventory is being sold directly by the developer. New launch pricing typically offers inaugural rates that step up as construction progresses. Buyers should weigh the ~6-year delivery horizon (September 2032) against the benefit of early-stage pricing and the potential for capital appreciation during the build period.
Who Should Consider Emaar Serenity Hills
This project may suit:
- Long-horizon buyers with a 6+ year horizon aligned to the September 2032 completion
- NRIs requiring FEMA-compliant new launch purchase with NRE/FCNR payment routing
- Buyers seeking Emaar brand assurance at a more accessible price point than Golf Course Road
- Investors seeking inaugural pricing on a differentiated new launch in New Gurgaon
This project may NOT suit:
- Buyers needing immediate possession — completion is registered for 30 September 2032
- Budget-conscious buyers — starting price is ~₹2.98 Cr for the entry-level 3 BHK
- Buyers seeking ready-to-move inventory — this is a new launch under construction
- Buyers prioritizing ultra-low maintenance costs — amenity upkeep carries premium monthly charges
Important Buyer Considerations
1. RERA Verification
Verify GGM/993/725/2025/96 (Phase 1, project ID RERA-GRG-2052-2025) and GGM/994/726/2025/97 (Phase 2, project ID RERA-GRG-2053-2025) independently at haryanarera.gov.in before any payment.
2. Phase Distinction
Serenity Hills is a multi-phase project. Phase 1 and Phase 2 are separately RERA-registered. Confirm the specific phase and tower before any transaction.
3. Statutory Approvals
HRERA has directed the promoter to submit fire scheme approval, service plans & estimates, and road access permission within 4 months, and environmental clearance within 6 months from the date of grant of registration. Three demand drafts of ₹25 lakh each have been submitted as security for timely submission.
4. New Launch Pricing
Confirm the current developer price list, floor rise, PLC, and any inaugural offers directly. New launch pricing is typically revised upward as construction progresses.
5. Payment Plan
Two structures are available: Construction Linked Plan (CLP) with payments across 12 milestones, and EasyPay Plan (30:40:30) with lower initial outflow. Confirm the schedule and any default clauses before booking.
6. NRI Documentation
NRE/FCNR transfers, FEMA compliance, and tax documentation must be verified with a qualified advisor. NRIs may purchase under LRS without special RBI permission.
Wealthway View
Emaar Serenity Hills is a new launch residential project in Sector 86, New Gurugram, offering 3 BHK residences (~947–1,219 sq ft carpet) from approximately ₹2.98 Cr. RERA-registered in two phases under GGM/993/725/2025/96 and GGM/994/726/2025/97 with completion registered for 30 September 2032, it sits on the New Gurgaon corridor with a distinctive proposition — IGBC Platinum pre-certification, an 8-acre central green corridor, and Emaar's global brand legacy.
What we find compelling:
- RERA-registered in two phases under GGM/993/725/2025/96 and GGM/994/726/2025/97
- IGBC Platinum pre-certification — highest green building certification in India
- 8-acre central green corridor and over 20 acres of landscaped open space
- Over 80% of units face the central greens or are corner units
- Emaar India's global brand legacy and parentage (Emaar Properties, Dubai)
- New Gurgaon corridor with connectivity to Dwarka Expressway, NH-48, and SPR
What requires review:
- Completion timeline extends to 30 September 2032 — a ~6-year horizon
- New launch — no physical delivery to evaluate yet
- HRERA has directed the promoter to submit fire scheme approval, service plans, and environmental clearance within stipulated timelines
- All-in cost (stamp duty, registration, GST) will exceed headline pricing
- Amenity and interior specifications are subject to the developer's final documentation
- Sector 86 social infrastructure is still maturing relative to established corridors
Our recommendation:
Proceed with documented diligence. Verify RERA, confirm the current developer price list and payment schedule, review the RERA-registered drawings and buyer agreement, and confirm the status of pending statutory approvals. Buyers with a 6+ year horizon, seeking new launch pricing on the New Gurgaon corridor, and valuing Emaar's brand assurance and IGBC Platinum certification, are the natural fit.
Frequently Asked Questions
What is the price of Emaar Serenity Hills Sector 86?
Indicative pricing for Emaar Serenity Hills Phase 1 starts from approximately ₹2.98 Cr for 3 BHK residences (947 sq ft carpet) and extends to ₹3.99 Cr+ for larger 3 BHK formats (1,219 sq ft carpet). Final pricing varies by floor, view, and orientation.
Is Emaar Serenity Hills RERA registered?
Yes. Emaar Serenity Hills is registered under GGM/993/725/2025/96 (Phase 1, project ID RERA-GRG-2052-2025) and GGM/994/726/2025/97 (Phase 2, project ID RERA-GRG-2053-2025). Verify independently at haryanarera.gov.in.
What is the possession timeline for Emaar Serenity Hills?
The HRERA-registered completion date is 30 September 2032.
Where is Emaar Serenity Hills located?
It is located in Sector 86, New Gurugram, with connectivity to Dwarka Expressway, NH-48, and Southern Peripheral Road.
What configurations are available at Emaar Serenity Hills?
Phase 1 offers 3 BHK residences with carpet areas ranging from approximately 947 sq ft to 1,219 sq ft. A 4 BHK configuration is planned for a later phase but is not yet confirmed for sale.
Who is the developer of Emaar Serenity Hills?
It is developed by Emaar India Limited, the Indian arm of UAE-based Emaar Properties.
Is Emaar Serenity Hills suitable for NRI buyers?
Yes. NRIs are permitted to purchase residential property in India under the Liberalised Remittance Scheme (LRS), without special RBI permission. FEMA-compliant repatriation applies.
How many towers and residences are in Emaar Serenity Hills?
Phase 1 comprises 7 towers with approximately 581 residential units on 8.004 acres. Phase 2 adds 416 units on 7.213 acres, for a total of 997 registered residences.
What is unique about Emaar Serenity Hills?
The project is IGBC Platinum pre-certified, features an 8-acre central green corridor, over 80% of units face the central greens or are corner units, and includes a large clubhouse and over 1 lakh sq ft of amenities.
What due diligence should buyers complete before purchase?
Verify RERA registration, confirm title and chain of ownership through an independent legal advisor, review the buyer agreement and RERA-registered drawings, and note that HRERA has directed the promoter to submit fire scheme approval, service plans, and environmental clearance within stipulated timelines.
Discuss Emaar Serenity Hills with an Advisor
For confidential new launch pricing, inventory access, and a private briefing on Emaar Serenity Hills, speak with an independent advisor.
Shobhit Sharma
Founder & Principal Advisor