Emaar has ten projects in the Dwarka Expressway catchment, across Sectors 83, 86, 99, 102, 112 and 114. Four are delivered and occupied, two are under construction, and four are commercial plot developments. Pricing runs from about ₹1.9 crore for a resale apartment at Gurgaon Greens to ₹5.86 crore for a commercial plot at EBD 83.
One structural fact governs how to read all of them. Emaar’s corridor portfolio was built by two different companies. The Emaar–MGF joint venture was separated by a court-approved demerger, and every delivered project on this corridor belongs to the predecessor entity while every project under construction belongs to the successor. That determines whose delivery record counts as evidence for what you are buying.
Emaar on this corridor spans a corporate demerger
Emaar Properties and MGF Developments separated through a demerger of Emaar MGF Land. The board decided on it during 2016–17, and the National Company Law Tribunal approved the scheme on 8 January 2018, subsequently issuing a corrected order after the company filed a rectification application. Projects launched since carry standalone HRERA registrations under Emaar India.
| Era | Corridor projects | Status |
|---|---|---|
| Emaar MGF | Gurgaon Greens (102), Imperial Gardens (102), Ekaantam (112), Palm Gardens (83) | All delivered and occupied |
| Emaar India | The 88 (112, registered 2024), Urban Ascent (112, registered 2025) | Both under construction |
The registrations track the split precisely. Gurgaon Greens is registered under 36(A) of 2017 dated 5 December 2017; Palm Gardens under 330 of 2017 dated 24 October 2017. Both predate the January 2018 approval. The 88 and Urban Ascent carry 2024 and 2025 numbers under Emaar India.
Sector 112 straddles the line on its own. Ekaantam is an Emaar MGF project; The 88 and Urban Ascent are Emaar India. A buyer can compare both entities’ output within a single sector — which almost nowhere else on this corridor is possible.
Why this matters at purchase. A resale in Sector 102 or 83 is a purchase in a building delivered by a joint venture that no longer exists. A new booking in Sector 112 is with a standalone entity carrying its own registration and its own balance sheet. Emaar’s entire corridor delivery record sits on the pre-demerger side. Four delivered projects is a genuinely good record — but it is the predecessor’s, and it is not automatically evidence about the successor. Ask which entity is named as promoter on the registration for whatever you are being sold.
Note also that the attribution is inconsistent in public sources: Palm Gardens is described as “developed by Emaar India” on one page and as an “Emaar MGF Land Limited” project on another. The registration date settles it — October 2017 predates the demerger approval.
None of this implies the older projects are inferior. Gurgaon Greens, Imperial Gardens, Palm Gardens and Ekaantam are delivered, occupied and liquid, which is more than either Sector 112 project can currently say.
What Emaar’s corridor stock has actually returned
This is the first article in this series able to measure both halves of a property return, because Palm Gardens has been occupied since December 2018 with 254 marketplace listings and a documented rate history.
Appreciation — three sources, one band.
| Source | Period | Total | Compound annual |
|---|---|---|---|
| Project resale data, 2019 base | 2019 → 2026 | 25–35% | ~4.0% |
| Same source, launch-price base | 2013–14 → 2026 | 60–70% | ~4.5% |
| Independent locality data, Sector 83 | 2016 → 2025 | 55.89% | ~5.1% |
The first two come from a project-marketing website, which is the least disinterested possible source for an appreciation figure and would not be trusted alone. The third is an independent locality series covering Sector 83 as a whole. All three land between 4% and 5% compound, and the independent figure is the highest of the three — meaning the marketing source, if anything, understates rather than inflates.
Current rate is separately corroborated: an independent listing platform records Palm Gardens moving from ₹13,500 to ₹13,650 per sq ft during Q4 2025, with a median of ₹13,800 across 254 listings.
Yield. Emaar’s two delivered Sector 102 projects give the rental half:
| Project | Configuration | Price | Rent (month) | Annual rent | Gross yield |
|---|---|---|---|---|---|
| Gurgaon Greens, 102 | 3 BHK, 1,650 sq ft | ₹1.90 Cr | ₹36,000 | ₹4.32 L | 2.27% |
| Imperial Gardens, 102 | 3 BHK, 2,000 sq ft | ~₹2.64 Cr | ₹40,000 | ₹4.80 L | 1.82% |
Gurgaon Greens uses its published entry price. Imperial Gardens’ price is derived from the Sector 102 average of about ₹13,200 per sq ft — a sector proxy rather than project data, and marked as such because the project’s own price range was not obtainable.
