Sector 86 Gurgaon: New Gurgaon Township & New-Launch Cluster
Emaar Serenity Hills, Microtek Greenburg, DLF The Skycourt, Ansal Heights 86, and the DLF New Town Heights communities — Township-Scale, Premium, and New-Launch Inventory in Sector 86, Gurugram
Sector 86 is a mixed township-scale and new-launch residential cluster within New Gurgaon, connected to NH-48, Dwarka Expressway, and Southern Peripheral Road. Projects currently observed include Emaar Serenity Hills (Phase 1 and Phase 2), Microtek Greenburg, DLF The Skycourt, Ansal Heights 86, DLF New Town Heights I, and DLF New Town Heights II. Indicative pricing across the sector spans approximately ₹1.9 Cr to ₹5.31 Cr+, dated October 2026. Project-level RERA registration should be verified against the Haryana RERA record before any commitment.
Key Takeaways — Sector 86 Gurgaon
New Gurgaon Township Cluster
Sector 86 sits within New Gurgaon, with direct connectivity to NH-48, Dwarka Expressway, and Southern Peripheral Road. The sector’s inventory spans township-scale developments and new-launch product, anchored by Emaar Serenity Hills, Microtek Greenburg, and the DLF New Town Heights communities.
Mixed New-Launch and Delivered Inventory
Emaar Serenity Hills is a new launch in the early construction stage, while DLF The Skycourt, Microtek Greenburg, Ansal Heights 86, and the DLF New Town Heights I and II communities offer varying stages of delivered or near-delivered inventory. Buyers should verify current construction and possession status directly with the developer.
Emaar and DLF Brand Presence
Emaar India and DLF both anchor inventory in and around Sector 86, giving the sector an established developer mix. An L&T Realty project is understood to be forthcoming on the Sector 86 belt; final specifications, pricing, and RERA registration are not yet publicly confirmed.
Corridor Access
The sector’s location within New Gurgaon places it on the NH-48 and Dwarka Expressway catchment. Commute times to IGI Airport, Cyber City, and Delhi should be verified against current traffic conditions rather than taken from projections.
Entry Price Context
Indicative pricing in Sector 86 spans from approximately ₹1.9 Cr at the entry level to ₹5.31 Cr+ for the upper formats observed, including Ansal Heights 86’s larger inventory and Emaar Serenity Hills Phase 2. Pricing is dated and indicative; buyers should confirm current pricing directly with the developer.
Delivery Horizon Considerations
Emaar Serenity Hills carries a registered completion date observed at 30 September 2032, which is a long-horizon purchase. Delivered inventory from the DLF New Town Heights communities and Microtek Greenburg suits buyers prioritising immediate possession. The two profiles suit different briefs.
Sector 86 — Market Overview 2026
Sector 86 has developed into a mixed township-scale, premium, and new-launch residential cluster within New Gurgaon. Compared with neighbouring sectors, Sector 86 is characterised by a diverse product mix that spans integrated township developments, premium apartment formats, and new-launch inventory within a compact radius. The sector currently includes Emaar Serenity Hills (Phase 1 and Phase 2), Microtek Greenburg, DLF The Skycourt, Ansal Heights 86, DLF New Town Heights I, and DLF New Town Heights II.
As of October 2026, indicative pricing across the sector spans from approximately ₹1.9 Cr at the entry level to ₹5.31 Cr+ for the upper formats observed. Premium and township-scale formats are observed at lower entry points, while the larger new-launch and 5 BHK inventory is observed at the higher end.
Demand in Sector 86 is driven by three broad buyer groups: NRI investors seeking established developer brands and a New Gurgaon address, end-users prioritising township-scale amenities and community ecosystems, and long-horizon buyers evaluating new-launch pricing on the NH-48 and Dwarka Expressway catchment.
