RC/REP/HARERA/GGM/993/725/2025/96, dated 16 October 2025, with possession filed for September 2032. Almost everything else in circulation disagrees with itself. Six published sources give four entry prices, three site areas, four tower counts and three unit totals. On the only internally consistent reading the rate is about Rs 17,000 per sq ft, roughly 55 percent above the New Gurgaon average
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 9 December 2025. Last reviewed 25 September 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.
The registration is real and the developer has a long delivery record. The price is not something you can establish from published sources.
Six of them give four different entry tickets, three site areas and four tower counts. So the first honest thing to say about Emaar Serenity Hills is that you cannot underwrite it from the internet. The second is that possession is filed for September 2032.
|
Item |
Record |
|
Registration |
RC/REP/HARERA/GGM/993/725/2025/96 |
|
Dated |
16 October 2025 |
|
Developer |
Emaar India, 56 projects delivered |
|
Filed possession |
September 2032 |
|
Configurations |
3 and 4 BHK |
|
Location |
Sector 86, New Gurgaon, off NH-48 |
Verify the HARERA registration yourself at haryanarera.gov.in rather than from any listing page. Gurugram and Panchkula are separate benches of one authority, and hrera.in and hrera.org.in are not government domains.
Note the sequence. One widely circulated project site still described this as pre-launch with registration awaited, after the number had already been issued. That is a useful reminder of how quickly project pages go stale.
|
Field |
What published sources say |
|
Entry ticket |
Rs 2.5 Cr, Rs 2.7 Cr, Rs 2.98 Cr or Rs 3 Cr |
|
Rate per sq ft |
Rs 10,000 to 14,000, or Rs 17,000 |
|
Site area |
25.9, 26 or 27 acres |
|
Towers |
5 at G+35, 7 at G+39, 12, or 13 |
|
Units |
997, 1,000 in phase one, or 1,800 in total |
|
3 BHK size |
1,182 to 1,537, 1,600 to 2,200, or 1,751 to 3,081 sq ft |
Some of that is phasing. A township launched in stages shows a phase figure in one place and a masterplan figure in another. So 997 units in a first launch and 1,800 across the whole site can both be true.
The price spread is harder to excuse. A rate of Rs 10,000 and a rate of Rs 17,000 cannot both describe the same apartment. On a 1,750 sq ft home the difference is over Rs 1.2 crore.
About Rs 17,000 per sq ft, because it is the only figure that reconciles with the published ticket sizes.
Take the two most commonly quoted entries. Rs 2.98 crore over 1,751 sq ft works out at Rs 17,019. Rs 3 crore over 1,750 sq ft gives Rs 17,143. Both land in the same place.
A rate of Rs 10,000 to 14,000 does not reconcile with any of those tickets at any published unit size. Treat it as a stale or aspirational figure, and take the real number from the current price sheet rather than from either.
|
Benchmark |
Rate |
Against Serenity Hills |
|
Emaar Serenity Hills, implied |
Rs 17,000 |
— |
|
New Gurgaon average |
Rs 10,950 |
55 percent below |
|
Dwarka Expressway corridor |
Rs 14,000 |
21 percent below |
|
Sohna Road |
Rs 15,550 |
9 percent below |
|
Golf Course Extension Road |
Rs 19,550 |
15 percent above |
A 55 percent premium to the micro-market is steep but not unusual for a branded launch. What it means practically is that New Gurgaon has to keep moving for seven years just for you to hold your position against the sector.
On income, New Gurgaon pays 2 percent gross. Nothing here lets until 2032 in any case, so treat this as a home purchase rather than a yield asset.
From now to the filed date is close to 2,200 days, and the guide this replaces did not mention it once.
Across that period you pay construction linked instalments and receive no rent. You cannot inspect what you bought, and you cannot sell easily, because no secondary market forms until a project nears delivery.
The counter-argument is real and worth stating. You enter at launch pricing rather than delivered pricing, and payment spreads across milestones instead of arriving at once. Early entry into a phased township can work for exactly that reason, as our risk framework sets out. It simply is not comparable to a short dated investment, and the two should not be measured on the same return.
The structural ones, because they are permanent and a resale buyer in 2032 can see them.
Low ground coverage, an eight acre central green, wide tower spacing and four apartments to a core are all physical facts of the layout. They are visible on the site plan, they cannot be changed after handover, and they genuinely differentiate a township from a dense high rise.
