Emaar Serenity Hills Sector 86 Gurugram

About Emaar Serenity Hills Sector 86 Gurugram

Emaar Serenity Hills is a new-launch luxury residential development by Emaar India, spread across 25.9 acres in Sector 86, New Gurugram. The project is built around a defining concept — the "8-Acre Grove" — where seven high-rise towers in Phase 1 are arranged along the periphery of a large central meadow, leaving the core entirely free of construction. This is not a typical high-density project. With only 997 units across Phase 1 and towers ranging from G+32 to G+39, the ground coverage sits at just 13%, which is unusually low for Gurgaon. Phase 2 adds 6 more towers and approximately 800 units, bringing the total to around 1,800 homes across the full 25.9-acre site. Both phases received RERA registration from Haryana RERA in October 2025.

Key Highlights

• Scale & Density: 25.9 acres total, 13 towers across 2 phases, ~1,800 total units — only 13% ground coverage, one of the lowest in New Gurgaon
• Tower Heights: G+32 to G+39 floors with 4 apartments per floor core; carpet areas from 947 sq.ft. (3 BHK Smart) to 1,571 sq.ft. (4 BHK + PDR)
• Central Green: 8-acre central meadow with forested mounds, water bodies, and evergreen gardens — over 80% of units face the greens or hold corner positions
• Clubhouse — Club Serenity: 75,000 sq.ft. three-level clubhouse with spa, multi-cuisine restaurant, banquet, co-working pods, squash/badminton courts, mini-theatre, and guest rooms
• Sustainability: IGBC Platinum pre-certified; solar PV for common areas, rainwater harvesting, organic waste converters, 45+ fast EV charging stations, low-flow fixtures
• Construction Technology: Mivan aluminium formwork — faster casting, superior finish, and better structural precision vs. conventional brick-mortar
• RERA Registered: Both phases registered with Haryana RERA on 16 October 2025; expected possession September 2032
• Vastu Compliant: Central 'Brahmasthan' kept entirely free of construction as per Vastu principles

Location Advantages

Sector 86 sits in the New Gurgaon corridor, which is the stretch of development running west of NH-48 and south of the Dwarka Expressway. Emaar Serenity Hills has direct frontage on a 75-metre wide road and connects to NH-48 (approximately 3.8 km away) and Dwarka Expressway (approximately 2.9 km away). IGI Airport is roughly 31–32 km, translating to a 40-minute drive under normal traffic. HUDA City Centre Metro Station is about 25 minutes away by car. The Garhi Harsaru Junction railway station serves as the nearest rail point for intercity travel.

The honest picture: Sector 86 is still developing. Several internal roads in the sector are in poor condition and some connecting roads turn deserted after dark. Construction dust from ongoing projects in adjacent sectors is a real daily irritant. Public transport options are limited — you will need a personal vehicle or cab for most errands. The nearest operational metro is a significant drive away, and the proposed Dwarka Expressway metro corridor, while planned, does not have a confirmed operational date yet. That said, the road infrastructure on the main 75-metre road is good, and the sector is less congested than older Gurgaon areas.

What's Nearby — Schools, Hospitals, Malls

Amenities

Fitness & Sports: Fully equipped gymnasium, squash court, badminton court, tennis/pickleball court, multipurpose sports court, cricket net, jogging and cycling tracks, yoga and zumba studios

Water & Wellness: Resort-style swimming pool with poolside deck and bar, spa with relaxation and revitalisation lounge, sauna facilities

Kids & Family: Dedicated kids' play zone, toddler area, creche, open lawns and community gathering spaces, pet park

Social & Lifestyle: 75,000 sq.ft. Club Serenity spanning three levels — multi-cuisine restaurant, patisserie, café and lounge, banquet halls, co-working spaces and work pods, mini-theatre, guest rooms, indoor games zone, business lounge

Green & Open Spaces: 8-acre central meadow with forested mounds and water features, 20+ acres of landscaped pathways, courtyards, themed gardens, pocket lounges, and cabana zones

Security & Technology: 5-tier security system, 45+ fast EV charging stations, high-speed elevators, double-height grand lobby (5.5m) per tower, two-level basement parking (1–2 car parks for 3 BHK; 3 car parks for 4 BHK)

Sustainability Infrastructure: Solar PV for common areas, modular rainwater harvesting, advanced STP, organic waste converters, central water softening plant, energy-efficient glazing, separate metering for domestic and flushing water per apartment

Price & Configuration

Pricing is based on RERA-registered launch data cross-verified across multiple broker portals. The project is priced at approximately ₹17,000 per sq.ft. on super built-up area at launch. Carpet area figures are from RERA-filed data (via Haryana RERA).

