Property Rates in Sector 86, Gurgaon 2026

Property prices in Sector 86 have shown a mixed trajectory over the last year, with the average asking price recorded at ₹11,850 per sq ft in June 2026. Data from the preceding quarters shows the rate at ₹12,050 per sq ft in March 2026, ₹11,850 per sq ft in December 2025, and ₹11,550 per sq ft in September 2025, indicating that the market has experienced moderate fluctuations rather than a linear trend.

The average asking price in Sector 86 is currently ₹11,850 per sq ft, which sits significantly above the Government Registration Rate of ₹7,800 per sq ft as of June 2026. This gap between the market-driven asking price and the government-notified rate is a common characteristic in developing residential sectors, often reflecting the premium commanded by modern amenities and infrastructure.

As of June 2026, property prices in Sector 86 vary by type: apartments are priced at ₹11,850 per sq ft (a depreciation of 1.99%), shops are at ₹13,100 per sq ft (an appreciation of 1.99%), and villas are at ₹16,300 per sq ft (a depreciation of 12.29%). These variations highlight that while commercial-use shops have seen slight growth, the residential villa segment has undergone a more significant price correction.

Property rates in Sector 86, currently at ₹11,850 per sq ft, sit in the mid-range compared to surrounding areas. For instance, Sector 82a commands a higher average of ₹16,650 per sq ft, while sectors like Sector 84 and Sector 91 offer more competitive entry points at ₹10,700 per sq ft and ₹10,850 per sq ft, respectively, as of June 2026.

As of June 2026, Ready To Move projects in Sector 86 are priced at an average of ₹11,450 per sq ft, having appreciated by 4.32% compared to the previous period. In contrast, Under Construction projects are currently priced at ₹10,050 per sq ft, which reflects a depreciation of 19.45%, suggesting a shift in buyer preference toward immediate possession or a correction in the pricing of ongoing developments.

As of June 2026, the average rental rate in Sector 86 is ₹27 per sq ft, reflecting a depreciation of 3.57% from the previous period. The locality currently offers a rental yield of 2.73%, which serves as a key metric for investors to evaluate the income-generating potential of their property relative to the capital investment required for purchase.

Rental rates in Sector 86 vary by unit size as of June 2026: 1 BHK apartments average ₹21,500 per month, 2 BHK units average ₹19,900 per month, 3 BHK units average ₹45,650 per month, and 4 BHK units average ₹56,650 per month. These figures provide prospective tenants and landlords with a clear understanding of the monthly budget requirements across various apartment sizes in the locality.

Among the top rental projects in Sector 86 as of June 2026, Pyramid Urban Homes Phase 2 Extension leads with a rental rate of ₹35 per sq ft, followed by Pyramid Urban Homes 2 at ₹30 per sq ft (an appreciation of 11.11%) and Pyramid Square at ₹28 per sq ft. These projects represent the premium segment for renters, with rates reflecting their specific location advantages and project-level amenities.

Investors should note that while the average asking price in Sector 86 is ₹11,850 per sq ft as of June 2026, the market has seen a 1.99% depreciation. When combined with a rental yield of 2.73%, the data suggests a market currently favoring end-users seeking value, while investors may look for specific projects that demonstrate price stability or growth potential, such as those in the commercial or high-end residential segments.