Together, that is a total return in the region of 6% to 7% a year gross — roughly 4–5% appreciation plus roughly 2% yield, before maintenance, vacancy and property tax, which take the net toward 5.5–6.5%.
Every article in this series has correctly said that rent on this corridor is low and that appreciation is where the return sits. This is the first able to measure the appreciation. The combined figure lands in the region an Indian fixed deposit occupied over the same period — with none of the liquidity, and with maintenance and vacancy obligations attached.
Three caveats that cut in the buyer’s favour. Palm Gardens is in Sector 83 at the NH-48 end, not on the alignment proper, and alignment sectors may have moved differently. The 2019–2026 window spans the corridor’s pre-completion years, with the expressway opening partway through — a one-off infrastructure event unlikely to repeat. And a home you live in is not an investment instrument; the comparison applies only to a purchase made for return. For the wider market, Sector 102’s established resale market covers the surrounding sector.
One measurable brand premium. Palm Gardens’ median of ₹13,800 per sq ft sits against a Sector 83 average of ₹12,600 — a 9.5% premium for the Emaar name in the same sector. That is the first time this series has been able to put a number on a developer brand premium, and it is smaller than most marketing implies.
Which Emaar projects are actually on the alignment
Emaar’s Gurgaon portfolio runs to well over fifty projects, and most is nowhere near this corridor. Its anchor is the Sector 61–66 belt on Golf Course Extension Road.
| Band | Projects | Sectors |
|---|---|---|
| A — On the alignment | Gurgaon Greens, Imperial Gardens, Ekaantam, The 88, Urban Ascent, EBD 99 and 99 NXT, EBD 114 and 114 NXT | 99, 102, 112, 114 |
| C — New Gurgaon | Palm Gardens, Serenity Hills, EBD 83 | 83, 86 |
Where sources disagree. At least one published classification places Sector 102 in New Gurgaon rather than on the Dwarka Expressway. That contradicts the treatment used across this site, where Sectors 99 to 115 are the alignment — and Sector 102 hosts Adani, BPTP, Conscient and Shapoorji Pallonji projects all marketed and valued as corridor stock. This article treats 102 as alignment and says so rather than leaving the boundary implicit.
Excluded, named so the boundary is demonstrable: Amaris, Digi Homes and Urban Oasis (Sector 62); Marbella Villas and Palm Drive (Sector 66); the Emerald Estate, Emerald Hills and Emerald Classic series (Sector 65); Palm Heights (Sector 77); EBD 75A, EBD 89 and Emaar Commerce Park (Sector 61).
Where the published record fails
A self-contradicting figure in Emaar’s own launch announcement. Emaar India’s press release for Urban Ascent states the project spans “140,606 sq. m. (9.164 acres)”. Those figures do not describe the same area. Nine point one six four acres is roughly 37,086 square metres; 140,606 square metres is roughly 34.74 acres — nearly four times larger. The error sits inside one bracket, in the developer’s own statement.
That is one reason Urban Ascent’s land area appears publicly as 9, 9.164, 10 and 10.74 acres.
Two Sector 112 projects publishing the same land area. The 88 is published at 10.744 acres; Urban Ascent’s upper figure is 10.74. Both are Sector 112, both Emaar India, with different registrations from different years. Either they occupy one parcel developed in separately registered phases, or one acreage has been copied onto the other. This article does not pick a reading, because the registered areas were not obtainable and guessing would be worse than reporting the conflict. Ask which parcel your unit sits on, its registered area, and whether clubhouse, roads and maintenance are shared.
EBD 114 published at 17 acres and 4.61 acres. The same four-fold shape as Urban Ascent, on a different project.
