New Gurgaon’s Sector 86 is rapidly emerging as one of the most watched real estate micro-markets in Delhi NCR. With Emaar India’s 25.9-acre Serenity Hills launch in November 2025 bringing the city’s most respected developer to this corridor, Sector 86 is gaining the kind of brand validation that transformed Sector 62 into one of Gurgaon’s most valuable addresses.
Where is Sector 86 New Gurgaon?
Sector 86 is located in New Gurgaon (also called Dwarka Expressway extension area), situated between the Dwarka Expressway corridor and the upcoming sectors beyond Pataudi Road. It is approximately:
- 30 minutes from IGI Airport
- 35–40 minutes from Cyber City via NH-48
- 20 minutes from Dwarka Sector 21 Metro Station
- 25 minutes from Golf Course Extension Road
Current property prices in Sector 86 New Gurgaon
| Project type | Developer | Price range (3 BHK) | Status |
|---|---|---|---|
| Emaar Serenity Hills | Emaar India | ₹3–4.5 Cr | New launch |
| Other premium projects | Various | ₹2–3.5 Cr | Various |
| Mid-segment projects | Various | ₹1–2 Cr | Various |
Why Sector 86 is a compelling investment in 2026
- 30–40% lower prices than Sector 62: Buy into the Emaar ecosystem at significantly lower prices
- Large land parcels available: Unlike Sector 62 which is now fully developed, Sector 86 allows developers to build 25+ acre communities
- Emaar validation: When Emaar chose Sector 86 for a 25.9-acre flagship launch, it sent a clear signal to the market — just as Emaar’s entry into Sector 62 validated that corridor
- Infrastructure coming: Proposed Metro corridor extensions, RRTS connectivity and road upgrades are in the pipeline
- New Gurgaon growth story: Sectors 82–115 have collectively delivered some of the highest percentage appreciation in Gurgaon over 2020–2026
Price appreciation forecast — Sector 86 vs established sectors
| Corridor | Current price | Predicted 2030 | Expected gain |
|---|---|---|---|
| Sector 86 New Gurgaon | ₹9,000–13,000/sq ft | ₹15,000–22,000 | 55–80% |
| Sector 62 GCER | ₹18,000–22,000 | ₹24,000–30,000 | 30–45% |
| Sector 112 DEW | ₹12,000–15,000 | ₹18,000–24,000 | 50–65% |
Risks to consider for Sector 86
- Infrastructure is still developing — schools, hospitals and retail are not yet at GCER levels
- Returns are over a longer horizon (5–7 years) vs established corridor (3–4 years)
- Connectivity improvements are planned but not fully delivered yet
- Best suited for investors with patience — not for buyers needing immediate community living standards
FAQs — Sector 86 New Gurgaon
Is Sector 86 New Gurgaon a good area to invest?
Yes, for investors with a 5–7 year horizon. Lower entry prices, Emaar brand validation and infrastructure pipeline create a strong appreciation case. Not ideal for buyers needing mature social infrastructure immediately.
What is the price per sq ft in Sector 86 Gurgaon?
Premium new launches like Emaar Serenity Hills are priced from ₹12,000–15,000 per sq ft. Other projects in the sector range from ₹7,000–12,000 per sq ft. Prices are appreciating as infrastructure develops.
Invest in Emaar Serenity Hills — Sector 86
New Gurgaon’s best investment opportunity of 2026. Limited units available at launch pricing. Enquire Now
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