Property Rates in Sector 86, Gurgaon 2026

Property prices in Sector 86, Gurgaon, have shown a mixed trajectory leading up to September 2026. While the average asking price was ₹11,850 per sq ft in June 2026, it remained at the same level in December 2025, after dipping to ₹12,050 per sq ft in March 2026. This fluctuation indicates a dynamic market where buyers should monitor quarterly shifts to time their investments effectively.

The average asking price in Sector 86, Gurgaon, is currently ₹11,850 per sq ft, whereas the Government Registration Rate is significantly lower at ₹7,800 per sq ft as of September 2026. This gap between the market-driven asking price and the government-notified rate is a critical factor for buyers to consider, as it influences stamp duty calculations and overall acquisition costs.

As of September 2026, property rates in Sector 86, Gurgaon, vary by type: apartments are priced at ₹11,850 per sq ft, having depreciated by 1.99% from the previous period. Shops are currently at ₹13,100 per sq ft, reflecting an appreciation of 1.99%, while villas are priced at ₹16,300 per sq ft, which marks a depreciation of 12.29% compared to the previous period. These variations highlight the distinct market demand for different asset classes in the area.

Ready-to-move projects in Sector 86, Gurgaon, command an average price of ₹11,450 per sq ft as of September 2026, showing an appreciation of 4.32% from the previous period. In contrast, under-construction projects are priced at ₹10,050 per sq ft, which represents a depreciation of 19.45% over the same timeframe. New launch projects are currently priced higher at ₹13,400 per sq ft, despite a significant depreciation of 21.49% from the previous period, suggesting that buyers are currently prioritizing immediate possession.

As of September 2026, the average rental rate in Sector 86, Gurgaon, is ₹27 per sq ft, which has depreciated by 3.57% compared to the previous period. The locality currently offers a rental yield of 2.73%. For investors, this yield provides a baseline for understanding the potential annual income relative to the capital investment required for residential properties in the area.

Rental rates in Sector 86, Gurgaon, vary significantly by configuration as of September 2026. A 1 BHK apartment typically rents for ₹21,500 per month, while a 2 BHK apartment averages ₹19,900 per month. Larger units command higher premiums, with 3 BHK apartments at ₹45,650 per month and 4 BHK units reaching ₹56,650 per month. This structure helps tenants and landlords align their expectations based on the specific space requirements and market availability.

As of September 2026, the top projects by rental rates in Sector 86, Gurgaon, include Pyramid Urban Homes Phase 2 Extension at ₹35 per sq ft (stable at 0% change), Pyramid Urban Homes 2 at ₹30 per sq ft (appreciating by 11.11%), and Pyramid Square at ₹28 per sq ft (stable at 0% change). These projects represent the premium end of the rental market, and the varying appreciation rates reflect specific project-level demand and amenities that attract tenants.

Rental rates in Sector 86, Gurgaon, show a clear divide between residential and commercial assets as of September 2026. Apartments are currently renting at an average of ₹50 per sq ft, which has depreciated by 3.57% from the previous period. Conversely, office spaces are commanding ₹100 per sq ft, reflecting a strong appreciation of 28.79% compared to the previous period, indicating robust demand for commercial infrastructure in the locality.

As of September 2026, Microtek Greenburg leads with a listing rate of ₹14,850 per sq ft, showing a slight depreciation of 0.23%. Other notable projects include Emaar Serenity Hills at ₹13,400 per sq ft (depreciated by 21.49%) and DLF The Skycourt at ₹12,400 per sq ft (depreciated by 0.39%). These rates provide a snapshot of the premium project positioning within the locality and help buyers gauge where their budget aligns with the available project inventory.

Potential buyers should use this data to compare the current average asking price of ₹11,850 per sq ft against historical trends and neighbouring sectors to determine if they are paying a fair market value. By evaluating the price differences between ready-to-move and under-construction projects, as well as the rental yield of 2.73%, buyers can better assess whether a property serves their needs for immediate occupancy or long-term investment growth.