Sector 86 is one of the more varied sectors in New Gurgaon. Within a short stretch you find DLF's New Town Heights and The Skycourt, Emaar's Serenity Hills launch, and homes built under Haryana's affordable-housing rules. That range makes a single sector average nearly meaningless, which is the first thing to understand before shortlisting.

RealtyHunting's sector page (published 11 August 2026, updated 22 September 2026) calls it a hold-and-grow location rather than a quick flip, with apartment prices roughly flat over the year, up about half a per cent. The sections below set out what else the sources say.

Location and connectivity

RealtyHunting lists access through NH-48, Pataudi Road and the Dwarka Expressway network, and proximity to the airport, the Manesar job belt and central Gurgaon, with the caveat that travel times depend heavily on where you work. Square Yards' project pages are more specific: NH-8 is 3-4.5 km away and the Dwarka Expressway 3-4 km.

Two road works nearby matter more than the headline expressway. A Tribune report of 22-23 April 2026 says the Gurugram Metropolitan Development Authority (GMDA) has approved a three-lane flyover at Dadi Sati Chowk, with a tender expected within a week, and is planning a second at Shaheed Rao Ranjit Singh Chowk in Sector 84, 1.5 km away, to ease the stretch between Elan Mall and IMT Manesar. Separately, Trak.in (2 August 2025) reported a 5.3 km, ₹49.4 crore upgrade of the master road linking the expressway to IMT Manesar through the 84-88, 85-89, 86-90 and 87-91 sector boundaries, with a March 2026 completion deadline. We did not find confirmation of completion, so check the road on site. Square Yards' 1 October 2026 update separately mentions a planned flyover at the Sectors 86-90 intersection.

On metro, the Sector 86 area is served by no Gurugram station. Square Yards' 9 September 2026 explainer lists the working stations as Yashobhoomi Dwarka Sector 25 (1-2 km from Sectors 88 and 90) and Dwarka Sector 21 (3-4 km for northern sectors), with the expressway spur at Sector 101 under construction.

Prices: wide spread, two portals

RealtyHunting shows Serenity Hills at ₹2.79-4.7 crore, DLF New Town Heights 2 at ₹1.8-2.59 crore and DLF Skycourt at ₹2.12-2.25 crore. These bands differ from Square Yards' because sizes, floors and dates differ. The takeaway is that a new-launch Emaar apartment is priced at a clear premium to DLF's older, ready stock a few hundred metres away.

  • RealtyHunting (September 2026 update): a value end of about ₹5,500 per sq ft and higher for premium projects, with no single average published.
  • Square Yards overview (1 October 2026): average about ₹11,850 per sq ft, down 1.99 per cent, rent ₹27 per sq ft (down 3.57 per cent), yield 2.73 per cent a year.
  • Project-level asking prices from Square Yards: Emaar Serenity Hills about ₹17,250 per sq ft (₹2.93-4.83 crore for 3-4 BHK, possession listed September 2032); DLF The Skycourt about ₹12,400 per sq ft; DLF New Town Heights II about ₹11,000 per sq ft (₹1.84-4.51 crore); Microtek Greenburg about ₹14,850; Pyramid Elite about ₹9,950 (₹65-67.15 lakh for 2 BHK).

Projects to know

None of these is currently on the Property Point catalogue, so we cannot link a listing; ask us for current price sheets.

  • Emaar Serenity Hills: the new launch, 3-4 BHK (1,182-1,998 sq ft carpet per RealtyHunting), with a possession date of September 2032 on Square Yards.
  • DLF New Town Heights 2 and The Skycourt: ready DLF communities; a useful reference for resale pricing and maintenance quality.
  • GLS Avenue 86: 2-3 BHK at about ₹53.5 lakh-₹1.13 crore (Square Yards).
  • Pyramid Urban Homes: an affordable-policy project that features in a Realty Today report (30 August 2025) on resident protests.

Schools, hospitals and amenities

Square Yards lists St Xavier's High School at 0.7 km and a Government High School at 0.9 km, with Genesis Hospital and Rockland Hospital named nearby, though without distances for the hospitals, and banks within about 1 km. RealtyHunting says social infrastructure is improving but still developing in parts, without naming facilities. Both statements are consistent: basic schooling and clinics exist, but the large-format retail and hospital cover of old Gurgaon does not.

Rents

Square Yards' ₹27 per sq ft average rent implies a 1,500 sq ft flat renting for roughly ₹40,000 a month, but that is arithmetic rather than a quote, and the 2.73 per cent yield suggests renting is not the sector's strength. Tenant demand likely follows the Manesar and Delhi-border commutes, which is an inference rather than a sourced fact.

Risks and trade-offs

  • Flat price trend: roughly 0.5 per cent growth (RealtyHunting) or a 1.99 per cent decline (Square Yards) over the recent period.
  • Affordable-housing density: Realty Today (30 August 2025) reports residents of Pyramid Urban Homes in Sector 86 protesting over missing 24-metre access roads, water scarcity, security and maintenance charges for incomplete facilities. If you consider an affordable-policy project, inspect the access road and utilities personally.
  • Long possession horizon on new launches: September 2032 for Serenity Hills means paying carrying costs for years.
  • Construction traffic and work on the nearby master road and flyovers could continue to disrupt access.

Who it suits

  • Buyers who prefer a ready DLF-built flat at ₹1.8-2.6 crore over a launch with a 2032 date.
  • Professionals working in IMT Manesar or the Dwarka-Delhi border who want a mid-density sector.
  • Less suitable for buyers wanting a walkable, fully built neighbourhood today.

Our view

Sector 86 rewards a project-by-project approach. The ready DLF stock offers certainty and a track record; the new Emaar launch offers newness at a premium and a long wait; the affordable blocks require the most diligence. Visit at peak hours, drive the roads to Manesar and the expressway, and compare the all-in price per carpet sq ft across two or three projects before you decide.