Sector 92 pays Rs 17 a square foot and Sector 95 pays Rs 15, the two lowest rents on our board. Manesar costs 20% more and collects Rs 42. The price case is real, the income case is not.
Written by Mansi Joshi, Marketing Intelligence Lead, ZYN33 Investment Desk. Reviewed by Ritesh Arora, Founder, ZYN33 and Strata Capital Holdings, Gurugram. Advising on Gurugram residential capital allocation since 2023, with mandates ranging from Rs 3 Cr to Rs 50 Cr. Published 17 December 2025. Last reviewed 2 October 2026.
Disclosure: ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes, including on projects we discuss with you. We do not give tax advice. This post is general information. Take it to your chartered accountant.
These sectors are cheap and they barely earn. Sector 92 pays Rs 17 a square foot a month and Sector 95 pays Rs 15, the two lowest rents on our twenty sector board. Manesar, in the same industrial belt, costs 20% more and pays Rs 42. Buy here to live in, or for a long price hold. Do not buy here for income.
About 538 saleable feet in Sector 95, which is roughly 381 on carpet. Find your row.
|
Your situation |
What to do |
|
Living in it, Rs 50 lakh |
Resale scheme stock, Sector 95 |
|
Living in it, Rs 1 Cr |
Open market 2BHK, Sector 93 |
|
Want rent, same budget |
Manesar, yield 4.52% |
|
Buying 92 or 95 for yield |
Do not enter at any price |
If this is not you, stop here.
Two of its four columns do not. The table that moves around for these sectors ends at 2025. Here it is beside the published June 2026 prints.
|
Sector |
Table says |
Published |
Error |
|
92 |
Rs 11,000 |
Rs 10,400 |
over by 5.8% |
|
93 |
Rs 10,200 |
Rs 10,150 |
accurate, 0.5% |
|
94 |
Rs 9,700 |
no published rate |
uncheckable |
|
95 |
Rs 10,300 |
Rs 9,300 |
over by 10.8% |
The ranking is also reversed. The table puts Sector 95 above Sector 93. Published data has Sector 95 sitting 8.4% below it. So it is the cheapest of the three that can be checked, not the second dearest. Anyone quoting a Sector 95 Gurgaon property price from that table is a thousand rupees a foot high.
Because they are one curve with the level shifted. Over the eight years shown, Sector 92 compounds to 2.292 times, Sector 93 to 2.267 and Sector 94 to 2.256. Three separate sectors landing within 1.6% of each other over eight years does not happen.
Their yearly moves sit inside half a percentage point of one another, every year, peaking together in 2021 and decelerating together to about 6.5%. Only Sector 95 gets a different shape, accelerating late to overtake Sector 94 and catch Sector 93. That is the one movement the published data contradicts.
Cycle Positioning here is early growth on price and nowhere on income. Sector 95 rose 4.36% year on year and Sector 92 rose 1.64%. They are two of the few budget sectors that went up at all last year.
Both still trade under the New Gurgaon corridor figure of Rs 12,200, by 15% and 24%. The price case is real. The income case is not.
The tenant base and the product do not match. Sector 92 yields 1.85% gross and Sector 95 yields 1.94%, against a city figure of 2.70% on rent of Rs 34. Net of about 30% in costs you keep near 1.3%.
The surrounding employment is industrial. The stock sold here is end user apartment product aimed at buyers, not at the workforce that fills the area. So Sector 92 Gurgaon prices like a residential suburb and rents like one, while the demand around it is of another kind entirely.
Nearly three times the rent per foot. Manesar asks Rs 11,150, 19.9% above Sector 95, and collects Rs 42 against Rs 15. Its yield of 4.52% is the highest locality figure on the board.
That is what an industrial tenant base pays when the product suits it. The anchor is large: Reliance MET City reports 8,250 acres acquired and more than 650 companies from 11 countries operating. Manesar prices that demand in. Sectors 92 to 95 do not. Our rental yield note ranks the full board.
Rates are the published figures above, per square foot, with rent at each locality's published rate. Illustrative, not guaranteed. A composite illustration, not a client.
Sector 95 at Rs 9,300 gives 538 feet. Let at Rs 15 that is Rs 8,070 a month, or Rs 96,840 a year, which is 1.94% gross. Manesar at Rs 11,150 gives 448 feet. Let at Rs 42 that is Rs 18,816 a month, or Rs 2.26 lakh a year, which is 4.52%. Same money, 2.33 times the income.
Roughly twice its allotment rate, which nobody publishes. ROF Ananda in Sector 95 is an Affordable Group Housing colony, ready since September 2021, 728 units on 5.04 acres. It sells at Rs 19.04 lakh to Rs 78.75 lakh over carpet areas of 170 to 750 feet.
Work that back and the carpet rate is Rs 10,500 to Rs 11,200. The Haryana allotment rate today is Rs 5,575 a carpet foot. So ready scheme stock resells at about 1.9 to 2.0 times allotment. Winning a draw is worth roughly double. Buying the resale is not. Our budget micro markets note covers the draw itself.
