Emaar Sector 86 Gurgaon

About Emaar Serenity Hills — Sector 86, Gurgaon

Emaar Serenity Hills is a newly launched luxury residential township by Emaar India spread across 25.9 acres in Sector 86, New Gurgaon. The project is developed in two phases and includes 13 high-rise towers (Phase 1 features 7 towers) rising between G+32 and G+39 floors, delivering a total of 997 homes in Phase 1 alone. Only 13% of the land is built upon — the rest is open space, central meadows, and forested green mounds. The core concept is the "8-Acre Grove": seven towers arranged around a vast central green, designed so that over 80% of units open on three sides with full-height corner windows. For Gurgaon's often-overcrowded development scene, that level of breathing room is genuinely unusual.

Key Highlights

• 25.9 acres, 13 towers across 2 phases — Phase 1 covers 15.2 acres with 7 towers, 997 units total, RERA-registered since October 2025.
• Tower heights of G+32 to G+39 with only 4 apartments per floor, offering genuine privacy and unobstructed views for most residents.
• IGBC Platinum pre-certified — one of the few projects in New Gurgaon with this certification, covering energy efficiency, water conservation, and air quality.
• 75,000 sq. ft. clubhouse (Club Serenity) — includes a multi-cuisine restaurant, patisserie, spa, co-working zones, banquet spaces, and a multi-sport arena.
• Over 20 acres of landscaped open space including forested mounds, water bodies, jogging trails, and a central meadow — ground coverage just 13%.
• 45+ fast EV charging stations integrated into basement parking (1 park for 3 BHK, up to 3 parks for 4 BHK).
• Direct 75-metre road frontage with three separate entry gates and two-level basement parking across the community.
• Construction-linked payment plan — EOI of ₹10 lakh for 3 BHK and ₹15 lakh for 4 BHK; staggered CLP payments tied to construction milestones through 2032.

Location Advantages

Sector 86 sits in the New Gurgaon growth corridor, flanked by NH-48 (Delhi–Jaipur Highway) roughly 3.8 km away and the Dwarka Expressway approximately 2.9 km from the project gate. The site has direct frontage on a 75-metre wide internal sector road, which makes ingress and egress smooth even during peak hours. IGI Airport is around 32 km by road — expect 40–50 minutes in normal traffic, longer during peak hours via the expressway. Cyber City and MG Road are 20–25 minutes away depending on traffic, and Manesar's industrial belt is about 15 minutes south, making it attractive for that commuting workforce too.

Honest caveat: Sector 86 is still a developing micro-market. Social infrastructure (malls, fine dining, metro access) lags behind established Gurgaon sectors like 56–58 or Golf Course Extension. There is ongoing construction dust from multiple nearby projects. The nearest metro — Dwarka Sector 21 — is 11–12 km away, and no committed metro timeline for Sector 86 itself exists yet. Buyers who rely on public transport will find it inconvenient for the foreseeable future.

What's Nearby — Schools, Hospitals, Malls

Amenities

The project's amenity backbone is Club Serenity, a grand 75,000 sq. ft. clubhouse spread across ground + 2 floors. Here's how it breaks down by category:

• Fitness & Sports: State-of-the-art gymnasium, multi-sport arena, tennis court, basketball court, badminton court, jogging and cycling tracks running through the green central meadow, yoga lawn.
• Water & Wellness: Resort-style temperature-controlled swimming pool, spa, steam and sauna, revitalisation lounge.
• Kids & Family: Dedicated kids' play zone, toddler play area, creche facility, themed children's garden.
• Social & Work: Multi-cuisine restaurant, patisserie/café, banquet and party spaces, co-working lounge, business meeting rooms, mini theatre (confirmed on 99acres), amphitheatre.
• Green & Open Spaces: 8-acre central meadow grove, forested mounds, water bodies, cabana zones, pocket lounges, senior citizen sitting zones with greenery views.
• Security & Tech: 24×7 CCTV surveillance, video door-phone systems, digital locks in all apartments, three gated entry points, dedicated drop-off at each tower lobby. EV charging: 45+ fast chargers across basement levels.

