Sector 90 has 14 projects and 396 listed properties, of which 350 plus are apartments, 4 are builder floors and 1 is a plot. Developers do sell villas and independent floors here, including Mittal Surya Vihar and SS Camasa at Rs 3.30 to 3.60 crore. What does not exist is a resale market for that product. Flats ask Rs 9,850 to Rs 11,900 per sq ft, a 3 BHK lists at Rs 1.90 to Rs 2.198 crore, and yield sits near 2 percent. The portal reports twelve month movement as plus 16.6 percent on one page and zero on another. This is what is actually available and what it costs.
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 4 February 2026. Last reviewed 18 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.
Sector 90 has 14 projects and 396 listed properties. Of those listings, 350 plus are apartments, 4 are builder floors and 1 is a plot.
So Sector 90 Gurgaon sells low rise product new and trades almost none of it second hand. That gap between the primary and resale markets shapes everything else here. Price discovery, negotiating room and your own exit all depend on the resale side. Every rate below is an asking price on super built up area from 99acres, not a registered transaction value.
In the primary market yes, in the resale market almost none. That distinction decides whether you can exit.
Developers do build the product here. Mittal Surya Vihar is described as offering villas and SS Camasa sells 4 BHK independent floors at Rs 3.30 to Rs 3.60 crore. Ganga Liv 90 is a low density scheme on 4.5 acres. So a buyer looking for villas in Gurgaon can find low rise stock here from a developer.
What does not exist is the second hand market for it. Against 350 plus listed apartments, 99acres shows 4 builder floors and 1 plot. Builder floor stock is quoted at a single rate of Rs 11,100 per sq ft, which is what happens when four listings define a band.
That has three consequences. You have almost no comparables to price against and almost no negotiating leverage from competing stock. You also have almost no evidence of what your exit will look like. Buying new here is possible. Selling on is untested.
If resale depth matters to you, 99acres points elsewhere for villa concentration, naming Sector 66 and Sectors 47 and 48 with Malibu Town. Our rental yield read covers how those sectors price.
Rs 9,850 to Rs 11,900 per sq ft on flats, averaging about Rs 10,550.
|
Measure |
Figure |
|
Flats, asking |
Rs 9,850 to Rs 11,900, average Rs 10,550 |
|
Builder floors |
Rs 11,100, from 4 listings |
|
Land |
Rs 6,800 to Rs 16,900, from 1 listing |
|
3 BHK price range |
Rs 1.90 Cr to Rs 2.198 Cr |
|
Last 3 years |
plus 113.1 percent |
|
Last 5 years |
plus 126.9 percent |
|
Last 10 years |
plus 137.1 percent |
|
Portal reported yield |
2 percent |
The twelve month figure is missing on purpose. 99acres publishes Sector 90 property rates as up 16.6 percent over one year on its rates page, and zero percent on its overview page. Same portal, 16.6 points apart.
Be careful with any annual figure for this sector for a second reason. The three year move of plus 113.1 percent annualises to about 28.7 percent, which is nothing like either published twelve month figure. A smooth, identical annual percentage repeated across several years is a compound rate worked backwards from two endpoints, not something anyone observed.
Not a three bedroom. At the sector rate it buys about 1,422 sq ft of super area, while listed 3 BHK stock starts at Rs 1.90 crore.
That gap matters because Rs 1.5 crore circulates as a villa entry point for this sector. It does not reach a three bedroom flat here, let alone a detached home. The honest entry for a 3 BHK is Rs 1.90 to Rs 2.198 crore before transaction costs.
Add roughly 8 percent in costs. Stamp duty is 7 percent for a male buyer inside municipal limits, registration 1 percent capped at Rs 50,000, plus about 1 percent brokerage. That puts a Rs 1.90 crore flat near Rs 2.05 crore at registry.
Yes for a mid segment apartment on a five to seven year view, and not for a villa or for income. Four situations sort it.