The road claims do, the rail claim does not. NH-48, Pataudi Road and the Dwarka Expressway link are built already, so they are priced in rather than ahead.
The sanctioned Gurugram Metro runs 28.50 kilometres over 27 stations at Rs 5,452.72 crore. Phase 1 was awarded in August 2025 on a 30 month deadline. Not one station is sanctioned in Sectors 92, 93, 94 or 95. Indian infrastructure also runs 12 to 24 months behind projection, so pay nothing today for a line that does not come here.
On the registered rate, and never on an aggregator's paperwork. Sector 92 registers at Rs 5,400 against asking of Rs 10,400, a gap of 93%. Sector 95 registers at Rs 5,050 against Rs 9,300, a gap of 84%.
Then verify the registration at source. The aggregator listing for ROF Ananda shows two different numbers, and one of them also appears against an unrelated Sohna Road project. That is reason enough to open the certificate at HRERA Gurugram yourself. Get the carpet figure written in, because HRERA Gurugram Regulation 22 of 2021 requires sale on a carpet basis.
The rent floor first. At Rs 15 and Rs 17 a foot there is no cushion if you must hold through a slow patch. Second, the registered gap at 84% and 93%. Third, Gurugram holds about 46% of NCR unsold stock, near 41,000 units, capping resale pricing power. Fourth, Sector 94 has no published rate, so one of the four cannot be priced independently.
Signal: rent per foot, the registered rate and its gap, the carpet figure, and whether a project is scheme or open market stock. Those four decide it. Noise: an eight year table where three columns share one curve. The word affordable attached to resale rather than allotment. Metro proximity, which does not exist here. Amenity lists.
|
Profile |
Budget |
Hold |
Action |
|
Own use, first home |
Rs 50 to 75 lakh |
10 yrs |
Buy, Sector 95 resale |
|
Own use, more space |
Rs 1 Cr |
10 yrs |
Sector 93, gap only 10% |
|
Rental income |
any |
any |
Manesar, not this belt |
|
Needs an exit by year three |
any |
any |
Wrong belt entirely |
Walk away if the pitch was rental return, because these are the two weakest payers of twenty sectors. Among affordable housing projects Gurugram offers, these two earn least. Compare Sector 37C, cheaper and yielding more. Walk away if you were shown the eight year table as proof. And walk away from Sector 94 until a published rate exists for it.
Price based, mainly. Sell when your sector reaches the New Gurgaon figure of Rs 12,200, since that gap is what you bought. On event, sell after an industrial expansion is commissioned nearby, not announced. On time, hold ten years, because under 2% yield will not carry a shorter wait.
Affordable homes in Sectors 92 to 95 work for occupation and for a patient price hold, and fail as income assets. Sector 95 is the cheapest checkable sector of the four at Rs 9,300 and it rose 4.36%. Sector 93 carries the narrowest registered gap at 10%.
What does not stand is the circulating table, which overstates Sector 95 by 10.8% and reverses its own ranking. Nor does the income story, at Rs 15 and Rs 17 a foot. If rent is the objective, Manesar is 20% dearer and pays 2.8 times as much. Treat affordable homes in Sectors 92 to 95 as a ten year own use decision. Our Sector 88A budget note shows the carpet test.
Strata Capital Holdings tracks price band shifts, infrastructure timelines and inventory movement across Gurugram's corridors. ZYN33 brings that into every allocation conversation.
Sector prints. Asking rates, rent per square foot, yields and government registration rates for Sectors 92, 93 and 95, plus the Manesar, New Gurgaon and city rows: Square Yards Gurgaon rates, data month June 2026. Sector 94 has no page on that source and no published rate could be found anywhere, which is why it is marked uncheckable rather than estimated. All figures are asking rates, not registered values, and the city change is quarter on quarter.
ROF Ananda. Price range, carpet areas, unit count, acreage, the September 2021 possession and the Affordable Group Housing classification: Square Yards project page, retrieved 2 October 2026. That listing gives two conflicting registration numbers, one of which also appears against a Sohna Road project, so neither is reproduced here. Allotment rate. Rs 5,575 a carpet foot in Gurugram from 25 March 2026: The Tribune. MET City. Acreage and company count: Business Standard, 7 February 2026. Metro. PMO, 7 June 2023. Unsold stock. Anarock Q2 2026. Carpet area. HRERA Gurugram, Regulation 22 of 2021. Compound figures are computed from the circulating table itself.
Sohna property market | SPR corridor | Sector 70A gated homes | Sector 88A plots | Sectors 76 and 77 land | Sector 81 Gurgaon
Disclaimer
This article is general information about tax and property mechanics in India. It is not tax advice, investment advice or a recommendation to buy a specific property, and it does not account for your personal circumstances. Rates, thresholds and deadlines change. Verify every figure against the source listed above and take your liquidation plan to a qualified chartered accountant before you sell anything. ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes. We do not act as your tax adviser or your adviser on the equity side.
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