Gurgaon
Sector 86 continues to be a prominent residential destination in Gurgaon, characterized by a balanced mix of ready-to-move and new-launch inventory. The market has maintained a steady price trajectory, with current average asking prices sitting at ₹11,850 per sq ft. Rental demand is healthy across the board, supported by a consistent yield that attracts long-term investors. Developers and buyers alike are active in this space, focusing on projects that provide both modern amenities and strategic connectivity.
As of September 2026, the average asking price in Sector 86 is ₹11,850 per sq ft. This figure reflects a market depreciation of 1.99% compared to the previous period, indicating a slight softening in seller expectations within the locality.
Property prices in Sector 86 have shown a mixed trajectory throughout 2026. The micromarket rate moved from ₹12,000 per sq ft in March 2026 to ₹12,200 per sq ft in June 2026, before settling at ₹12,100 per sq ft as of September 2026. This fluctuation suggests a dynamic market where buyer and seller negotiations are actively recalibrating based on current inventory and demand.
The average asking price in Sector 86 is currently ₹11,850 per sq ft, which sits significantly higher than the Government Registration Rate of ₹7,800 per sq ft as of September 2026. This gap between the market-driven asking price and the government-notified rate is a common feature in developing sectors and is an important factor for buyers to consider when calculating total acquisition costs, including stamp duty and registration fees.
As of September 2026, property rates in Sector 86 vary by asset class: apartments are priced at ₹12,200 per sq ft (appreciating by 3.29% from the previous period), shops are at ₹13,100 per sq ft (appreciating by 1.99%), and villas are at ₹16,300 per sq ft (depreciating by 12.29%). These variations highlight that while residential apartments and commercial shops have seen price growth, the villa segment has experienced a notable correction.
As of September 2026, Ready To Move projects in Sector 86 are priced at ₹11,450 per sq ft, having appreciated by 4.32% compared to the previous period. In contrast, Under Construction projects are priced at ₹10,050 per sq ft (depreciating by 19.45%), and New Launch projects are at ₹13,400 per sq ft (depreciating by 21.49%). This data suggests that completed, ready-to-occupy inventory is currently commanding higher buyer confidence and price stability compared to under-construction or new launch phases.
As of September 2026, the average rental rate in Sector 86 is ₹27 per sq ft, which reflects a depreciation of 3.57% from the previous period. The current rental yield stands at 2.73%, providing investors with a baseline metric to evaluate the income potential of their capital outlay against the current average sale price of ₹11,850 per sq ft.
Rental rates in Sector 86 scale according to unit size, with 1 BHK apartments averaging ₹21,500 per month, 2 BHK at ₹34,050 per month, 3 BHK at ₹46,600 per month, and 4 BHK units at ₹56,650 per month as of September 2026. This tiered pricing structure allows tenants to choose properties based on their space requirements and budget, while providing landlords with clear benchmarks for competitive pricing in the current market.
As of September 2026, office spaces in Sector 86 command an average rental rate of ₹100 per sq ft, showing stable pricing with no change from the previous period. Meanwhile, apartments are renting at an average of ₹50 per sq ft, which represents an appreciation of 3.7% compared to the previous period, signaling a healthy demand for residential rental units in the area.
Property prices across the vicinity of Sector 86 show significant variance as of September 2026. For instance, Sector 82a commands a higher average of ₹16,650 per sq ft (depreciating by 0.51%), while Sector 84 is more accessible at ₹10,700 per sq ft (depreciating by 0.34%). Investors looking at the region should note that Sector 85 has seen a strong appreciation of 7.44%, reaching ₹13,950 per sq ft, reflecting diverse investment potential across these neighbouring micro-markets.
Buyers should use the September 2026 data as a benchmark to assess the value proposition of specific projects against the locality average of ₹11,850 per sq ft. By comparing the price trends of Ready To Move versus Under Construction properties, buyers can determine if they prefer the immediate utility of a completed home or the potential value appreciation of a new launch, while keeping the 1.99% overall market depreciation in mind as a negotiation lever.