And a contradiction of product category, which is rarer and more serious. EBD 114 NXT is published by one source as commercial plots at ₹3.85–5.16 crore, and by another as a residential development offering apartments with carpet areas of 1,035 to 1,386 sq ft, from ₹3.85 crore. Same entry price, opposite product type.
The per-square-foot check resolves it. EBD 114’s published rate is ₹3,25,000 per square yard. A 120 square yard plot computes to about ₹3.9 crore — matching the ₹3.85 crore entry figure. Read as residential, ₹3.85 crore for 1,035 sq ft carpet would be roughly ₹37,000 per sq ft, which is implausible for Sector 114 by a wide margin. The commercial reading is correct; the residential description is contamination. You did not need any inside information to establish that — only the rate, the plot size, and division.
Quick reference: all 10 projects
| # | Project | Sector | Band | Era | Status | Price |
|---|---|---|---|---|---|---|
| 1 | Emaar Gurgaon Greens | 102 | A | MGF | Delivered | ₹1.9–3.84 Cr |
| 2 | Emaar Imperial Gardens | 102 | A | MGF | Delivered | Resale |
| 3 | Emaar MGF Ekaantam | 112 | A | MGF | Delivered | On request |
| 4 | Emaar The 88 | 112 | A | India | Under construction | ₹2.25–3.34 Cr |
| 5 | Emaar Urban Ascent | 112 | A | India | Under construction | ₹3.79–5.51 Cr |
| 6 | EBD 99 & EBD 99 NXT | 99 | A | India | Commercial plots | On request |
| 7 | EBD 114 & EBD 114 NXT | 114 | A | India | Commercial SCO plots | ₹3.85–5.16 Cr |
| 8 | Emaar Palm Gardens | 83 | C | MGF | Delivered Dec 2018 | ₹2.05–4.8 Cr |
| 9 | Emaar Serenity Hills | 86 | C | India | New launch | ₹2.89–4.76 Cr |
| 10 | EBD 83 | 83 | C | India | Commercial SCO plots | ₹4.52–5.86 Cr |
Prices exclude GST, stamp duty, PLC, parking, club membership and IFMS.
1. Emaar Gurgaon Greens — Sector 102
Emaar’s most thoroughly documented corridor project, and the only one in this article whose published numbers agree with each other.
Gurgaon Greens spans 13.5 acres in Sector 102 with 27 towers of 14 floors holding 672 homes — 642 apartments and 30 penthouses. Each floor carries only two apartments served by two dedicated lifts, a genuinely low ratio and the project’s real distinguishing feature. Configurations are 3 BHK at about 1,650 sq ft with servant quarters, and 4 BHK duplex penthouses to 3,200 sq ft. It sits on the existing state highway with access to the 150-metre expressway and a 75-metre sector road.
It was launched as an addition to the Imperial Gardens development, which is why the two sit adjacent in the same sector.
| Developer | Emaar MGF |
| Location | Sector 102, Dwarka Expressway, Gurugram |
| RERA | 36(A) of 2017, dated 5 December 2017 |
| Land area | 13.5–13.53 acres |
| Towers / floors | 27 towers, 14 floors · 2 apartments per floor, 2 lifts |
| Units | 672 — 642 apartments and 30 penthouses |
| Configuration | 3 BHK ~1,650 sq ft + servant · 4 BHK duplex penthouse to 3,200 sq ft |
| Price | ₹1.9–3.84 Cr |
| Rent | ₹36,000/month (3 BHK) |
| Gross yield | 2.27% |
| Listings | 147+ resale · 55+ rental |
| Status | Ready to move, occupied |
The numbers check out, which is worth saying. Twenty-seven towers at fourteen floors with two apartments per floor gives a maximum of 756 homes; the project has 672. In a series that has documented tenfold unit-count errors and land areas published across a twelvefold range, internal consistency is a small but real signal about documentation quality.
What you are accepting. Building stock now five to ten years old, in a format that trades amenity scale for privacy — twenty-seven towers means many small communities rather than one large one. At 2.27% gross it is also the better-yielding of Emaar’s two Sector 102 projects.
At this price band, Adani Oyster Grande Phase 2 in the same sector starts at ₹1.82 crore with a much thinner resale market, and DLF’s delivered Sector 86–93 belt sits below it on rate.