For buyers comparing across the New Gurgaon corridor, Sector 86’s distinguishing features are the concentration of integrated township product and the presence of both delivered and new-launch inventory within a small radius. Buyers evaluating a five-to-seven-year holding horizon should weigh this against neighbouring sectors with different product mixes and entry price points.
Sector 86 at a Glance
- Location
- Sector 86, New Gurgaon, Gurugram
- Corridor
- New Gurgaon — NH-48, Dwarka Expressway, Southern Peripheral Road
- Indicative Price Range
- ₹1.9 Cr – ₹5.31 Cr+ · October 2026
- Configurations
- 2, 3, 4 & 5 BHK; floors and townhouses in select communities
- Primary Developers
- Emaar India, DLF, Microtek, Ansal API; L&T Realty forthcoming
- Property Types
- Township-scale projects, premium apartments, new-launch residences
- Airport Access
- Qualitative — verify against current traffic conditions
- RERA
- RERA Registered; verify on haryanarera.gov.in
- Last Verified
- 4 October 2026
The Sector 86 Story
New Gurgaon has matured over the last decade into one of the NCR’s principal residential growth corridors, and Sector 86 sits within its township-scale belt. The sector’s appeal rests on three characteristics: New Gurgaon positioning, proximity to NH-48 and Dwarka Expressway, and an established developer mix that includes national brands.
Emaar Serenity Hills represents the sector’s most recent new-launch arrival, bringing 3 BHK inventory with a 25.9-acre estate to Sector 86. DLF The Skycourt and the DLF New Town Heights communities anchor the delivered and near-delivered segment of the sector. Microtek Greenburg adds premium apartment breadth across configurations and price points, while Ansal Heights 86 contributes larger-format inventory. An L&T Realty project is understood to be forthcoming on the Sector 86 belt.
Connectivity is a central part of the Sector 86 thesis. The sector sits within the New Gurgaon belt with access to NH-48, Dwarka Expressway, and Southern Peripheral Road. Buyers should note that infrastructure timelines, including metro extensions and flyover upgrades, are subject to change and should be treated as directional rather than committed.
For buyers weighing Sector 86 against neighbouring New Gurgaon sectors, the practical question is usually about product mix and holding horizon. Sector 86 suits buyers who value a mix of township-scale amenities, established developer brands, and new-launch pricing. Buyers whose priorities are a narrower product focus or a different corridor positioning may find a stronger fit in adjacent sectors.
Projects in Sector 86
Seven observed residential projects define Sector 86’s township-scale, premium, and new-launch ecosystem — from integrated township communities to new-launch inventory. Indicative primary and selective resale pricing spans ₹1.9 Cr – ₹5.31 Cr+ as of October 2026.
Note: Pricing is indicative and dated. Buyers should confirm current pricing, availability, and project-specific RERA registration directly with the developer.
DLF New Town Heights II
Selective resale / townhouse
Sector 86 vs. Adjacent New Gurgaon Sectors
| Parameter | Sector 86 | Sector 84 | Sector 85 | Sector 103 |
|---|---|---|---|---|
| Township-scale supply | High | High | Moderate | Moderate |
| New-launch inventory | Present | Present | Limited | High |
| Premium apartment supply | Extensive | Extensive | Moderate | High |
| Villa / townhouse inventory | Limited | Limited | Limited | Present |
| Primary buyer profile | Township & new-launch buyers | Township & family buyers | Premium & family buyers | New-launch & investor buyers |
Descriptors (Extensive / High / Moderate / Limited / Present) reflect Wealthway’s qualitative reading of publicly reported project data as of October 2026. They are not a ranking and not a quantitative index.