Buying a three bedroom to occupy at Rs 1.90 to Rs 2.198 crore? The sector delivers that, with a deep rental market, though Sector 95 reaches a lower entry nearby. Buying for capital growth on a long view? The three year figure of plus 113.1 percent is real, though it describes a move already made.
Buying a villa or detached home? There are five non-apartment listings in the entire sector. Buying for income at 2 percent gross? That does not work here or anywhere nearby. If this is not you, stop here.
About 2 percent gross, in a sector with an unusually deep rental market.
99acres lists 350 plus properties to buy against 3,300 plus to rent. That ratio tells you this is a tenanted sector rather than an owner occupied one. Good for finding a tenant, less good for the rent you can ask.
The portal names MRG World Ultimus as the sector's highest yielding project. On a Rs 1.90 crore three bedroom, a rental yield of 2 percent is about Rs 3.80 lakh a year. That is Rs 31,667 a month before maintenance, vacancy and slab tax. Treat rent here as a partial holding cost offset rather than a return.
Cheaper than the New Gurgaon average, on a much thinner listing base.
|
Location |
Flats, asking |
Yield |
Listed properties |
|
Sector 90 |
average Rs 10,550 |
2 percent |
396 |
|
New Gurgaon belt |
Rs 9,100 to Rs 12,700, average Rs 10,950 |
2 percent |
4,897 |
|
Sector 95, nearby |
average Rs 7,850 |
2 percent |
Lower |
Sector 90 sits about 4 percent below its belt average with the same yield. The belt holds 4,897 listed properties, so the standing supply your resale competes with is corridor wide rather than sector wide. Our New Gurgaon property market read covers what that depth means.
Six things, and the first exists because the sector's own data is contradictory.
Get the twelve month print for the specific society rather than the sector, since the portal publishes 16.6 percent and zero for the same period. Then get the carpet area from the HARERA filing and recompute the quoted rate on it. HARERA registers carpet, brochures quote super built up.
Third, pull the HARERA registration number for the specific project and phase and verify it at haryanarera.gov.in. There is one authority, HARERA, with separate Gurugram and Panchkula benches, and no second registration sitting alongside it. Note that hrera.in and hrera.org.in are not government domains.
Fourth, read the filed completion date rather than a marketed one. SS Camasa's is filed as 30 September 2031, which is a long wait to plan around. Fifth, compare the registered specification in the filing against what the brochure promises, and get the difference into your builder buyer agreement. Sixth, check the collector rate for the tehsil against your agreed price.
It raised the duty floor unevenly, and about half the district saw nothing at all.
The revised rates took effect on 1 April 2026. Per the Deputy Commissioner's statement, the average increase was 15 to 30 percent across residential, agricultural and commercial categories. About 51 percent of the district saw no change. Around 11 percent rose by as much as 75 percent, concentrated where infrastructure had landed.
Duty applies to the higher of your transaction value or the collector rate. On a Rs 1.90 crore purchase, 7 percent is Rs 13.3 lakh, so the floor is worth checking before you negotiate. Our Gurugram circle rate revision read explains how to find your sector's entry.
Anyone who wants a villa and also wants resale depth. You can buy new from a developer here. With 5 non-apartment listings in a sector of 396, you cannot price against comparables or judge what your exit looks like.
Anyone buying for rental income at 2 percent gross, before maintenance, vacancy and slab tax. Anyone budgeting Rs 1.5 crore for a three bedroom, since listed stock starts at Rs 1.90 crore. Anyone relying on a twelve month figure the portal reports two ways. And anyone with an exit horizon under five years, given roughly 8 percent in entry costs.
Post repricing, in a belt with deep standing supply. The long run numbers are strong and they describe something that has already happened.
Flats moved plus 113.1 percent over three years, 126.9 over five and 137.1 over ten. Read the three year figure against the five year one. Almost all of the five year move happened in the last three, which is a sharp recent repricing rather than a steady climb.
