{"id":219,"date":"2026-09-21T10:11:46","date_gmt":"2026-09-21T10:11:46","guid":{"rendered":"https:\/\/www.serenityhillssector86.com\/blog\/?p=219"},"modified":"2026-09-21T10:12:01","modified_gmt":"2026-09-21T10:12:01","slug":"sector-86-gurgaon-property-price-and-buyer-guide","status":"publish","type":"post","link":"https:\/\/www.serenityhillssector86.com\/blog\/sector-86-gurgaon-property-price-and-buyer-guide\/","title":{"rendered":"Sector 86 Gurgaon Property Price Guide: Costs Buyers Should Consider Beyond Base Price"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">The Emaar Serenity Hills Sector 86 Gurgaon Property Price starts at \u20b92.98 Cr for the 3 BHK Small and \u20b93.92 Cr for the 3 BHK Large. That figure already includes EDC\/IDC, IFMS, car parking and club membership. What it leaves out is 5% GST, a 5% to 7% duty on the sale deed, the registration fee and the maintenance advance at possession.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A \u20b92.98 Cr price tag is only the first line of the cheque. For a sole male buyer, tax and duty lift the 3 BHK Small to about \u20b93.34 Cr before registration and maintenance, and 30% of the price is payable by day 180 after booking.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide reads the current EasyPay Plan line by line and turns each charge into rupees, so you can budget the full amount instead of the advertised one.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KEY NUMBERS AT A GLANCE<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>3 BHK Small from \u20b92.98 Cr and 3 BHK Large from \u20b93.92 Cr, as per Emaar India&#8217;s 2026 schedule.<\/li>\n\n\n\n<li>The listed price covers development charges, maintenance security, parking and club; GST is extra.<\/li>\n\n\n\n<li>RERA carpet sizes: 948.24 sq.ft. (3 BHK Small), 1,219.17 sq.ft. (3 BHK Large), 1,576.47 sq.ft. (4 BHK Small).<\/li>\n\n\n\n<li>Effective rate on carpet: about \u20b931,430 per sq.ft. (Small) and \u20b932,150 per sq.ft. (Large).<\/li>\n\n\n\n<li>Payment split is 30:40:30, with the opening 30% collected in the first 6 months.<\/li>\n\n\n\n<li>Haryana urban duty: 7% for men, 5% for women, 6% for a joint male and female purchase.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Emaar Serenity Hills Gurgaon Price List 2026<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Emaar India lists 2 entry prices for Phase 1 in its 2026 price schedule: the 3 BHK Small from \u20b92.98 Cr and the 3 BHK Large from \u20b93.92 Cr. Both are starting figures, so each marks the lowest priced unit in that typology. The 4 BHK Small is part of the unit mix, but the plan does not publish an entry price for it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The asterisk matters more than the number. The plan states that these prices include EDC\/IDC, IFMS, car parking and club membership, and that GST is charged extra. EDC and IDC are the External Development Charges and Infrastructure Development Charges levied under Haryana&#8217;s licensing rules, and IFMS is the Interest Free Maintenance Security held against future upkeep.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So the sticker is a bundled number, not a bare base rate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One nuance applies to the club. Membership is already paid for inside the price, yet the clubhouse itself is planned for future phases of the project. Both phases on sale today are registered with HRERA Gurugram, under RC\/REP\/HARERA\/GGM\/993\/725\/2025\/96 and RC\/REP\/HARERA\/GGM\/994\/726\/2025\/97, dated 16 October 2025.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Price per Sq.ft. on RERA Carpet Area<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The carpet figure is the usable floor inside the walls of your apartment, and it is the figure the law requires a developer to declare. The brochure gives these sizes for each typology:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>3 BHK Small (3 BHK + 2 toilets): 948.24 sq.ft. carpet, with a balcony of 235.04 to 268.23 sq.ft.<\/li>\n\n\n\n<li>3 BHK Large (3 BHK + 3 toilets + utility): 1,218.25 to 1,220.54 sq.ft. carpet, with a balcony of 318.16 to 412.51 sq.ft.<\/li>\n\n\n\n<li>4 BHK Small (4 BHK + 4 toilets + powder room + utility): 1,576.47 sq.ft. carpet, with a balcony of 429.96 to 503.91 sq.ft.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Divide the entry price by the carpet area to get the actual rate. \u20b92.98 Cr over 948.24 sq.ft. is about \u20b931,430 per sq.ft. of carpet, and \u20b93.92 Cr over 1,219.17 sq.ft. is about \u20b932,150.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Count the smallest balcony as well, and the 3 BHK Small works out to about \u20b925,180 per sq.ft. on 1,183.28 sq.ft. Use these carpet rates when you compare floors, facings or typologies within <strong><a href=\"https:\/\/www.serenityhillssector86.com\/\">Emaar Serenity Hills Gurgaon<\/a><\/strong> 86, because they show what each rupee buys in usable space.