Wealthway View
Sector 86 offers a mixed cluster of township-scale, premium, and new-launch inventory within New Gurgaon. For buyers prioritising established developer brands, township-scale amenities, and a mix of delivered and new-launch product, the sector is well-positioned. For buyers whose primary criterion is a narrower product focus or a different corridor positioning, adjacent New Gurgaon sectors may be more appropriate. Within Sector 86, the choice typically reduces to: new-launch inventory (Emaar Serenity Hills Phase 1 and Phase 2), premium apartments (Microtek Greenburg, DLF The Skycourt), larger-format inventory (Ansal Heights 86), or established township communities (DLF New Town Heights I and II). An L&T Realty project is understood to be forthcoming on the Sector 86 belt. Buyers should verify project-specific RERA registrations and treat infrastructure timelines as directional.
How Wealthway Supports Sector 86 Buyers
Buying Advisory
Shortlisting based on your brief, comparative evaluation of shortlisted projects, and negotiation support through to transaction.
Luxury Property Advisory
Project-level evaluation across pricing, specification, developer track record, and resale context — with fact and editorial clearly separated.
NRI Property Advisory
Process coordination, document handling, remote site visits, and guidance on the FEMA and repatriation framework. Tax and legal matters are referred to the buyer’s CA and counsel.
Investment Advisory
Assessment of entry pricing, expected holding period, indicative rental yield, and corridor-level demand drivers — with clear risk framing.
NRI Investment Support — Sector 86
Process coordination and general guidance for Non-Resident Indians evaluating Sector 86 and the wider New Gurgaon corridor.
What We Coordinate for NRIs
- Purchase Process — NRIs may purchase residential property in India under FEMA, provided funds are routed through normal banking channels (NRE / NRO / FCNR). We coordinate documentation and site visits.
- Repatriation — Repatriation of sale proceeds is permitted subject to conditions under the RBI framework, including how the property was acquired and applicable tax clearances. The commonly cited USD 1 million per financial year figure is not a universal, unrestricted entitlement. Confirm specifics with your bank and CA.
- Power of Attorney — A registered PoA can streamline routine transactions where the buyer is overseas. Execution, stamping, and registration requirements vary by jurisdiction. We coordinate with the buyer’s legal counsel.
- Tax Framework — Where the seller is a resident, TDS under §194-IA applies (1% above ₹50 lakh). Where the seller is non-resident, §195 applies and the rate is generally 12.5% for long-term capital gains on transfers on or after 23 July 2024, subject to treaty relief. Confirm the current position with your CA.
Wealthway provides transaction coordination and general process guidance. FEMA, tax, and legal positions should be confirmed with the buyer’s own Chartered Accountant and legal counsel.
Prefer a Guided Walkthrough First?
We can arrange a live WhatsApp video walkthrough of shortlisted Sector 86 projects — sample apartments, townhouses, amenities, and clubhouse — before you commit to a physical visit.
Request Virtual WalkthroughBuyer Suitability — Sector 86
May Suit
- Buyers who prioritise township-scale amenities and community ecosystems
- NRI buyers seeking established developer brands and remote coordination
- Long-horizon buyers evaluating new-launch pricing on the New Gurgaon corridor
- Ready-to-move buyers seeking immediate possession and rental income
- Buyers evaluating a mix of township and new-launch inventory within one sector
May Not Suit
- Buyers seeking villa ownership as a primary requirement
- Buyers seeking golf-facing formats as a primary requirement
- Buyers whose primary criterion is direct metro adjacency
- Investors seeking guaranteed short-term returns (no real-estate investment offers this)
- Buyers preferring plotted estates as a primary requirement
Actionable Summary — Your Next Three Steps
Define the Brief
Clarify budget band, holding horizon, possession preference (delivered vs. new launch), and configuration. This determines whether Sector 86 is the right corridor for your requirement.
Evaluate Shortlist
We provide a comparative view across shortlisted Sector 86 projects — pricing, specification, developer track record, and resale context — so trade-offs are clear.
Site Visit & Transaction
Physical or virtual site visit, direct advisory, and end-to-end support through offer, agreement, and registration. NRI buyers receive process coordination and referral to their own tax and legal advisors.
Frequently Asked Questions — Sector 86 Gurgaon
What is the indicative price range in Sector 86 Gurgaon?