Best suited to: buyers who want a delivered, occupied Emaar home at the lowest entry price on this corridor, and who value two-apartments-per-floor privacy over clubhouse scale.
→ Ask for current resale and rental inventory at Emaar Gurgaon Greens
2. Emaar Imperial Gardens — Sector 102
The larger-format sibling to Gurgaon Greens, delivered from late 2018, and the project whose original name still carries the demerger history.
Imperial Gardens is published in places as “Emaar MGF Imperial Gardens” — the pre-demerger name, and the clearest available marker of which entity built it. It offers 3 BHK apartments at roughly 2,000 to 2,025 sq ft super area with servant quarters, in towers of 14 and 18 floors. Possession began at the end of 2018.
| Developer | Emaar MGF |
| Location | Sector 102, Dwarka Expressway, Gurugram |
| Configuration | 3 BHK ~2,000–2,025 sq ft + servant |
| Towers | 14 and 18-floor towers reported |
| Possession | From late 2018 |
| Rent | ₹40,000/month (2,000 sq ft 3 BHK) |
| Gross yield | ~1.82% — derived from the sector average, not project pricing |
| Listings | 117+ resale · 64+ rental |
| Land area, units, RERA, price range | Not obtainable in verifiable form after targeted searches — request directly |
A gap worth naming. Gurgaon Greens, launched as an addition to this project, has a full published specification — land area, tower count, unit count, registration. Imperial Gardens does not, despite 117 resale listings. Its own price range was also not obtainable, which is why its yield figure above uses a sector proxy and is the weakest number in this article. Ask the seller for the registration number and a comparable-unit price, and recompute.
On the yield gap. Imperial Gardens returns roughly 1.82% against Gurgaon Greens’ 2.27% — a meaningful difference driven by larger units at similar rent. A 2,000 sq ft flat does not command proportionally more rent than a 1,650 sq ft one, the same pattern documented across Godrej’s portfolio in an earlier article. If you are buying for income, the smaller unit is the better instrument — and that holds across every developer measured on this corridor.
Best suited to: buyers who want larger 3 BHK floor plates in an occupied Sector 102 community and are buying for use rather than yield.
→ Request the registration number and comparable pricing at Emaar Imperial Gardens
3. Emaar MGF Ekaantam — Sector 112
The smallest Emaar project on this corridor, and the one that makes Sector 112 a direct comparison between the two entities.
Ekaantam is a 32-unit Emaar MGF development in Sector 112 — the same sector where Emaar India is building The 88 and Urban Ascent. Beyond the unit count and the sector, no land area, tower count, configuration, size range, price band, registration number or possession date was obtainable after targeted searches.
| Developer | Emaar MGF |
| Location | Sector 112, Dwarka Expressway, Gurugram |
| Units | 32 |
| Land area, towers, configuration, sizes, price, RERA, possession | Not obtainable in verifiable form after targeted searches |
Why a 32-unit project matters more than its size suggests. It is the only Emaar MGF-era project in Sector 112, which means anyone considering The 88 or Urban Ascent can walk through a finished building by the predecessor entity in the same sector, on the same roads, under the same conditions. That is the cheapest due diligence available before committing to either under-construction project — the same recommendation this series made about M3M Woodshire.
What you are accepting. Almost total documentary absence. At 32 units the resale market will be extremely thin, and there may be no listings at all in a given quarter.
Best suited to: buyers who specifically want a very small Emaar community, and anyone shortlisting the Sector 112 launches who wants to inspect the developer’s finished work first.
→ Ask for the registration and availability at Emaar MGF Ekaantam
4. Emaar The 88 — Sector 112
Emaar India’s smaller Sector 112 project, named for its unit count, and the cheapest new Emaar apartment on the corridor.