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">GST on Under Construction Flats in Gurgaon<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A home bought before its completion or occupancy certificate attracts GST at 5% without input tax credit. The 1% rate is reserved for affordable housing priced up to \u20b945 lakhs, so it does not apply at this price point.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On the 3 BHK Small, 5% of \u20b92.98 Cr is about \u20b914.9 lakh. On the 3 BHK Large, it is about \u20b919.6 lakh. The tax is billed with each installment as the developer raises it, so it moves in step with the milestones rather than landing as one lump sum.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Stamp Duty and Registration Charges in Gurugram<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Gurugram falls under Haryana&#8217;s urban duty band. A man buying alone pays 7%, a woman buying alone pays 5%, and a joint male-and-female purchase pays 6%. Duty is levied on the sale deed and is calculated on the higher of the agreement value or the collector rate for the sector.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>3 BHK Small at \u20b92.98 Cr: \u20b920.86 lakh (man), \u20b914.90 lakh (woman), \u20b917.88 lakh (joint)<\/li>\n\n\n\n<li>3 BHK Large at \u20b93.92 Cr: \u20b927.44 lakh (man), \u20b919.60 lakh (woman), \u20b923.52 lakh (joint)<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Registering the smaller unit in a woman&#8217;s sole name saves about \u20b95.96 lakh compared to a sole male buyer. On the larger unit, the saving is \u20b97.84 lakh. The registration fee at the sub-registrar&#8217;s office is paid in addition on the duty.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Serenity Hills Gurgaon Sector 86 Payment Plan<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The EasyPay Plan splits the unit price and EDC\/IDC into 8 milestones:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>On booking: \u20b910 lakh<\/li>\n\n\n\n<li>Within 30 days: 9.5%, less the booking amount<\/li>\n\n\n\n<li>Within 90 days: 10.5%, subject to registration of the Agreement for Sale<\/li>\n\n\n\n<li>Within 180 days: 10%, subject to the same registration<\/li>\n\n\n\n<li>On the 25th floor slab of your tower: 10%<\/li>\n\n\n\n<li>On the top floor roof slab of your tower: 30%<\/li>\n\n\n\n<li>On application for the occupancy certificate (OC): 20%<\/li>\n\n\n\n<li>On offer of possession: 10%, plus 100% of IFMS and 100% of CAM charges<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Read it as 3 blocks of 30:40:30. On a \u20b92.98 Cr unit, the first block is roughly \u20b989 lakhs and is due within 6 months of booking, before any construction milestone.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The middle 40%, roughly \u20b91.19 Cr, is tied to slab work on your own tower, so the tower you choose sets the pace of those payments. The last 30% arrives around the OC and handover.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Home Loan Down Payment and TDS on Property Above \u20b950 Lakh<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For a home costing more than \u20b975 lakhs, <a href=\"https:\/\/rbi.org.in\/\" target=\"_blank\" rel=\"noopener\">RBI<\/a> limits the loan to 75% of the property value. Duty, registration and documentation charges cannot be added to that value. On a 3 BHK Small, at least \u20b974.5 lakh of the price must come from your own funds, along with the full duty and registration cost.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Lenders also release money in stages linked to construction progress, not upfront. With 30% of the price payable so early, decide how you&#8217;ll fund that first block before you book.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">TDS is the other step buyers miss. From 1 April 2026, Section 393(1) of the Income Tax Act, 2025 requires you to deduct 1% from each payment on a property worth \u20b950 lakh or more and deposit it through Form 141. On \u20b92.98 Cr, that totals \u20b92.98 lakh. It is part of the price, not an extra cost, but as the buyer, you&#8217;re responsible for filing it.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\"><strong>Possession Charges: IF<\/strong>M<strong>S and Maintenance Advance<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The final milestone requires 10% of the price, 100% of IFMS, and 100% of CAM (common area maintenance) charges.