As of October 2026, indicative pricing across Sector 86 spans approximately ₹1.9 Cr to ₹5.31 Cr+ across observed primary and selective resale inventory. Emaar Serenity Hills Phase 1 is observed from approximately ₹2.98 Cr, Phase 2 to approximately ₹5.31 Cr, Microtek Greenburg approximately ₹2.25 Cr to ₹4.65 Cr, and DLF The Skycourt approximately ₹2.44 Cr to ₹2.55 Cr. Prices are indicative and dated.
Which residential projects are in Sector 86?
The principal projects include Emaar Serenity Hills (Phase 1 and Phase 2), Microtek Greenburg, DLF The Skycourt, Ansal Heights 86, DLF New Town Heights I, and DLF New Town Heights II. An L&T Realty project is understood to be forthcoming on the Sector 86 belt.
Is Sector 86 a good location for NRI investment?
Sector 86 is frequently considered by NRI buyers because of its New Gurgaon location, connectivity to NH-48 and Dwarka Expressway, and the mix of Emaar, DLF, Microtek and Ansal inventory. NRIs should verify project-specific RERA registration and route funds through normal banking channels.
Are there ready-to-move projects in Sector 86?
DLF The Skycourt, Microtek Greenburg, Ansal Heights 86, and the DLF New Town Heights I and II communities offer varying stages of delivered or near-delivered inventory. Emaar Serenity Hills is a new launch with a registered completion date observed at 30 September 2032. Buyers should verify current construction and possession status directly with the developer.
Can NRIs invest in Sector 86 properties?
Yes. NRIs may purchase residential property in India under FEMA, provided funds are routed through normal banking channels. Repatriation of sale proceeds is permitted subject to conditions under the RBI framework and applicable tax clearances. Confirm specifics with your own CA and legal counsel.
How does Sector 86 compare to Sector 84 for investment?
Both sectors sit on the New Gurgaon belt with NH-48 and Dwarka Expressway connectivity. Sector 86 is characterised by a mix of integrated township inventory and new launches, while Sector 84 includes a comparable spread of apartment and integrated-community formats. The appropriate choice depends on the buyer’s brief and holding horizon.
What is the outlook for Sector 86?
The sector benefits from its New Gurgaon location, established developer presence, and connectivity to NH-48, Dwarka Expressway, and Southern Peripheral Road. Buyers should verify project-specific RERA registrations and treat infrastructure timelines as directional.
Which schools are near Sector 86?
Educational institutions within reasonable driving distance include GD Goenka World School, Manav Rachna International, Apeejay School, and Cambridge School. Verify current commute times with the school and at your likely travel hours.
Which hospitals are near Sector 86?
Multi-specialty hospitals in the wider area include Medanta – The Medicity, Artemis Hospital, Max Super Speciality, and Fortis Memorial. Travel times vary by traffic conditions.
Is Sector 86 suitable for end-users or only investors?
Sector 86 may suit both end-users and investors, depending on the brief. End-users may be drawn to New Gurgaon’s township-scale amenities, established developer brands, and integrated community ecosystems. Investors may be drawn to rental demand from delivered inventory and long-horizon appreciation within township and new-launch segments.
What is the status of the L&T Realty project on the Sector 86 belt?
An L&T Realty project is understood to be forthcoming on the Sector 86 belt, but final specifications, configurations, pricing, and RERA registration are not yet publicly confirmed as of October 2026. Buyers should wait for the developer’s official launch communication and verify RERA registration before evaluating.
What is the methodology behind the analysis on this page?
Content on this page draws on three sources: project-level developer information, publicly available Haryana RERA records, and Wealthway’s own observation of asking prices and market positioning. Pricing is indicative and dated.
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Sector 86 on the Map
Last Updated: · Independent Analysis · Method: project developer disclosures + public Haryana RERA records + Wealthway observation of asking prices and market positioning.