Price & Configuration

Prices below are based on launch-phase data from multiple channel partners and cross-referenced across portals. The official cost sheet from Emaar India has not been publicly published in full — contact us for verified breakdowns including floor-rise, PLC, and GST.

*Carpet area figures sourced from partial brochure data — confirm exact RERA carpet area before booking. SBU = Super Built-Up Area.

Payment Plan: Construction-Linked Plan (CLP). EOI: ₹10 lakh (3 BHK) / ₹15 lakh (4 BHK). A broadly referenced milestone schedule: ~9.5% on booking (2025), followed by tranches linked to each floor slab completion through 2030, with 10% on possession. A 30:40:30 flexible variant is also offered by some channel partners — verify directly with Emaar's sales team.

Construction Progress

Emaar Serenity Hills received RERA registration (RC/REP/HARERA/GGM/993/725/2025/96 & RC/REP/HARERA/GGM/994/726/2025/97) on 16 October 2025. The RERA-registered possession date for Phase 1 is September 2032 — a 7-year construction window from RERA registration, which is on the longer end for a project of this size but not unusual for a phased 13-tower high-rise township. The project is currently in its early launch and site preparation stage; no tower-specific floor counts are available yet. Buyers should monitor the Haryana RERA portal (HRERA Project ID: 3689) for quarterly construction updates once excavation commences.

Investment Analysis

• Current pricing vs. area average: At ₹16,000–₹17,000/sq. ft., Emaar Serenity Hills is priced at a significant premium to Sector 86's general market average of ₹9,000–₹12,000/sq. ft. (per 99acres locality data). You are paying the Emaar brand premium upfront.
• Locality appreciation: Sector 86 property prices grew ~2.2% in the last year per 99acres — modest compared to more established Gurgaon micro-markets. Long-term outlook is better as NH-48 and Dwarka Expressway infrastructure matures.
• Expected appreciation (2–3 years): Industry estimates for New Gurgaon projects with strong developer brands suggest 15–25% appreciation from launch price by possession in outperforming scenarios. However, the 2032 possession date means long holding time for investors.
• Rental yield: Comparable 3 BHK units in nearby sectors command ₹35,000–₹55,000/month. At a ₹2.88 Cr buy price, gross rental yield would be approximately 1.5–2.3% — low, but typical for new-launch luxury Gurgaon projects. End-user occupancy at possession is more likely the value driver.
• Competing projects in the same budget:
  • Ashiana Amarah, Sector 93: ~₹11,000–₹13,000/sq. ft. — lower price, family-focused, ready in nearer timelines.
  • Signature Global Daxin Vistas, Sohna: More affordable segment, different positioning.
  • Godrej Sector 103, Dwarka Expressway: Comparable luxury price band but closer to metro corridor.
• Resale demand: Emaar-branded projects in Gurgaon (Digi Homes, Urban Oasis) have shown reasonable resale liquidity. Brand credibility helps during resale, though the 7-year wait to possession is a deterrent for pure investors.

Pros and Cons

PROS

• Genuinely low-density layout — 13% ground coverage, 87% open space. Rare for Gurgaon high-rise.
• RERA registered with Haryana RERA since October 2025 — full regulatory transparency, no pre-RERA risk.
• IGBC Platinum pre-certification signals real sustainability commitment, not just marketing.
• Emaar India's track record — 56 delivered projects, established brand credibility in NCR luxury segment.
• 75,000 sq. ft. clubhouse is one of the larger in the sector — covers wellness, work, kids, and social needs comprehensively.

