Gurgaon
Sector 86 continues to be a focal point in the Gurgaon real estate market, offering a mix of residential and commercial options that cater to varying investment needs. The market has maintained a steady pricing structure, with apartment rates currently averaging ₹11,700 per sq ft. Rental activity is equally vibrant, characterized by a healthy yield and a range of unit configurations that appeal to both small and large families. As the area matures, the presence of well-established projects alongside new developments provides a balanced supply pipeline for prospective buyers.
As of June 2026, the average asking price in Sector 86 is ₹12,050 per sq ft. This figure reflects an appreciation of 1.78% compared to previous periods, suggesting a resilient demand for residential properties in this locality. For context, the Government Registration Rate in the area is currently ₹7,800 per sq ft, which serves as a baseline for property transactions.
Property prices in Sector 86 have shown a dynamic trajectory, with the average asking price recorded at ₹11,700 per sq ft in June 2026, compared to ₹12,050 per sq ft in March 2026. This recent movement indicates a slight adjustment in the market. Looking back, the locality saw price levels at ₹11,850 per sq ft in December 2025 and ₹11,550 per sq ft in September 2025, highlighting a period of growth followed by a stabilization phase that investors and homebuyers should monitor.
Sector 86, with an average asking price of ₹12,050 per sq ft, sits within a competitive micromarket. Nearby, Sector 82a commands a higher average asking price of ₹16,750 per sq ft, having appreciated by 1.92%. Conversely, areas like Sector 93 are more accessible, with an average asking price of ₹10,150 per sq ft, though this area saw a depreciation of 1.54%. These variations allow buyers to choose between premium pockets and more value-oriented neighbourhoods depending on their budget and investment goals.
As of June 2026, pricing in Sector 86 varies significantly by property type. Apartments are currently priced at an average of ₹11,700 per sq ft, reflecting a depreciation of 2.87%. Shops are commanding a higher premium at ₹13,100 per sq ft, having appreciated by 1.99%. Meanwhile, villas are priced at ₹16,300 per sq ft, though they have experienced a notable depreciation of 12.29% compared to previous periods, indicating a significant correction in the luxury villa segment.
Property status plays a key role in the valuation of real estate in Sector 86 as of June 2026. Ready To Move properties are priced at ₹10,950 per sq ft, showing a stable appreciation of 0.37%. In contrast, Under Construction projects are priced at ₹12,500 per sq ft, maintaining a stable price point with 0% change. New Launch projects command the highest premium at ₹17,050 per sq ft, though they have seen a slight depreciation of 0.48%, reflecting the premium associated with modern, upcoming developments.
As of June 2026, the average rental rate in Sector 86 stands at ₹28 per sq ft, which represents a significant appreciation of 16.67% compared to previous periods. The locality currently offers a rental yield of 2.79%. For investors, this yield is a critical metric as it indicates the annual income potential relative to the capital investment, helping to balance the decision between pure capital appreciation and steady rental cash flow.
Rental rates in Sector 86 as of June 2026 show a clear progression based on unit size. A 1 BHK apartment typically rents for ₹21,500 per month, while a 2 BHK unit averages ₹32,600 per month. For larger families or those seeking more space, 3 BHK units are available at an average of ₹43,650 per month, and 4 BHK units command ₹53,000 per month. These figures provide a comprehensive guide for tenants and landlords to understand the market value for different residential configurations.
As of June 2026, several projects in Sector 86 lead the rental market. Pyramid Urban Homes Phase 2 Extension is at the top with a rental rate of ₹35 per sq ft, showing 0% change. Pyramid Urban Homes 2 follows at ₹30 per sq ft, having appreciated by 11.11%, and Pyramid Square stands at ₹28 per sq ft with 0% change. These projects are currently preferred by tenants, likely due to their specific amenities and location advantages within the sector.
The asking price of ₹12,050 per sq ft in Sector 86 represents the current market value at which sellers are listing their properties as of June 2026. The Government Registration Rate of ₹7,800 per sq ft is the value set by authorities for stamp duty and registration purposes. Buyers should note that while the market price is driven by demand, supply, and amenities, the registration rate acts as a floor for tax calculations, and a significant gap between the two is common in developing urban areas.
The listing rates for top projects in Sector 86 as of June 2026 highlight diverse market performance. Emaar Serenity Hills is currently listed at ₹17,050 per sq ft, showing a depreciation of 0.48%, while Microtek Greenburg is at ₹14,900 per sq ft with a 1.21% depreciation. Conversely, projects like Pyramid Urban Homes 2 have seen a strong appreciation of 4.65%, reaching ₹11,800 per sq ft. This variance suggests that while some premium projects are seeing price corrections, others are experiencing sustained demand and growth.
