Sector 86 Gurgaon - Map, Projects, Photos & Reviews 2026

Locality Snapshot

About Sector 86, Gurgaon

Sector 86 is located within Gurgaon, specifically falling under the New Gurgaon region with the postal code 122012, and is officially ranked 102 out of 509 localities. The real estate market here features 362 properties listed for sale and 300 properties available for rent, spanning Apartment, Office Space, Villa, Shop, Builder Floor.

Buyers can choose from various configurations including 1 BHK,1 RK,2 BHK,3 BHK,4 BHK,5 BHK to suit their housing requirements.
The average sale price in the area stands at ₹11,850 per sq ft, with an overall market asking price of ₹11,850 per sq ft.
Property values for sale range widely from ₹20.00 Lakh to ₹7.50 Cr to accommodate different budget scales.
Rental properties record an average rental price of ₹27 per sq ft alongside an average rental rate of ₹27 per sq ft.
The current rental yield for the sector is calculated at 2.73%.
Monthly rentals by unit configuration are structured as follows: 1 BHK: ₹21,500 per month, 2 BHK: ₹34,050 per month, 3 BHK: ₹46,600 per month, 4 BHK: ₹56,650 per month, with total rental pricing spanning from ₹10,000 to ₹3.75 Lakh.
Index evaluations for the region display a livability index of 4.2/5 livability index, a connectivity index of 3.9/5 connectivity index, a lifestyle index of 4.0/5 lifestyle index, and an edu-health index of 3.9/5 edu-health index.
Residents have access to essential neighborhood facilities including educational and medical institutions such as StXaviers High School, Government High School, The Heritage Pride Modern School, Yaduvanshi International School, Sunfort Pre School and Genesis Hospital, Shri Kailash Hospital, Sun Life Hospital And Trauma Center, Medeor Hospital, Rockland Hospital.

Advantages & Considerations

Why choose Sector 86 for Living?

An honest look at what residents love — and what to watch out for.

What BHK configurations are available and who do they suit?

Home seekers exploring Sector 86 will find configurations including 1 BHK,1 RK,2 BHK,3 BHK,4 BHK,5 BHK, catering to diverse space and budget requirements.

What social infrastructure and lifestyle quality does this locality offer?

Residents of Sector 86 have convenient access to educational institutions like StXaviers High School, Government High School, The Heritage Pride Modern School, Yaduvanshi International School, Sunfort Pre School, healthcare facilities such as Genesis Hospital, Shri Kailash Hospital, Sun Life Hospital And Trauma Center, Medeor Hospital, Rockland Hospital, and shopping destinations including Vatika Town Square-INXT, Day Today Mart, GS Daily Need, Raheja Square, Safe Mart, all contributing to an urban setup backed by 4.0/5 lifestyle index.

What is the average asking price, how has it changed quarterly, and how does it compare to the government registration rate?

The market asking price in Sector 86 stands at ₹11,850 per sq ft, matching the average sale price of ₹11,850 per sq ft. Sale prices range broadly from ₹20.00 Lakh to ₹7.50 Cr across the area. The quarterly price change registers at -1.99%, while the government registration rate is ₹7,800 per sq ft. Nearby location sale rates show Sector 81 at ₹13,100 per sq ft with a -5.46% change, Sector 90 at ₹11,800 per sq ft with a +5.43% change, Sector 85 at ₹13,950 per sq ft with a +7.44% change, Sector 82 at ₹10,850 per sq ft with a -2.17% change, and Sector 84 at ₹10,700 per sq ft with a -0.34% change.

Quarter	Location Rate	Micromarket Rate
Sep 2026	₹12,200 per sq ft	₹12,100 per sq ft
Jun 2026	₹11,850 per sq ft	₹12,200 per sq ft
Mar 2026	₹12,050 per sq ft	₹12,000 per sq ft
Dec 2025	₹11,850 per sq ft	₹12,000 per sq ft

The projected location rate reaches ₹12,200 per sq ft by September 2026 compared to a micromarket rate of ₹12,100 per sq ft, reflecting a recovery from the June 2026 location rate of ₹11,850 per sq ft.

