Emaar Serenity Hills Sector 86 Review: Worth the Investment?
Emaar Serenity Hills, Sector 86 Gurugram: Where 8 Acres of Greens Meet Luxury Living
Published: November 19, 2025 | Reading Time: 8 minutes
Location: Sector 86, Gurugram | Developer: Emaar India Limited
If you've been searching for a luxury apartment in Gurugram that doesn't compromise on green spaces, natural light, or privacy, your search might just end here. Emaar Serenity Hills in Sector 86 is rewriting the rules of high-rise living—and it's doing so with a rare ingredient in today's congested cityscape: space to breathe.
Why We're Talking About Serenity Hills Right Now
Gurugram's real estate market has seen its share of luxury launches, but most follow a predictable formula: pack in maximum units, add a glossy brochure, and call it premium. Emaar Serenity Hills takes a different approach—one that prioritizes quality of life over density.
Spread across 25.90 acres with an 8-acre central green park at its heart, this IGBC Platinum pre-certified project uses only 13% ground coverage out of the permissible 35%. That's not a typo. In a city where developers maximize every square foot, Emaar has chosen to give residents something increasingly rare: room to live, not just exist.
Currently, Phase I and II are RERA-registered and available for booking, comprising 7 towers with 997 units (206 x 4BHK | 341 x 3BHK-L | 450 x 3BHK-S).
RERA Details:
Phase I: RC/REP/HARERA/GGM/993/725/2025/96 (16.10.2025)
Phase II: RC/REP/HARERA/GGM/994/726/2025/97 (16.10.2025)
The 8-Acre Question: How Much Green Is Enough?
Let's put this in perspective. While most luxury projects in Gurugram offer 1–3 acres of "landscaped gardens" (often squeezed between buildings), Serenity Hills dedicates 8 acres solely to central greens—plus an additional 20+ acres of landscaped open spaces throughout the project.
This isn't just a marketing claim. Walk through the master plan and you'll see:
A waterbody with a continuous promenade for morning walks
Floating decks and lakeside seating for evening conversations
Tree groves and forest pockets creating natural cooling zones
Meadows with jogging and cycling tracks connecting the entire community
Dedicated yoga and meditation zones overlooking greenery
The result? Over 80% of the 997 units either overlook the central greens or are positioned as corner units with dual aspects. You're not staring at your neighbor's balcony—you're waking up to nature.
The Architecture of Privacy: 3-Side Open Layouts Done Right
Here's where Serenity Hills gets technical—but in a way that directly impacts your daily comfort.
Every apartment features a 3-side open layout, which means:
Cross-ventilation from multiple directions (goodbye stuffiness)
Natural light throughout the day (lower electricity bills)
Panoramic views instead of tunnel-vision windows
But the real differentiator? 90%+ units have full-height corner windows. Not the standard 3-foot windows you see in most apartments—these are floor-to-ceiling glass panels that blur the boundary between indoors and outdoors.
Add to this:
Floor-to-floor height of 3.15 meters (higher than standard 2.8m ceilings)
Ante-space entries creating privacy from elevator lobbies
Units positioned so they don't overlook each other
4 units per core (only 4 neighbors per floor)
The design philosophy is simple: architecture should enhance living, not just house it.
Unit Breakdown: Which Configuration Suits You?
Serenity Hills offers three thoughtfully designed configurations:
4BHK+4T+PDR+U (206 Units)
Carpet: 1,571 sq. ft. | Balcony: 427 sq. ft.
Parking: 3 spaces
USP: All 4BHK units overlook central greens; includes powder room and utility niche
Best for: Large families, multi-generational living, those who entertain frequently
3BHK-L (3BHK+3T+U) (341 Units)
Carpet: 1,219 sq. ft. | Balcony: 318 sq. ft.
Parking: 2 spaces
USP: Spacious layout with separate master balcony and utility niche
Best for: Growing families, professionals seeking space for home office
3BHK-S (3BHK+2T) (450 Units)
Carpet: 947 sq. ft. | Balcony: 235 sq. ft.
Parking: 1 space
USP: Efficient design with stretched balcony and corner windows
Best for: Nuclear families, first-time luxury buyers, investors
All sizes are indicative and may vary by floor. Verify exact dimensions from RERA-approved plans.
The Green Premium: IGBC Platinum Isn't Just a Badge
Emaar Serenity Hills is IGBC Platinum pre-certified—a distinction held by less than 5% of residential projects in Gurugram. What does this mean beyond the certificate?