*Super built-up area figures are indicative. Carpet areas are from RERA-filed data. Floor rise charges and PLC will apply over and above base price.

Payment Plan: Construction-Linked Payment Plan (CLP). EOI amount: ₹10 lakh for 3 BHK, ₹15 lakh for 4 BHK. Indicative CLP schedule: ~9.5% in 2025 at booking, then milestone-linked tranches through 2030 (20.5% in 2026, 20% each in 2027 and 2028, 20% in 2029, 10% on possession).

Construction Progress

Both Phase 1 and Phase 2 received RERA registration from Haryana RERA on 16 October 2025 (Registration Nos. RC/REP/HARERA/GGM/993/725/2025/96 and RC/REP/HARERA/GGM/994/726/2025/97). The project was officially launched in November 2025. As of early 2026, construction has not yet commenced at a visible scale — the site is in the foundation/pre-construction mobilisation stage. RERA-registered expected possession date is September 2032, giving a 6–7 year construction window, which is standard for a project of this scale. No OC or CC has been issued; the project is in its earliest construction phase. Buyers should plan for a long investment horizon.

Investment Analysis

• Current Price vs. Locality Average: Sector 86's average resale price for existing projects is roughly ₹8,000–10,000 per sq.ft. Emaar Serenity Hills launches at ₹17,000/sq.ft., which is a significant 70–100% premium over the locality average — justified partly by Emaar's brand premium and the project's low density, but buyers should understand this is a premium-to-area pricing.
• Appreciation Outlook: Sector 86 property prices appreciated approximately 2.2–2.6% in the past year, which is below the Gurgaon luxury average. However, with the Dwarka Expressway metro corridor in planning and continued infrastructure upgrades, the 5-year outlook is more optimistic. Projects by branded developers in New Gurgaon have historically seen 15–25% appreciation between launch and possession.
• Rental Yield: At current prices, rental yield at possession (2032) would be approximately 2.5–3.5% per annum for a 3 BHK, assuming rents of ₹65,000–85,000/month. This is modest for a premium investment but in line with Gurgaon luxury norms.
• Competing Projects (Same Budget):
  • Ashiana Amarah, Sector 93 — ₹12,000–13,000/sq.ft., CBSE school within campus, lower price but different developer pedigree
  • Signature Global Daxin Vistas, Sohna — ₹9,000–11,000/sq.ft., more affordable, but farther from NH-48
  • M3M Altitude, Sector 65 — ₹18,000–22,000/sq.ft., Golf Course Extension Road premium, more mature micro-market
• Resale Demand: Emaar brand commands strong secondary market demand in Gurgaon. Projects like Emaar Palm Heights and Emaar Gurgaon Greens have seen healthy resale volumes. Early investors in Serenity Hills may see better appreciation if the Dwarka Expressway metro materialises before 2032.

Pros and Cons

PROS

• RERA-registered for both phases since October 2025 — full regulatory transparency for buyers
• Exceptionally low ground coverage (13%) and 8-acre central meadow — genuinely rare in Gurgaon's new launches
• IGBC Platinum pre-certified — one of the greenest projects in the New Gurgaon market; meaningful for long-term utility bills and lifestyle
• Emaar's global track record and Mivan construction technology provide confidence in structural quality and finish standards
• 75,000 sq.ft. Club Serenity is among the largest clubhouses in the sector — real lifestyle infrastructure, not just a checkbox