What is ahead is Global City. Phase 1 covers roughly 587 acres under a Rs 940 crore contract awarded in 2023, targeted for completion by end 2026. Targeted is not confirmed, and Haryana infrastructure routinely runs 12 to 24 months late.
Road access to NH-48 and the New Gurgaon grid, with Garhi Harsaru Junction the nearest railway station. No sanctioned metro serves it.
Gurugram Metro Rail Limited's approved corridor runs 28.5 km across 27 elevated stations from Millennium City Centre to Cyber City, and does not extend to Sector 90. Any metro claim for this sector is describing something unsanctioned.
Residents rate the locality 3.6 out of 5 on connectivity and 3.7 on safety. That is a fair description of a sector that works without being convenient. Drive your actual commute at your actual hour before you commit.
Resale thinness on low rise product is the first Risk. With 4 builder floors and 1 plot listed against 350 plus apartments, anything other than a flat has no price discovery and no demonstrated exit.
Specification gaps are the second, and they are checkable. SS Camasa's RERA filing records a basic to mid specification. It states that wood work, glass work, cupboards, modular wardrobes and kitchen appliances will not be provided by the promoter. Its marketing describes Italian marble and VRV air conditioning. Get what is committed written into the builder buyer agreement.
Third, data contradiction, with the portal publishing 16.6 percent and zero for the same twelve months. Fourth, supply depth across the belt, where 4,897 New Gurgaon listings compete with your resale. Fifth, long build timelines, with SS Camasa's RERA completion filed as 30 September 2031.
Price based: measure against registered comparables in your own society rather than a sector average that is reported two ways. Then net out duty already paid, exit costs and capital gains.
Event based: the trigger is Global City reaching visible completion rather than being announced, taken twelve to eighteen months after delivery.
Time based: five to seven years. Hold beyond 24 months at minimum so gains are long term rather than taxed at slab.
A reasonable mid segment apartment sector, with low rise product available new and untested on resale.
Sector 90 Gurgaon lists 350 apartments against 4 builder floors and 1 plot. Flats ask about Rs 10,550 per sq ft and a three bedroom costs Rs 1.90 to Rs 2.198 crore. Yield sits near 2 percent. The three year move of 113.1 percent is real and largely behind you. Buy the apartment on its own print, and buy the low rise product only if you can hold it.
Considering Rs 1.5 Cr to Rs 3 Cr in Sector 90 or nearby, with a decision due in 60 to 90 days? Tell us whether you need an apartment or a detached home. We return the HARERA registration and filed completion date for each project, plus the carpet area and rate recomputed on it. The twelve month society print and 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.
Deputy Commissioner Gurugram, public statement on the 2026-27 collector rates: effective 1 April 2026, average increase 15 to 30 percent, about 51 percent of the district unchanged, around 11 percent rising up to 75 percent
Sector 90 project inventory: 14 projects, with DLF Regal Gardens, DLF Select Homes, DLF New Town Heights I, Shree Vardhman Green Court, Ameya Sapphire Ninety and Sidhartha Laguna Oaks ready to move, and SS Whitewater, SS Camasa, MRG Primark and MRG Ultimus under construction. Mittal Surya Vihar is described as offering villas. Ganga Liv 90 is a low density scheme on 4.5 acres. MRG Primark averages about Rs 9,500 per sq ft against New Gurgaon at Rs 11,200
SS Camasa, Sector 90: registered under RERA-GRG-1719-2024 with HARERA, promoter North Star Towers Private Limited of SS Group, 4 BHK independent floors from about Rs 3.30 to 3.60 crore plus government charges, RERA completion date filed as 30 September 2031, two car parks per home per the filing. The registered specification is basic to mid and the filing states that wood work, glass work, cupboards, modular wardrobes and kitchen appliances will not be provided by the promoter, while marketing material describes Italian marble and VRV air conditioning
All yield and all in cost arithmetic is ZYN33 calculation on the asking rates stated in the body
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.
Tell us your budget and timeline.
Tell us your budget and timeline.
