Sector 90 sits in New Gurugram and over the last few years it has quietly moved from a fringe residential location to one of the more talked about investment spots in the city. The main reasons are strong road connectivity, new premium launches that target low-density living, and a steady stream of infrastructure upgrades nearby. These factors together are attracting developers who are willing to deliver larger layouts, more open space, and villa-style living even inside multi-tower projects.

Why “villa-friendly” matters now

Villa-style homes command a premium for obvious reasons. They give privacy, more green or open space, larger rooms, and fewer shared walls. In Gurgaon, as more professionals work from home part time and buyers look for larger private spaces after the pandemic, the demand for villa-like apartments and plotted developments has risen.

Sector 90 is close enough to major job hubs and the airport but still offers room for low-density projects. Developers are responding by designing projects with bigger apartments, duplexes, podium villas, and even plotted schemes nearby. In practice, villa-friendly does not always mean standalone villas inside every project. Often it means:

• larger 3.5 and 4 BHK layouts with villa floor plates,
• podium-style villas with private entrances,
• low-rise blocks with larger balconies and private gardens,
• clusters of builder-floor homes or independent villas near new gated developments.

Location and connectivity - the backbone of demand

Location is the basic rule in real estate. Sector 90 benefits from:

• proximity to the Dwarka Expressway corridor and NH-48, which speeds access to Delhi and IGI Airport
• good links to the KMP expressway and industrial / office clusters in Manesar and Udyog Vihar
• improving last-mile roads and new commercial pockets that make daily life easier.

Because connectivity has improved, buyers who previously demanded Gurgaon core locations now consider New Gurgaon sectors as practical alternatives, especially when they get better value per square foot and larger built areas. This connectivity story is one of the main drivers behind luxury and villa-style launches in Sector 90.

Popular Properties

Price reality: where Sector 90 stands today

Sector 90’s current average price per square foot are:

• Average price per square foot: roughly ₹10,300 – ₹10,800 per sq ft depending on property type and platform.
• Short term variation exists across apartment towers, builder floors, and independent villas. 

Those averages show that Sector 90 is priced in a mid-to-upper band for New Gurgaon localities while still offering larger unit sizes and villa-like options that core Gurgaon cannot always provide at the same area per rupee.

Year-by-year estimated table (price per sq ft)

Why the price rose (drivers)

A few clear drivers explain why Sector 90 prices have climbed sharply in recent years:

• Better connectivity: the Dwarka Expressway and improved link roads have reduced travelling friction to Delhi and the airport. This increased demand from buyers who commute or travel frequently.
• Product upgrade: developers launched fewer cramped towers and more low-density projects with larger layouts, which naturally lift the average price per sq ft because buyers pay for bigger unit sizes and premium amenities.
• Limited supply for larger layouts: standalone villas and larger floor plates are finite. When demand for such product rises, prices move up quickly.
• Market momentum in the Dwarka Expressway corridor: the corridor as a whole saw strong appreciation over the last four years, which pulled neighbouring sectors upward as investors rotated into newer launches.

NRI Investment

Sector 90 offers a rare mix of affordability and premium living for NRIs. You get larger homes, low-density projects, and villa-style layouts at prices that are still lower than central Gurgaon. At the same time, property values have been rising steadily year after year. This creates a strong case for long-term appreciation. Many investors are seeing healthy capital growth as the Dwarka Expressway corridor develops further.

Rental income is another advantage. Bigger 3 and 4 BHK homes, duplexes, and villa-like apartments attract senior professionals, expats, and corporate tenants. These tenants usually prefer spacious homes and are willing to pay higher rents. This improves rental yield and gives NRIs regular monthly income along with price appreciation. So you earn while the property value grows.

One more reason NRIs feel confident is capital security. Real estate in established markets like Gurgaon is a physical asset. It does not disappear with stock market swings. Land is limited, and demand keeps increasing. This protects long-term wealth and reduces risk.

The process of investing has also become much easier than before. Today, NRIs can invest in India from abroad without complicated travel. Most developers offer virtual site visits, video walkthroughs, online booking, and digital documentation. Payments can be made through NRE or NRO accounts. Legal systems are more transparent now. Projects are registered under RERA and H-RERA, which adds accountability and protects buyers. Proper paperwork, clear titles, and professional documentation support make transactions smooth and secure.

Because of these factors, NRI real estate returns in New Gurgaon look attractive compared to many overseas markets where yields are lower and entry costs are higher. Sector 90 stands out since it combines growth potential, modern lifestyle projects, and improving infrastructure.

In simple terms, it is a smart balance. Safe asset. Growing prices. Steady rent. Easy buying process. For NRIs looking to build wealth back home, Sector 90 offers both comfort and confidence.

Who should consider buying in Sector 90

Sector 90 will suit these buyer profiles:

• Families who want something bigger than a regular 2BHK and want villa comforts without moving too far out.
• Investors seeking medium-term capital gains who prefer projects with low density and an emphasis on large unit sizes.
• Buyers who prioritize green or private outdoor spaces like private terraces, garden podiums, or duplex layouts.
• People who work in Gurgaon/Manesar and want faster access to the Dwarka Expressway and NH-48.

Final thoughts

Sector 90 is no longer only an “outlying” location. It is evolving into a place where developers are deliberately creating villa-like living inside contemporary projects. That combination of larger living areas, improving connectivity, and developer interest makes it a good place to consider for buyers who want privacy and space without moving all the way out of Gurgaon.