Specification and fit-out are different. A modular kitchen, a VRF system and stone flooring are all reasonable, and all of them bind only if the agreement's specification schedule says so. Take the marketing sheet and the draft agreement side by side, and price at zero anything the promoter will not write in. Our New Gurgaon read covers the wider market.
On the same terms as anyone else, and with the same caution about guarantees.
The practical case for overseas buyers is genuine. Registration means a filed completion date, ringfenced project funds and quarterly progress reports you can read from anywhere, as RERA Haryana benefits sets out. Remote purchase has become more structured through digital documentation and power of attorney, which our NRI guide covers.
What no one can offer is certainty. Phrases like safe, high-return and predictable long-term returns appear routinely in material aimed at NRI buyers. None describes a property Indian real estate actually has. The corridor pays 2 percent and the asset delivers in 2032. Judge it on that.
|
Get this |
From |
|
The current price sheet |
The developer, not a listing page |
|
Carpet area for your exact unit |
The HARERA filing |
|
Filed completion date for your tower |
The HARERA filing |
|
Confirmation of no more than 10 percent before agreement |
Statutory cap, applies always |
|
What the price excludes |
Typically GST, location charge, parking |
|
Collector rate for the tehsil |
gurugram.gov.in |
Recompute the quoted rate on carpet before you compare this with anything else. Published super area ranges disagree by more than 1,500 sq ft at the 3 BHK. The headline rate means little until you fix the denominator.
|
If you are |
Verdict |
|
Buying a home to occupy in 2032 |
Worth evaluating on the filing and price sheet |
|
Able to fund instalments for seven years |
Workable |
|
Buying for rental income |
No. Nothing lets until 2032, and New Gurgaon pays 2 percent |
|
Needing an exit inside five years |
No. No secondary market exists at this stage |
|
Underwriting on a Rs 10,000 rate |
No. That figure does not reconcile with any published ticket |
Timeline is the largest, and it is structural rather than speculative. A 2032 filed date means seven years of exposure to the developer, the market and your own circumstances, with no rent and no easy exit.
Data divergence is second, and unusual in its scale here. Published entry prices differ by Rs 50 lakh and unit sizes by 1,500 sq ft. Every figure has to come from the filing or the price sheet.
Third, the premium itself at 55 percent over the sector, which New Gurgaon must sustain for seven years. Fourth, supply, with up to 1,800 units entering one sector. Fifth, specification drift, where marketing and the agreement schedule diverge.
A real, registered township from a developer with 56 deliveries behind it, at a price nobody can currently pin down from public sources.
Buy it as a 2032 home if the price sheet and the filing stack up when you see them. The registration checks out, the low density planning is genuine, and Emaar's record is among the better ones in Gurugram. Do not buy it as an income asset, or on a Rs 10,000 rate that reconciles with nothing. And do not accept any description of Indian property as safe or high-return. Get the sheet, get the carpet area, and recompute before you commit.
Considering Rs 2.5 Cr to Rs 5.5 Cr here or at a competing New Gurgaon launch? Send the price sheet you have been given. We return the filed completion date and registered promoter from the authority portal, plus your rate recomputed on carpet. The same figures for competing projects and the collector rate floor come with it.
Strata Capital Holdings tracks price band shifts, infrastructure timelines and inventory movement across Gurugram's corridors. ZYN33 brings that into every allocation conversation. We are paid a transaction fee when a purchase completes. That is why we would rather you check the filing than take our word for it.
Published project material, retrieved September 2026, gives entry prices of approximately Rs 2.5 crore, Rs 2.7 crore, Rs 2.98 crore and Rs 3 crore; rates of Rs 10,000 to 14,000 and Rs 17,000 per sq ft; site areas of 25.9, 26 and 27 acres; tower counts of 5 at G+35, 7 at G+39, 12 and 13; unit totals of 997, 1,000 in phase one and 1,800; and 3 BHK sizes of 1,182 to 1,537, 1,600 to 2,200 and 1,751 to 3,081 sq ft. These divergences are reported rather than resolved
District Gurugram, Final Collector Rates 2026-27, published by tehsil, effective 1 April 2026
Rate and premium arithmetic is ZYN33 calculation on the published tickets and unit sizes stated above. No forward appreciation or yield projection is adopted in this post
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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