The rental yield in Sector 86 is recorded at 2.73%.

Which developers are active here and what is the project pipeline?

Sector 86 features a dynamic project pipeline with 1 new launch projects currently underway. Buyers and investors can explore 3 under-construction projects alongside 10 ready-to-move project count developments. Prominent builders such as DLF, Emaar, SS Group, Pyramid Infratech Pvt Ltd, Anant Raj drive this growth, maintaining 263 across their portfolios.

What's Great

Top Highlights

Exceptional road connectivity via the Dwarka Expressway and National Highway 48 for fast commuting.
Proximity to prominent residential complexes like DLF New Town Heights and DLF Skycourt.
Educational institutions such as Delhi Public School and Bharat Ram Global School are nearby.
Convenient local retail shopping access through the established Huda Market in Sector 86.
Healthcare access supported by nearby medical facilities including Medeor Hospital and Arc Multi Speciality Hospital.

Best For

Ideal for manufacturing executives working in IMT Manesar due to the quick fifteen-minute commute via NH-48.
Best suited for families prioritizing education with Bharat Ram Global School situated nearby.
Suited for frequent flyers requiring convenient access to the Indira Gandhi International Airport via Dwarka Expressway.
Ideal for corporate professionals employed in Cyber City needing smooth transit along NH-48.
Best suited for shoppers wanting immediate proximity to retail hubs like Trehan IRIS Broadway.

What's Concerning

Watchouts / Gaps

Sector 86 experiences severe dust pollution and broken surface conditions along surrounding feeder roads due to continuous heavy construction activity.
Internal pockets in Sector 86 suffer from uneven urban development levels and a heavy reliance on individual project maintenance.
Traffic congestion builds up frequently where internal sector grids interface with the main approach corridors toward NH-48.
Stormwater management infrastructure around the residential pockets of Sector 86 remains incomplete, raising concerns about seasonal waterlogging.
Public transport accessibility and last-mile connectivity options directly outside gated communities in Sector 86 are severely limited.

Not Ideal For

Pedestrians relying on metro transit will struggle because the nearest metro network is far from DLF New Town Heights.
Commuters using Dadi Sati Chowk will face severe peak-hour traffic congestion near the surrounding residential sectors.
Residents sensitive to dust pollution will struggle due to heavy construction surrounding properties like Emaar Serenity Hills.
Shoppers seeking immediate large-scale retail options will find reliance on distant spots like IRIS Broadway inconvenient.
Homeowners affected by seasonal waterlogging will struggle with poor road conditions around Vatika Town Square.

Recent & Future Developments

What's New in Sector 86, Gurgaon

Live news feed — last updated 19 October 2026

19 Oct2026

GMDA Plans ₹10 Crore for Missing Sewer Lines in Gurugram Sectors 81-87

GMDA has allocated ₹10 crore to complete approximately 1.6 km of missing sewer lines across 16 sites in sectors 81 to 87. The network has been stalled for 15 years due to land unavailability. The project involves constructing load-bearing structures and manholes using reinforced concrete to withstand vehicular traffic pressure.

Source: Hindustan Times

01 Oct2026

GMDA Plans New Flyover at Sectors 86-90 Intersection to Ease Dwarka Expressway Traffic

The Gurugram Metropolitan Development Authority (GMDA) is planning a new flyover at the intersection of sectors 86-90 and 87-91 on the multi-utility corridor. This flyover, along with another planned at Dadi Sati Chowk, aims to improve connectivity between the Dwarka Expressway and Manesar, and ease traffic congestion on crucial routes.

Source: The Times of India

09 Sept2026

MCG Reorganizes City Administration into Six Zones

MCG has revised its administrative structure, reducing the number of zones from eight to six. This reorganization, effective immediately, aligns with the state government's sanction of staffing for six joint commissioners. Each new zone will encompass six wards, distributing all 36 MCG wards across the new structure.