Energy Efficiency:
VRF air conditioning (uses 30% less electricity than conventional ACs)
Optimized building orientation reducing heat gain
LED lighting with motion sensors in common areas
Water Conservation:
Rainwater harvesting to recharge groundwater
Sewage Treatment Plant (STP) recycling wastewater for landscaping
Low-flow fixtures reducing consumption by 25%
Health Benefits:
VOC-free paints improving indoor air quality
20+ acres of green buffers filtering pollutants
Cross-ventilation reducing reliance on artificial cooling
Market Impact: According to Knight Frank and Anarock reports, IGBC-certified projects command a 10–15% premium over non-certified developments—and that gap is widening as buyers prioritize sustainability.
Location Decoded: Why Sector 86 Works
Sector 86 sits at a connectivity sweet spot in New Gurugram. Here's what your daily commute looks like:
For Professionals:
Cyber City: 22 km (~30 min via SPR)
Udyog Vihar: ~25 km
IMT Manesar: 10 km (Honda, Maruti, manufacturing hubs)
For Frequent Travelers:
IGI Airport: 35 km (~40 min via Dwarka Expressway)
Gurugram Railway Station: 15 km
For Families:
Medanta Hospital: 5 km (world-class healthcare)
DPS, St. Xavier's: Nearby (top-tier education)
Sapphire 90 Mall: Within 5 km (retail, dining)
Infrastructure Catalysts:
NH-48: Direct access (Delhi-Jaipur corridor)
Dwarka Expressway: 5 min away (game-changer for west Gurugram)
SPR & NPR: Quick access to entire Gurugram
The planned Metro extension (subject to approvals) will further enhance last-mile connectivity.
Amenities That Actually Matter
Most projects list 40+ amenities. Serenity Hills does too (~1 lakh sq. ft. of amenity space, including a ~75,000 sq. ft. clubhouse in future phases). But let's focus on what residents actually use:
Daily Essentials:
Fully-equipped gymnasium with cardio, strength training, group classes
Swimming pool (outdoor) for laps or family time
Jogging and cycling tracks through green corridors
Family-Friendly:
Kids' play area, creche, and daycare (for working parents)
Pet park (because furry family members matter)
Community event lawn for festivals and gatherings
Work-From-Home Ready:
Co-working spaces and meeting rooms
High-speed internet infrastructure
Quiet library zones for focused work
Future-Ready:
45+ fast EV charging stations (surface level)
Smart home-ready wiring
24/7 security with CCTV surveillance
Note: Clubhouse and select amenities are part of future development phases.
The Investment Angle (Without the Hype)
Let's address the elephant in the room: Is this a good investment?
The Honest Answer: Real estate isn't a guaranteed return asset, but several factors favor Serenity Hills:
Positive Indicators:
Emaar's track record: Global credibility (Burj Khalifa), Indian delivery history (Palm Hills, Digi Homes)
Location growth: Dwarka Expressway impact, IMT Manesar proximity, planned metro
Product scarcity: Low-density + IGBC Platinum is rare in Sector 86
Supply-demand: Limited luxury inventory (₹2.5 Cr+) vs. HNI/NRI demand
Historical data: Well-connected Gurugram micro-markets have seen 8–12% CAGR (past data, not predictive)
Risk Factors:
Market cycles affect all real estate
Rental yields in Gurugram are typically 2–3% annually
Possession timelines depend on construction progress
Who Should Consider:
End-users seeking lifestyle upgrade (strong case)
Long-term investors (5+ year horizon)
NRIs looking for quality asset in growth corridor
Who Should Think Twice:
Short-term flippers (illiquid asset class)
Those expecting 20%+ annual returns (unrealistic)
Disclaimer: This is not financial advice. Consult a qualified advisor before investing.
Pricing Reality Check
As of November 2025, Emaar hasn't released official pricing (pre-launch phase). Based on market estimates for similar luxury projects in Sector 86:
Indicative Pricing:
Expected rate: ₹16,000–₹18,000 per sq. ft. (subject to change)
3BHK-S: Starting ~₹2.10 Cr
3BHK-L: Starting ~₹2.70 Cr
4BHK: Starting ~₹3.50 Cr
EOI (Expression of Interest):
3BHK: ₹10 Lakh (indicative)
4BHK: ₹15 Lakh (indicative)
Payment Structure:
EOI (refundable if not allotted)
10% on booking
Balance via Construction-Linked Plan (CLP)
10–15% on possession
GST, stamp duty, registration extra
Verify all pricing with Emaar India's sales team. Numbers here are estimates, not guarantees.
The Comparison: How Does It Stack Up?
Let's be objective. Here's how Serenity Hills compares to other luxury projects in the vicinity:
Verdict: Serenity Hills wins on open space and green certification. Godrej offers larger unit sizes. M3M provides a more compact, urban feel.
Choose based on your priority: space, brand, or location.