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">IFMS is already included in the listed price, so it is a timing item and not a new cost. The CAM advance is extra, and the plan does not print a rate for it. The CAM rate per sq.ft. and the number of months billed in advance are the 2 figures to fix on your unit cost sheet before booking. Emaar Serenity Hills Sector 86 Gurgaon Property Price<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Total Cost of a 3 BHK Flat in Sector 86 Gurugram<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Here are how the numbers stack up before registration and the CAM advance:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>3 BHK Small, sole male buyer: \u20b92.98 Cr + \u20b914.9 lakh GST + \u20b920.86 lakh duty = about \u20b93.34 Cr<\/li>\n\n\n\n<li>3 BHK Small, sole woman buyer: \u20b92.98 Cr + \u20b914.9 lakh GST + \u20b914.9 lakh duty = about \u20b93.28 Cr<\/li>\n\n\n\n<li>3 BHK Small, joint male and female buyers: about \u20b93.31 Cr<\/li>\n\n\n\n<li>3 BHK Large, sole male buyer: \u20b93.92 Cr + \u20b919.6 lakh GST + \u20b927.44 lakh duty = about \u20b94.39 Cr<\/li>\n\n\n\n<li>3 BHK Large, sole woman buyer: about \u20b94.31 Cr<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">In plain terms, plan for 10% to 12% above the advertised figure, depending on whose name goes on the sale deed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\"><strong>Advisory Desk View on the Cost Sheet<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When we take buyers through this project, we start with the footnote, not the price. That single line decides which costs are still open for discussion. Four items that usually trigger negotiation (EDC\/IDC, IFMS, parking and club) are already inside the \u20b92.98 Cr, so the talk moves quickly to the items that are still open: GST, duty, the CAM advance and the first 180 days of cash.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Take a couple booking the 3 BHK Small jointly and funding it with a loan. Their duty is \u20b917.88 lakh at the joint rate, GST is about \u20b914.9 lakh, and the bank can lend no more than \u20b92.235 Cr against the price. That leaves at least \u20b974.5 lakh of own funds on the price alone, and about \u20b989 lakhs is due within 6 months. The plan works well once that first block is arranged; the latter 70% follows slab progress on the tower.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We also tell buyers to treat the carpet rate of about \u20b931,430 per sq.ft. as the real benchmark when choosing between floors or wings, and to register in a woman&#8217;s name where the family structure allows it. On this unit, that single decision is worth \u20b95.96 lakh, which equals about 40% of the GST bill on the same flat.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cAt Serenity Hills, the sticker is already a bundled price. Budget for tax, duty and the first 180 days, and the rest of the plan follows your tower.\u201d<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Key Takeaways for Budgeting Your Purchase<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The advertised figure at this Emaar project already covers 4 common add-ons, and your real budget should be 10% to 12% above it.<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Development charges, IFMS, parking and club membership are already included in the \u20b92.98 Cr and \u20b93.92 Cr entry prices.<\/li>\n\n\n\n<li>GST at 5% and Haryana duty of 5% to 7% are the 2 largest additions, worth \u20b929.8 lakh to \u20b935.76 lakh on the 3 BHK Small.<\/li>\n\n\n\n<li>The schedule front-loads 30% into the first 6 months, and RBI caps the loan at 75% of the value, so arrange your own funds early.<\/li>\n\n\n\n<li>Compare units on the carpet rate of about \u20b931,430 to \u20b932,150 per sq.ft., not on the entry price alone.<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">For current unit availability and a cost sheet for <strong>Emaar Serenity Hills Gurgaon 86<\/strong>, Sector 86 Gurgaon Property Price and speak with our advisory desk.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Read more blogs:<\/strong> <a href=\"https:\/\/www.serenityhillssector86.com\/blog\/\">https:\/\/www.serenityhillssector86.com\/blog\/<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\">Emaar Serenity Hills Price FAQs<\/h2>\n\n\n<div class=\"saswp-faq-block-section\"><ol style=\"list-style-type:none\"><li style=\"list-style-type: none\"><h3 class=\"\">What is the starting price of Emaar Serenity Hills?<\/h3><p class=\"saswp-faq-answer-text\">You can buy the 3 BHK Small from \u20b92.98 Cr and the 3 BHK Large from \u20b93.92 Cr under the current plan. These starting prices include development charges, IFMS, parking and club membership. GST is charged extra, and duty on the sale deed, registration costs and the maintenance advance at possession are also paid separately by the buyer.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">What charges are not included in the Serenity Hills Gurgaon Sector 86 price?