Source: The Times of India

Explore Key Amenities & Commute

What's Around Sector 86, Gurgaon

Schools, transit, healthcare and essentials within walking distance — plus quick travel-time estimates to Gurgaon's top business hubs.

How does the connectivity index rate Sector 86, and which nearby localities are accessible?

Sector 86 achieves a 3.9/5 connectivity index and connects directly with Sector 89, Sector 84, Sector 90, Sector 85, Hayatpur.

What lifestyle venues exist near Sector 86?

Residents of Sector 86 can easily visit Heritage Village Resort, Savoy Suites, Hyatt regency gurgaon, Paradise Inn, Misaki Hotel and Siddharth Teearth Jain Temple, Prachin Mandir, Shani Mandir Shikopur, Ma Durga Mandir, Shiv Mandir located nearby.

What do the quality-of-life index scores reveal about living in Sector 86?

The overall living standards in Sector 86 are reflected by a livability index score of 4.2/5 livability index, highlighting the core infrastructure and daily convenience maintained across the area. Complementing this, the educational and medical framework is captured through a score of 3.9/5 edu-health index, confirming the accessibility of essential social infrastructure for residents.

What daily conveniences, retail options, and food delivery services are accessible in Sector 86?

Sector 86 provides access to daily essentials and retail shopping through local supermarkets and general stores such as Vishal Mega Mart, Smart Bazaar, More Hypermart, Dev Super Mart, and Apna Bazar. For healthcare and pharmaceutical needs, residents utilize local medical outlets including Apollo Pharmacy, Rao Medical Store, Jai Pharmacy, and Chirag Medical Store. Financial transactions and banking access are supported by nearby bank branches and automated teller machine networks. Furthermore, online food ordering platforms like Zomato and Swiggy are fully active across the area, ensuring widespread delivery access from a variety of nearby eateries and food joints.

Nearby Places

Canara Bank
Bank

0.4 km
Stxaviers High School
School

0.7 km
Government High School
School

0.9 km
The Heritage Pride Modern School
School

1.1 km
Hdfc Bank
Bank

1.2 km

Plan your Commute Travel time from Sector 86, Gurgaon

Data Intelligence

Price Insights for Sector 86, Gurgaon

Quarterly trends, asking-price distribution, transactions and rental supply — powered by Square Yards' transaction graph.

Property Price Insights in New Gurgaon

What is the average sale price and how do prices vary by property status?

In Sector 86, the average sale price stands at ₹11,850 per sq ft, with an overall price range spanning from ₹20.00 Lakh to ₹7.50 Cr. Property values differ significantly across asset classes, with shops averaging ₹13,100 per sq ft (+1.99%), villas at ₹16,300 per sq ft (-12.29%), and apartments at ₹12,200 per sq ft (+3.29%).
Transaction patterns across different construction milestones indicate varying price points within Sector 86.

Status	Units	Avg Price	Price Change
Ready To Move	12	₹11,450 per sq ft	+4.32%
Under Construction	2	₹10,050 per sq ft	-19.45%
New Launch	2	₹13,400 per sq ft	-21.49%

Ready to move properties command ₹11,450 per sq ft across 12 units with a positive price change of +4.32%, whereas new launch options average ₹13,400 per sq ft for 2 units despite a downward adjustment of -21.49%. Under construction stock registers an average of ₹10,050 per sq ft across 2 units with a price change of -19.45%.

What is the average rental price, rental price range, and how do rental rates vary by property type?

Rental properties in Sector 86 command an average rental price of ₹27 per sq ft, with monthly lease values ranging from ₹10,000 to ₹3.75 Lakh.
Asset-specific leasing data highlights distinct pricing across commercial and residential formats in Sector 86.

Property Type	Avg Rental Rate	Change
office space	₹100 per sq ft	-
apartment	₹50 per sq ft	+3.70%

Office spaces achieve a rental rate of ₹100 per sq ft, while apartments average ₹50 per sq ft with a positive change of +3.70%.

Which BHK types command what monthly rental rates?

