Sector 86, New Gurgaon: property prices, projects and homes

Sector 86 is a residential sector in New Gurgaon (Gurugram, Haryana, PIN 122004). It is mostly high-rise and low-rise apartment societies. This guide covers the basics, plus what we could and could not confirm. Distances come from property portals and vary by source, so treat them as approximate.

Where it is and how it is laid out

Sector 86 sits in the Dwarka Expressway belt of New Gurgaon. One reference source lists Sectors 83, 84, 85 and 86 among the areas that have developed fastest along this corridor. Neighbouring sectors include 84, 85, 89 and 90. The village of Nawada Fatehpur is also close by.

The sector is mainly apartments, and 3 BHK is the most common layout, according to 99acres. It is still developing. Some sector roads and local retail are not yet complete, as is common in newer Gurugram sectors.

On ADiHomes as of October 2026: there are 10 live projects in Sector 86. Eight are ready to move and two are under construction. The median asking price is ₹11,000 per sq ft, drawn from 5 properties. Browse new projects in Sector 86 or flats for sale in Sector 86.

Connectivity

Roads and expressways

The Dwarka Expressway is the main route to Delhi. It is 29 km long, with about 19 km in Haryana and 10.1 km in Delhi. The Haryana stretch was inaugurated in March 2024. The Delhi section, including the airport tunnel link, was inaugurated on 17 August 2025.

Portals place Sector 86 roughly 3 to 6 km from the expressway and about 4 to 6 km from NH-48. Southern Peripheral Road is also nearby. Expect the real distance to differ by tower and by route, so test-drive it at peak hours.

Service roads along the expressway are less certain. One 2025 explainer said they were unlikely to open before 2026. A June 2026 trade-site post said they were on track for a September opening. We could not find an official confirmation, so check the current position on the ground.

Metro and rail

There is no metro station in or next to Sector 86 today. A portal review from a local resident also notes that the metro is far away. The planned Gurugram Metro (GMRL) is a 28.5 km elevated line with 27 stations. It includes a short 1.85 km spur from Basai to Sector 101 on the Dwarka Expressway. A tender report says the civil contract for the first section and the spur was awarded in August 2025. Sector 101 is not Sector 86, and we found no official date for the spur to open.

For mainline trains, 99acres lists Garhi Harsaru Junction as the closest rail link. Gurgaon Railway Station is about 16 to 17 km away.

Airport

Indira Gandhi International Airport is roughly 31 km away by road, per 99acres and Moneytree. A third portal says about 34 km. Travel time depends heavily on traffic.

Schools, hospitals and shopping nearby

• Schools: 99acres lists Bharat Ram Global School and RPS International School within about 3 km. Other portals name St. Xavier's High School, The Heritage Pride Modern School and DPS Sector 84 in the area.
• Hospitals: Aarvy Healthcare is roughly 1.6 to 4 km away, depending on the source. BigEstate lists Miracles Apollo Cradle at Sector 82 at about 1.3 km. Silver Streak Multispeciality Hospital is near Nawada. Medeor Hospital and Arc Multi Speciality Hospital are said to be within about 5 km.
• Shopping: Vatika Town Square is around 3 to 4 km away. Entertainland Mall is about 3.5 km away.

Please confirm admissions, bus routes and hospital services directly. Portal listings can be out of date.

Civic matters to check

Water

Newer Gurugram sectors have had patchy municipal water. A Tribune report on the new sectors said many residents relied on groundwater or tankers supplied by builders. It placed Sectors 81 to 95 in a second phase of focused civic work. That report is undated in our results, so ask current residents what the supply is like now. Another Tribune report put GMDA's two treatment plants at 570 MLD, against city demand of about 675 MLD. Ask each society where its water comes from and how often it runs short.

Sewage and drainage

Another Tribune report described untreated sewage in empty plots and drains in New Gurugram. It named the area near Sectors 84 and 91 on the expressway. An older NGT status report listed a society sewage treatment plant at NTH 86 in this sector. Ask any society you consider whether its plant works and whether the sector sewer line is connected.

Power

We could not find reliable, current information on power supply or outages for Sector 86. Ask the society about its backup arrangements and the sanctioned load in your flat.

Approvals, RERA and litigation

Check each project's registration on the Haryana RERA Gurugram website. Also check the occupation certificate for ready homes and any pending complaints. Our search found no reported stalled project in Sector 86 itself. That is not a clean bill of health, because the search was limited. The nearby Ansal Hub-83 commercial project in Sector 83 has been stalled for years, and the Enforcement Directorate attached about ₹82 crore of assets in early 2026. Do not read that as a statement about Sector 86 projects.

Infrastructure underway or planned

• Gurugram Metro spur: sanctioned, with a civil contract awarded in August 2025. It ends at Sector 101, not Sector 86, and no opening date is confirmed.
• Expressway service roads: work is reported under way along the corridor, but opening dates conflict (see above).
• Flyover at the Sector 86-90 intersection: a headline on Square Yards says GMDA plans one. We could not confirm approval, a budget or dates.
• Dwarka Expressway extension to Mayapuri: in May 2026 this was only a master-plan proposal, with funding not settled.

Treat anything planned as uncertain until work starts and dates are published by the agency.

Who it suits and what to check before buying

Sector 86 may suit buyers who work in Gurugram or near the Dwarka Expressway and are comfortable commuting by car. It also suits those who prefer a society-based setting over an established, fully built-up neighbourhood. Buyers who rely on the metro or want a short airport run should compare other sectors first.

Examples on ADiHomes include DLF New Town Heights II, Pyramid Urban Homes 2 and Era Cosmo Court. Compare them on quality, upkeep and paperwork, not on the builder's name.

• Verify RERA registration, title, approvals and the occupation certificate.
• Ask residents about water, power backup, maintenance charges and sewage.
• Visit on a weekday morning and evening to test traffic and expressway access.
• Confirm any carpet-area, parking and club charges in writing.
• Do not buy on the strength of planned metro or road projects alone.