<\/h3><p class=\"saswp-faq-answer-text\">You pay 4 items outside the headline price. GST at 5% applies while the project is being built, state duty in Gurugram is 5% to 7% of the deed value, and you pay a registration fee at the sub-registrar office. The CAM advance is collected at possession, along with the already included IFMS amount.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">How much GST is charged on an under-construction flat in Gurgaon?<\/h3><p class=\"saswp-faq-answer-text\">You pay 5% GST without input tax credit on any under-construction flat priced above the \u20b945 lakh affordable limit. On a \u20b92.98 Cr unit, that is about \u20b914.9 lakh, and on \u20b93.92 Cr it is about \u20b919.6 lakh. The tax is billed with each installment, so it follows the construction milestones.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">What is the stamp duty in Gurgaon for women buyers?<\/h3><p class=\"saswp-faq-answer-text\">You pay 5% duty in Gurugram when the property is registered in a woman&#8217;s sole name. A man buying alone pays 7%, and a joint male-and-female purchase pays 6%. On a \u20b92.98 Cr flat, registering in a woman&#8217;s name saves about \u20b95.96 lakh compared with a sole male buyer, before registration costs.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">What is the Serenity Hills Sector 86 payment plan?<\/h3><p class=\"saswp-faq-answer-text\">You pay in a 30:40:30 structure. The first 30% is due within 180 days of booking, starting with \u20b910 lakhs. The next 40% is linked to the 25th-floor slab and the top roof slab of your tower. The final 30% is due at OC application and possession, with IFMS and CAM charges added at handover.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">What is the carpet area of a 3 BHK in Emaar Serenity Hills Gurgaon?<\/h3><p class=\"saswp-faq-answer-text\">You get 948.24 sq.ft. of RERA carpet in the 3 BHK Small, plus a balcony of 235.04 to 268.23 sq.ft.. The 3 BHK Large offers 1,218.25 to 1,220.54 sq.ft. of carpet with a utility room. At entry prices, the carpet rate works out to about \u20b931,430 and \u20b932,150 per sq.ft.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">How much home loan can I get on a \u20b93 Cr flat?<\/h3><p class=\"saswp-faq-answer-text\">You can borrow up to 75% of the property value on any home costing above \u20b975 lakhs, as per RBI rules. On a \u20b92.98 Cr flat, that caps the loan at about \u20b92.24 Cr. Duty, registration, and documentation charges cannot be added to the value, so you fund them entirely from your own savings.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">Is TDS deducted when buying a flat above \u20b950 lakhs?<\/h3><p class=\"saswp-faq-answer-text\">You must deduct 1% TDS on every payment for a property worth \u20b950 lakh or more. From 1 April 2026, this falls under Section 393(1) of the Income Tax Act, 2025, and you deposit it through Form 141. On a \u20b92.98 Cr flat, total TDS is \u20b92.98 lakh, which forms part of the price paid.<\/p><li style=\"list-style-type: none\"><h3 class=\"\">What are the HRERA registration numbers for the project?<\/h3><p class=\"saswp-faq-answer-text\">You can check both registered phases under HRERA Gurugram numbers RC\/REP\/HARERA\/GGM\/993\/725\/2025\/96 and RC\/REP\/HARERA\/GGM\/994\/726\/2025\/97, dated 16 October 2025. Emaar India Limited is developing the Sector 86 project in phases, and Phase 1 is currently offered for sale. The clubhouse is planned for future phases of the same development, and the listed price already includes membership.<\/p><\/ul><\/div>","protected":false},"excerpt":{"rendered":"<p>The Emaar Serenity Hills Sector 86 Gurgaon Property Price starts at \u20b92.98 Cr for the 3 BHK Small and \u20b93.92 Cr for the 3 BHK Large.&hellip;<\/p>\n","protected":false},"author":1,"featured_media":220,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[23],"tags":[],"class_list":["post-219","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"_links":{"self":[{"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/posts\/219","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/comments?post=219"}],"version-history":[{"count":1,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/posts\/219\/revisions"}],"predecessor-version":[{"id":221,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/posts\/219\/revisions\/221"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/media\/220"}],"wp:attachment":[{"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/media?parent=219"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/categories?post=219"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.serenityhillssector86.com\/blog\/wp-json\/wp\/v2\/tags?post=219"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}