Monthly leasing outlays in Sector 86 vary across configurations, starting with 1 BHK units at ₹21,500 per month. Larger configurations scale upward, with 2 BHK homes renting at ₹34,050 per month, 3 BHK properties averaging ₹46,600 per month, and 4 BHK residences commanding ₹56,650 per month.

Avg. Sale Price ₹ 11,850/sq.ft For Apartment

-1.99%

Avg. Rental ₹ 27 /sq.ft

-3.57%

Rental Yield 2.73% p.a.

Quality of Life 4.0 /5

Property Rates in Sector 86

Property Demand vs Supply

Where the Market is Moving

Real-time signals from buyer searches and active inventory in Sector 86, Gurgaon.

What property type is most in demand for buying, and how does resale availability compare?

Buyers searching in Sector 86 heavily concentrate on Apartment, Villa, Builder Floor options. At the same time, the local market maintains an active secondary inventory pool, supported by 362 resale properties currently available for acquisition.

Which BHK type is most demanded and most supplied for renting?

Rental seekers in the area predominantly target 2 BHK, 3 BHK, 3.5 BHK layouts, aligning closely with the local inventory where landlords actively list 3 BHK, 2 BHK, 3.5 BHK configurations.

Which property type dominates the buy-side supply?

On the acquisition front, the market inventory is heavily anchored by Apartment, Office Space, Shop developments, satisfying the primary volume of current residential listings.

Sale
Rent

By Property Type

	Demand	Supply
Apartment	83%	94%
Builder Floor	1%	1%
Independent House	1%	1%
Office Space	1%	3%
Villa	11%	2%

By BHK

	Demand	Supply
1 BHK	1%	2%
1 RK	2%	2%
2 BHK	19%	32%
3 BHK	50%	46%
3.5 BHK	4%	7%

4 BHK	14%	10%
5 BHK	2%	1%

By Budget

	Demand	Supply
Below 50 L	5%	5%
50 L - 2 Cr.	20%	39%
2 Cr. - 5 Cr.	70%	55%
Above 5 Cr.	3%	2%

By Property Type

	Demand	Supply
Apartment	92%	90%
Office Space	2%	6%
Shop	1%	1%
Villa	1%	1%

By BHK

	Demand	Supply
1 BHK	7%	2%
1 RK	9%	1%
2 BHK	36%	38%
3 BHK	18%	39%
3.5 BHK	14%	18%

4 BHK	8%	4%
5 BHK	1%	1%

By Budget

	Demand	Supply
Below 15000	44%	5%
15000 - 30000	35%	40%
30000 - 50000	15%	30%
Above 50000	4%	26%