CONS

• Possession is September 2032 — a 7-year wait from RERA registration. Long lock-in period for investors and upgraders who need to plan existing housing transitions.
• Significantly overpriced vs. the current locality average in Sector 86. You are paying ₹16,000+/sq. ft. for a micro-market that currently averages ₹9,000–₹12,000/sq. ft. The gap needs to narrow by possession for the investment math to work.
• No metro connectivity. Sector 86 lacks dedicated metro access, and confirmed metro extension timelines are still unclear. Car-dependent living is the reality here for the foreseeable future.
• New Gurgaon social infrastructure lag — mature malls, fine dining, and entertainment hubs are 20–25 minutes away. Daily convenience retail is limited to nearby emerging markets like Newtown Square and 83 Metro Street.

Who Should Buy This

Ideal for: Senior IT and corporate professionals (35–50 age bracket) who want a large, well-planned home and can commit a 7-year horizon. NRIs looking for a trusted developer with global credibility. Families upgrading from older Gurgaon apartments who want more greenery, space, and a lower-density environment. Long-term investors who believe in New Gurgaon's infrastructure story playing out by 2030–32.

Not ideal for: Buyers who need possession within 3–4 years. Those on a strict budget who cannot absorb a ₹16,000+/sq. ft. entry price in a still-developing locality. Metro-dependent commuters or buyers without personal vehicles.

FAQ — Frequently Asked Questions

Q: Is Emaar Serenity Hills Sector 86 Gurgaon RERA registered?

A: Yes. The project is RERA registered under Haryana RERA with two registration numbers — RC/REP/HARERA/GGM/993/725/2025/96 and RC/REP/HARERA/GGM/994/726/2025/97 — both dated 16 October 2025. You can verify on the official Haryana RERA portal using HRERA Project ID 3689.

Q: What is the possession date for Emaar Serenity Hills?

A: As per RERA registration, the expected possession date is September 2032. This is a new launch project and construction is at an early stage.

Q: What is the price range and price per sq. ft. at Emaar Serenity Hills?

A: Launch pricing starts at approximately ₹16,000–₹17,000 per sq. ft. Unit prices range from ₹2.88 Cr for a 3 BHK entry unit to ₹5.27 Cr and above for a 4 BHK. Floor rise, PLC, and GST are additional — always ask for the full cost sheet.

Q: How reliable is Emaar India as a developer?

A: Emaar India is a subsidiary of Dubai-based Emaar Properties (established 1997, parent of Burj Khalifa). The Indian entity, established in 2005, has delivered 56 projects per 99acres data and has 4 currently under construction. They have had some delays on certain past projects in NCR, so buyers should stay engaged with RERA progress reports rather than relying solely on brand name.

Q: What is the nearest metro station to Emaar Serenity Hills?

A: The nearest metro is Dwarka Sector 21 (Blue/Airport Line), approximately 11–12 km away — roughly a 25–35 minute drive in normal traffic. There is currently no operational metro serving Sector 86 directly.

Q: Is Emaar Serenity Hills a good investment?

A: It is a credible long-term bet given the developer's brand and the New Gurgaon corridor's infrastructure trajectory, but the entry price is at a steep premium to current Sector 86 market rates. Investors need a 7-year horizon and should track NH-48 infrastructure completion and any metro extension announcements to gauge appreciation speed.

Q: What configurations are available and what is the apartment size range?

A: The project offers 3 BHK (~1,750–1,800 sq. ft. SBU), 3.5 BHK (~2,100–2,200 sq. ft. SBU), and 4 BHK (~2,800–3,000 sq. ft. SBU) apartments. Carpet areas per RERA documents should be confirmed directly with Emaar or on the HRERA portal, as different sources report varying figures.

Q: What is the payment plan for Emaar Serenity Hills?

A: The project follows a Construction-Linked Payment Plan (CLP). Expression of Interest (EOI) is ₹10 lakh for 3 BHK and ₹15 lakh for 4 BHK. Subsequent payments are tied to construction milestones with the final tranche of approximately 10% payable at possession in 2032. A 30:40:30 variant is also available through certain channel partners.

Q: How many units and towers does Emaar Serenity Hills have?

A: Phase 1 comprises 7 towers across 15.2 acres with 997 residential units, with tower heights ranging from G+32 to G+39. The full project across two phases includes 13 towers on 25.9 acres total.