Current price bands, active projects, rental yield, and connectivity for buyers and investors evaluating Sector 85.
Sector 85 sits within the New Gurgaon NPR micromarket, an actively developing residential pocket trading above the corridor average. Stock is led by group housing and plots — Godrej Air's new launch, SS The Leaf under construction, and a broad delivered base including Vatika India Next.
Sector 85 sits in the New Gurgaon NPR micromarket of the New Gurgaon corridor, an actively developing residential pocket of Gurugram. Its buyer base skews mid-upper.
Within New Gurgaon NPR, Sector 85 carries the New Gurgaon profile of high, mid-segment-heavy supply. Stock here is led by group housing and plots, spanning Godrej's new launch, SS Group's under-construction asset, and a deep delivered base from Vatika, Orris, Pyramid Infratech and Trehan.
Sector 85 trades above the corridor average — a premium entry within New Gurgaon NPR. The 8% YoY move is the firmest read across the corridor's active sectors, consistent with a sector that pairs strong developer concentration with genuine scarcity at the top end.
Indicative 2026 pricing for Sector 85 sits near ₹12,200 per sq ft, above the corridor average of ₹10,800 per sq ft. This figure is sourced from a portal or named-project reference, not a corridor-aligned estimate.
The latest year-on-year movement is 8 percent — the strongest move of the corridor's active sectors, reflecting the sector's premium developer mix and deep delivered stock base.
These are indicative bands compiled from public listing panels such as Square Yards, 99acres and JLL, not quotations.
Configuration-level rates should be confirmed against live listings, and project pricing and registration verified at hrera.org.in. Amber TBD cells remain where verified per-configuration rates are still pending.
Live and upcoming projects in Sector 85, from the ZYN33 register. Confirm configuration, price band and RERA status before sharing with a client.
| Project Asset | Developer Entity | Segment Class | Current Development Status |
|---|---|---|---|
|
Godrej Air |
Godrej | Premium | New Launch |
|
SS The Leaf |
SS Group | Premium | Under Construction |
|
Vatika India Next |
Vatika | Township | Delivered (Sectors 81–85) |
|
Orris Aster Court |
Orris | Mid-Premium | Delivered |
|
Orris Carnation Residency |
Orris | Mid-Premium | Delivered |
|
Pyramid Premier |
Pyramid Infratech | Affordable | Delivered |
|
Trehan Iris Broadway |
Trehan | Commercial / Retail | Delivered (Sector 85 – verify) |
Civic, social and transit infrastructure supporting Sector 85. Active construction items are noted separately from planned catalysts — present these to buyers accordingly.
The 84 to 104 belt carries DPS, Euro International, RPS International, and GD Goenka within the catchment, supporting the sector's family and end-user demand base.
Aarvy Hospital (Sector 88), Park Hospital, Genesis, and the CK Birla catchment serve the immediate cluster, a functional layer scaling alongside residential absorption.
Reach 3 Roads and NH-8 retail serve daily convenience, with Elan and AIPL high streets developing along sector arterials.
Dwarka Expressway interchanges, metro spur civil works, and sector roads are under construction, works that directly improve Sector 85's near-term access profile.
The Sector 101 metro station, GISBT bus terminus, a heliport hub, and the Delhi-side diplomatic enclave at Sector 24 Dwarka are planned. Present all planned items to buyers as forward upside, not current infrastructure.
The proposed metro spur runs Basai to Dwarka Expressway with a Sector 101 station timeline of 2026–27. Ground assets not yet operational should be presented strictly as staged upside.
Real-world travel times across primary employment nodes and regional transit hubs. Metro is proposed; present as such to buyers.
Sector 85 is served by the NPR / Pataudi Road belt, with Dwarka Expressway and CPR access providing clean linkage to the airport corridor.
No operational rapid transit currently serves Sector 85. The primary forward trigger is a proposed metro spur from Basai to the Dwarka Expressway, with a Sector 101 station timeline of 2026–27. Anything not yet operational should be presented to buyers strictly as proposed.
Income generation performance across Sector 85's group housing and township stock, drawing on executive and expatriate tenant demand.
Indicative gross rental yield in the New Gurgaon corridor runs 3.8 to 4.5 percent, with net roughly half a point to a full point lower after costs.
Sector 85 tracks this band, with demand from executive and expatriate tenants supporting absorption across its delivered stock — Vatika India Next, Orris Aster Court, and Orris Carnation Residency among them.
Sector 85's 8% YoY move is the corridor's firmest read among the active sectors, and should be seen alongside its premium entry point rather than in isolation.
The New Gurgaon corridor has compounded at roughly 12 percent historically, with a moderated forward view near 10 percent. Recent movement reads as firm in absorbing sectors, softer where supply is heaviest.
Sector 85 moved about 8 percent year on year — the strongest of the corridor's active sectors, consistent with its premium positioning and deep, diversified delivered stock base.
All forward-looking statements are views, not guarantees, and depend on delivery, absorption and the infrastructure triggers noted above.
Sector 85 profiles as a premium-entry pocket within New Gurgaon NPR. The filter below is written for that thesis.
You want a premium address within New Gurgaon NPR and have the budget for the top of the corridor.
You can hold through the build-out and want to enter before the micromarket matures.
You want rental yield as well as growth, given the corridor band of 3.8 to 4.5 percent.
You want exposure to New Gurgaon NPR with the proposed Sector 101 metro station and a New Gurgaon metro loop as a medium-term trigger.
You are yield-focused; entry here is rich relative to the corridor.
You need a settled ecosystem or quick liquidity, which an emerging pocket cannot offer yet.
Your budget forces a compromise on configuration or project quality within Sector 85.
Indicative 2026 pricing is near ₹12,200 per sq ft (sourced), at or above the New Gurgaon average of ₹10,800. Confirm configuration rates on live listings.
Active stock includes Vatika India Next, Orris Aster Court, Orris Carnation Residency, Pyramid Premier and others. Verify launch status before committing.
It suits a yield-with-growth thesis within New Gurgaon, which carries a forward CAGR near 10 percent. Match it to your horizon and budget.
Gross yield tracks the New Gurgaon band of 3.8 to 4.5 percent, with net lower after costs.
The airport is roughly 25 to 35 minutes via NPR and the Dwarka Expressway, with Cyber City about 35 to 45 minutes. On transit, a proposed Sector 101 metro station and a New Gurgaon metro loop.
Talk to the ZYN33 team about Sector 85. Connect for current availability and a shortlist that fits your budget, or use the booking link to schedule a site visit.