Sector 86 Spotlight

Top Projects in Sector 86, Gurgaon

New Launch
Under Construction
Ready to Move

Emaar Serenity Hills Sector 86, Gurgaon 3, 4 BHK Apartment

₹ 2.93 Cr to 4.83 Cr

Explore all Projects in Sector 86

Anant Raj Manor Villas Sector 86, Gurgaon 5 BHK Villa

Price On Request

GLS Avenue 86 Sector 86, Gurgaon 2, 3 BHK Apartment

₹ 53.50 Lac to 1.13 Cr

Assotech Blith Villas Sector 86, Gurgaon 2, 4 BHK Apartment

Price On Request

Explore all Projects in Sector 86

DLF New Town Heights II Sector 86, Gurgaon 2, 3, 4 BHK Apartment, Villa

₹ 1.69 Cr to 4.51 Cr

DLF New Town Heights Town Houses Featured Image

DLF New Town Heights Town Houses Sector 86, Gurgaon 4 BHK Villa

Price On Request

DLF The Skycourt Sector 86, Gurgaon 3 BHK Apartment

₹ 2.30 Cr to 2.34 Cr

S S Omnia Sector 86, Gurgaon Retail Shop

₹ 50.50 Lac to 1.26 Cr

Pyramid Elite Sector 86, Gurgaon 2 BHK Apartment

₹ 72.01 Lac to 73.94 Lac

Pyramid Urban Homes 2 Sector 86, Gurgaon 1, 2 BHK Apartment

₹ 44.88 Lac to 72.38 Lac

Pyramid Urban Homes Phase 2 Extension Featured Image

Pyramid Urban Homes Phase 2 Extension Sector 86, Gurgaon 3 BHK Apartment

₹ 81.36 Lac to 83.85 Lac

SS Highpoint Sector 86, Gurgaon Retail Shop

₹ 50.00 Lac to 90.40 Lac

SS Omnia Sector 86, Gurgaon Retail Shop

₹ 23.22 Lac to 38.70 Lac

Pyramid Square Sector 86, Gurgaon Retail Shop

Price On Request

Explore all Projects in Sector 86

Trusted Developers

Top Builders in Sector 86, Gurgaon

DLF Gurgaon

113Total Projects
70Experience

Emaar Gurgaon

58Total Projects
14Experience

SS Group Gurgaon

31Total Projects

Pyramid Infratech Pvt Ltd Gurgaon

19Total Projects
10Experience

Anant Raj Gurgaon

12Total Projects
50Experience

GLS Gurgaon

13Total Projects

Era Landmarks Limited Gurgaon

9Total Projects

Ready to Move (9)

Assotech Gurgaon

4Total Projects
17Experience

Microtek Gurgaon

3Total Projects

Ready to Move (3)

Herman Properties Ltd Gurgaon

1Total Projects

Ready to Move (1)

View all Builders

Browse Inventory

Properties Available in Sector 86, Gurgaon

Sale
Rent

By Property Type
By BHK

Flats in Sector 86 Gurgaon

for Sale

Office Spaces in Sector 86 Gurgaon

for Sale

2 BHK Flats

in Sector 86 Gurgaon for Sale

3 BHK Flats

in Sector 86 Gurgaon for Sale

4 BHK Flats

in Sector 86 Gurgaon for Sale

By Property Type
By BHK

Flats in Sector 86 Gurgaon

for Rent

Builder Floors in Sector 86 Gurgaon

for Rent

Office Spaces in Sector 86 Gurgaon

for Rent

2 BHK Flats

in Sector 86 Gurgaon for Rent

3 BHK Flats

in Sector 86 Gurgaon for Rent

4 BHK Flats

in Sector 86 Gurgaon for Rent

Neighborhood

Localities in & around Sector 86, Gurgaon

Compare top neighbouring localities and discover micro-markets nearby.

Badha, Gurgaon

Rank #37

Avg Rental

₹ 24/sq. ft

Rental Yield

3.9%

11

For Sale

Nawada Fatehpur, Gurgaon

5.0

(1 Review) Rank #70

Rental Yield

3.9%

4

For Sale

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Hayatpur 11 Sale Listings 1 Rent Listings

Kankrola 1 Rent Listings

Sector 82A 85 Sale Listings 15 Rent Listings

Sector 93 379 Sale Listings 139 Rent Listings

Sector 82 165 Sale Listings 115 Rent Listings

Rampura 26 Sale Listings 1 Rent Listings

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Resident Voices

Reviews & Ratings of Sector 86, Gurgaon

What kind of community and lifestyle does Sector 86 attract?

Sector 86 functions as a modern residential enclave in New Gurgaon, attracting a diverse community of IT professionals, corporate executives, and working families seeking proximity to major employment hubs like Cyber City and the industrial powerhouse of IMT Manesar. The local population benefits from a strategic position near arterial corridors such as NH-48, the Dwarka Expressway, and the Southern Peripheral Road, which facilitate cross-city commutes for professionals working across multiple corporate sectors. Families residing in the area value the close proximity to established educational institutions including Delhi Public School, Euro International School, and Knowledge Tree World School. The lifestyle preference here centers on balancing career demands with expansive community living, supported by local retail centers, healthcare facilities like Miracles Apollo Hospital and Nouveau Medics Hospital, and multi-amenity developments that prioritize open green spaces over dense inner-city congestion.

What does the resident rating say and what do residents praise?