Red Flags to Watch (Because Transparency Matters)
No project is perfect. Here's what you should verify:
Future Phase Timelines: Clubhouse is in future phases—confirm delivery schedule
Maintenance Charges: Not yet announced; estimate ₹3–5 per sq. ft./month
Resale Liquidity: New Gurugram has improving but lower liquidity vs. Golf Course Road
Construction Progress: Visit site; check actual vs. promised timelines
RERA Verification: Independently verify registration on https://haryanarera.gov.in
Questions to Ask Sales Team:
Exact possession timeline with penalty clauses
Floor-wise pricing (lower floors often 10–15% cheaper)
Preferential Location Charges (PLC) for park/corner views
Resale restrictions (if any) in buyer agreement
Who Is This Project For?
Perfect Fit:
HNI families prioritizing lifestyle over investment returns
Professionals working in Cyber City, Udyog Vihar, or Manesar
NRIs seeking quality asset with reputed developer
Upgrade buyers from 2BHK/smaller 3BHK
Those who value green living and sustainability
Not Ideal For:
First-time homebuyers with budget under ₹2 Cr
Short-term investors (3–5 year horizon too short)
Those needing immediate proximity to Old Gurugram (MG Road, DLF Phase 1–3)
Buyers prioritizing mall-adjacent lifestyle over greenery
The Bottom Line: Is Serenity Hills Worth It?
After analyzing the project through the lens of location, design, sustainability, and value proposition, here's our take:
What Works:
Genuine low-density living (13% ground coverage isn't marketing fluff)
IGBC Platinum certification adds tangible value
Thoughtful architecture (3-side open, corner windows, privacy design)
Brand credibility reduces execution risk
Strategic location in New Gurugram's growth path
What Needs Scrutiny:
Pricing (wait for official rates; negotiate EOI terms)
Future phase timelines (get written commitments)
Maintenance costs (factor into long-term budget)
Final Verdict:
If you're an end-user seeking a luxury home where your kids play on 8 acres of greens instead of a cramped courtyard, where you wake up to park views instead of your neighbor's kitchen, and where "sustainability" isn't just a brochure buzzword—Serenity Hills deserves serious consideration.
If you're a long-term investor betting on New Gurugram's infrastructure-led appreciation with a reputed developer mitigating execution risk, the fundamentals are sound (though, as always, diversify).
If you're chasing quick flips or expecting 30% annual returns, look elsewhere. This isn't that kind of asset.
How to Move Forward
Step 1: Verify Independently
Visit Haryana RERA portal
Check both RERA registration numbers
Download approved plans and compare with brochure
Step 2: Site Visit
Schedule through official Emaar India channels
Check construction quality of ongoing towers
Assess actual ground coverage and green spaces
Step 3: Financial Due Diligence
Get exact pricing breakup (base price + PLC + GST + registration)
Compare home loan offers from multiple banks
Calculate total cost of ownership (EMI + maintenance + property tax)
Step 4: Legal Review
Have a real estate lawyer review the Buyer-Builder Agreement
Understand penalty clauses, possession timelines, and dispute resolution mechanisms
Step 5: Negotiate
EOI terms, payment schedules, and freebies are often negotiable
Pre-launch phases sometimes offer better pricing
Final Thoughts
Luxury real estate in Gurugram has matured beyond just square footage and brand names. Today's discerning buyers want projects that enhance quality of life—not just property value. Emaar Serenity Hills, with its 8-acre central greens, IGBC Platinum certification, and privacy-first design, represents this evolution.
Is it perfect? No project is. Is it worth exploring? If you value green spaces, thoughtful architecture, and brand credibility—absolutely.
The real question isn't whether Serenity Hills is a good project. It's whether it's the right project for you.
Interested in exploring Emaar Serenity Hills?
📥 [Download Project Brochure]
📍 [Schedule Site Visit]
📞 Call: +91-9792069206
💬 WhatsApp for Quick Queries
Disclaimer: This blog post is for informational purposes only. All project details—including pricing, specifications, amenities, timelines, and RERA registration—should be independently verified with Emaar India Limited and the Haryana RERA portal. No content here constitutes a legal offer, investment advice, or guarantee of returns. Real estate investments carry market risks. Consult qualified advisors before making purchase decisions.
RERA Numbers:
Phase I: RC/REP/HARERA/GGM/993/725/2025/96
Phase II: RC/REP/HARERA/GGM/994/726/2025/97
Verify at: https://haryanarera.gov.in
About the Author: This analysis is provided by Gurugram Landbase, a real estate advisory platform specializing in New Gurugram properties. We do not represent Emaar India and maintain editorial independence in our project reviews.
Last Updated: November 19, 2025
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