CONS

• Possession is September 2032 — a 6–7 year wait. A lot can change in the market, and buyers must be comfortable locking capital for this duration
• Priced at ₹17,000+/sq.ft. in a locality where existing resale stock trades at ₹8,000–10,000/sq.ft. — the premium is steep and depends heavily on Emaar's brand holding its value through delivery
• No operational metro nearby. The nearest metro (HUDA City Centre) is 25 minutes by car; the Dwarka Expressway metro corridor is planned but not yet operational
• Sector 86's internal roads and social infrastructure (local markets, public transport) are still underdeveloped. Construction dust from multiple active projects in adjacent sectors is an ongoing irritant for the next several years

Who Should Buy This

Ideal for: End-user families who want a large, well-designed 3 BHK or 4 BHK home and have a 6–7 year patience horizon. IT/corporate professionals working in Manesar, Udyog Vihar, or Cyber City who prefer New Gurgaon's quieter environment over Golf Course Road congestion. NRI buyers who trust the Emaar brand and want a RERA-registered, globally-reputed developer managing their India investment.

Not ideal for: Buyers seeking short-term returns or quick resale — the long possession timeline and high entry price make this a poor choice for 2–3 year flippers. Those who depend on public transport daily will find Sector 86's connectivity limiting.

Site Visit Videos

FAQ — Frequently Asked Questions

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

A: Yes. Both phases are registered with Haryana RERA. Phase 1 RERA No.: RC/REP/HARERA/GGM/993/725/2025/96 and Phase 2 RERA No.: RC/REP/HARERA/GGM/994/726/2025/97 — both dated 16 October 2025. You can verify directly on haryanarera.gov.in.

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

A: The RERA-registered expected possession date is September 2032. The project was officially launched in November 2025, so buyers should plan for a 6–7 year construction and delivery period.

Q: What is the price range and starting price?

A: Prices start at approximately ₹2.98 Cr for a 3 BHK Smart (~947 sq.ft. carpet area) and go up to ₹5.27 Cr for a 4 BHK + Utility + PDR (~1,571 sq.ft. carpet). The base rate is approximately ₹17,000 per sq.ft. on super built-up area, exclusive of floor rise, PLC, GST, and registration charges.

Q: What configurations are available at Emaar Serenity Hills?

A: The project offers 3 BHK Smart (~947 sq.ft. carpet), 3 BHK + Utility (~1,219 sq.ft. carpet), and 4 BHK + Utility + PDR (~1,571 sq.ft. carpet). All homes open on three sides for cross-ventilation and natural light.

Q: Is Emaar India a reliable builder? What is their track record?

A: Emaar India, established in 2005 as a subsidiary of Dubai-based Emaar Properties (builders of the Burj Khalifa), has delivered over 56 projects in India across Gurgaon, Delhi, Lucknow, Jaipur, and other cities. Their Gurgaon projects are generally well-regarded for construction quality and finish. That said, like most developers in the NCR luxury segment, some projects have faced delays, so buyers should track construction milestones carefully.

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

A: The nearest operational metro station is HUDA City Centre (Yellow Line), approximately 25 minutes by car. The Dwarka Expressway metro corridor is planned and would significantly improve connectivity once operational, but no confirmed timeline is available yet.

Q: Is Emaar Serenity Hills a good investment?

A: It is a credible long-term investment backed by a globally reputed developer and RERA registration. However, the entry price of ₹17,000/sq.ft. is a significant premium over the Sector 86 locality average. Appreciation potential is real if Dwarka Expressway metro materialises and New Gurgaon infrastructure matures — but this is a 7+ year investment thesis, not a short-term play.

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

A: The project follows a Construction-Linked Payment Plan (CLP). EOI is ₹10 lakh for 3 BHK and ₹15 lakh for 4 BHK. Subsequent payments are linked to construction milestones, with an indicative schedule spreading payments from 2025 through 2030 at possession.

Q: How many towers and total units does the project have?

A: Phase 1 comprises 7 towers with approximately 997 units, spread over 15.2 acres. Phase 2 adds 6 more towers with approximately 800 units. Total across both phases: 13 towers and approximately 1,800 homes on 25.9 acres.

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