Resident sentiment in Sector 86 is captured through feedback tags, highlighted by Centrally Located with Good Connectivity, Reputed Schools or Hospitals in the Vicinity, Lots of Green Areas & Parks, Plenty of Shopping & Entertainment Options Nearby, Well Built Roads with Sidewalk.

What concerns do residents raise?

Residents have also pointed out areas for attention, as indicated by No Business Hubs or Offices in Close Proximity.

Sector 86, Gurgaon

Based on 3 verified reviews

4.0

3 Reviews

What's good

Centrally Located with Good Connectivity
Reputed Schools or Hospitals in the Vicinity
Lots of Green Areas & Parks
Plenty of Shopping & Entertainment Options Nearby
Well Built Roads with Sidewalk
Superb Sewage & Drainage Maintenance
Affordable Location with Good Upside Potential
Upcoming Planned Infrastructure Development e.g Metro, Expressway
Excellent Rental Yield
Safe at Night with Well Lit Streets
Near Metro or Good Public Transport
Business Hubs & Offices in Close Proximity

What's bad

No Business Hubs or Offices in Close Proximity

View all Reviews

FAQ

Frequently Asked Questions

Find answers to common queries about Sector 86, Gurgaon.

Is Sector 86 a good place to live in Gurgaon?

Yes, Sector 86 is considered one of the preferred residential areas in Gurgaon. It has an overall rating of 4.0 out of 5, based on 3 user reviews. Residents appreciate the locality for its Centrally Located with Good Connectivity, Reputed Schools or Hospitals in the Vicinity, Lots of Green Areas & Parks, Plenty of Shopping & Entertainment Options Nearby, Well Built Roads with Sidewalk and overall quality of life.

What is the average property price in Sector 86, Gurgaon?

The average property price in Sector 86 is around ₹11,850 per sq ft. Prices typically range between ₹ 20 Lakhs to 7.5 Crore, depending on the project, property type, and exact location within the locality.

What is the average rent in Sector 86, Gurgaon?

The average rental price in Sector 86 is approximately ₹27 per sq ft. Rental rates generally range between ₹ 10 Thousand to 3.75 Lakhs, depending on the property size, furnishing, and configuration.

What is the PIN code of Sector 86?

The PIN code of Sector 86 is 122012. It is used for postal services, courier deliveries, and address verification.

What types of properties are available in Sector 86, Gurgaon?

Sector 86 offers a wide range of residential properties, including Apartment, Office Space, Villa, Shop, Builder Floor. Homebuyers and tenants can choose from configurations such as 1 BHK,1 RK,2 BHK,3 BHK,4 BHK,5 BHK, depending on their budget and lifestyle requirements.

How many properties are available for sale and rent in Sector 86?

Currently, around 362 properties are available for sale, while nearly 300 properties are listed for rent in Sector 86.

How is the connectivity in Sector 86, Gurgaon?

Sector 86 enjoys good connectivity to major residential and commercial hubs in Gurgaon. The locality also offers convenient access to schools, hospitals, shopping centres, and other essential services, making daily commuting easier for residents.

Which localities are close to Sector 86 in Gurgaon?

Some of the nearby localities to Sector 86 include Sector 89, Sector 84, Sector 90, Sector 85, Hayatpur. These areas are well connected and offer easy access to key residential and commercial destinations.

Are schools, hospitals, and malls available near Sector 86?

Yes, Sector 86 is well served by social infrastructure, including schools such as StXaviers High School, Government High School, The Heritage Pride Modern School, Yaduvanshi International School, Sunfort Pre School, hospitals like Genesis Hospital, Shri Kailash Hospital, Sun Life Hospital And Trauma Center, Medeor Hospital, Rockland Hospital, and shopping malls including Vatika Town Square-INXT, Day Today Mart, GS Daily Need, Raheja Square, Safe Mart.

What is the development status of Sector 86, Gurgaon?

Sector 86 has a healthy mix of residential developments, including 10 ready-to-move projects, 3 under-construction projects, and 1 newly launched developments.