The 88 is exactly what its name says — 88 apartments across two towers, on a site published at 10.744 acres. Configurations are 2 and 3 BHK. It sits on the 150-metre Dwarka Expressway frontage, surrounded by the Sector 114 commercial cluster: Arcade 114 and VSR 114 at about 1.7 km, EBD 114 at 2 km. Amenities are deliberately modest for the scale — a central lawn, gym, swimming pool, party area, pet park, convenience store and 24×7 security.
| Developer | Emaar India |
| Location | Sector 112, on the 150 m Dwarka Expressway |
| RERA | GGM/791/523/2024/18 |
| Land area | 10.744 acres — see the conflict noted above |
| Towers | 2 |
| Units | 88 |
| Configuration | 2 and 3 BHK |
| Price | ₹2.25–3.34 Cr |
| Possession | March 2029 |
| Status | Under construction |
Eighty-eight homes on 10.744 acres would be extraordinary. That is roughly eight units per acre — a villa-plot density applied to an apartment project, far below anything else documented on this corridor. Godrej Vrikshya sits at 42 per acre and DLF Privana North at about 66. Either The 88 is by a wide margin the lowest-density apartment development on the Dwarka Expressway, or the 10.744-acre figure belongs to a larger parcel shared with Urban Ascent. Both readings are plausible and the registered area settles it. Ask before paying any density premium.
At this price band, Adani Oyster Grande in Sector 102 offers delivered stock at a comparable ticket, and Godrej Zenith in Sector 89 overlaps with a similar possession horizon. Full detail is on the Emaar The 88’s two-tower development page.
Best suited to: buyers who want a small, low-density Emaar India community and can wait until 2029.
→ Ask for the registered land area and cost sheet for Emaar The 88
5. Emaar Urban Ascent — Sector 112
Emaar India’s flagship corridor launch, and the project at the centre of this article’s land-area problem.
Urban Ascent comprises six towers of G+34 floors with four apartments per floor, offering 3 and 4 BHK homes from 2,165 to 3,150 sq ft. It is IGBC Gold pre-certified, with rainwater harvesting, water-efficient plumbing, wastewater recycling, solar-powered common areas and EV charging provision. Specification includes marble flooring in living and dining areas, laminated wooden flooring in bedrooms, ceramic tiles in kitchens and balconies, VRV/VRF air conditioning, and smart-home integration including voice control. The design is podium-based, lifting recreational areas above traffic level. The site sits less than half a kilometre from the expressway.
| Developer | Emaar India |
| Location | Sector 112, under 0.5 km from Dwarka Expressway |
| RERA | GGM/898/630/2025/01 |
| Land area | Conflicting — 9, 9.164, 10 and 10.74 acres; developer’s own release self-contradicts |
| Towers / floors | 6 towers, G+34 · 4 apartments per floor |
| Configuration | 3 and 4 BHK · 2,165–3,150 sq ft |
| Price | ₹3.79–5.51 Cr |
| Green rating | IGBC Gold, pre-certified |
| Payment plan | 20:80 reported · EOI ₹1 lakh reported |
| Status | Under construction |
IGBC Gold pre-certification, understood correctly. Pre-certification is awarded on design intent; final certification follows completion and verification. It is a real commitment and a reasonable signal, but it is a promise about a building that does not yet exist. Ask when final certification is expected.
On the land area. Everything attractive here — six towers, four per floor, podium design, open space — is a density claim, and density cannot be assessed without the denominator. With four published figures and a self-contradicting press release, the registered area is the only usable number.
At this price band, Godrej Vrikshya in Sector 103 at ₹3.5–5.66 crore and Adani The Marq in Sector 102 from ₹3.85 crore are the direct comparables, both with similarly long horizons. Full detail is on Emaar Urban Ascent’s Sector 112 towers page.
Best suited to: buyers who want Emaar India’s newest corridor product with genuine green credentials and will obtain the registered land area before assessing the density claim.
→ Request the registered land area and payment plan for Emaar Urban Ascent
6. EBD 99 and EBD 99 NXT — Sector 99 (Commercial)
Emaar’s commercial plot development directly on the expressway, released in two adjacent registered phases.
EBD 99 covers 3.268 acres and EBD 99 NXT covers 3.593 acres, giving a combined development of 6.861 acres. The master plan lays out plots labelled A01 through F12 across both areas, with 270 metres of frontage on a 24-metre proposed service road running parallel to the 150-metre expressway. A green belt runs along the expressway edge, and the plan integrates a switching yard, parking and dedicated utility zones.
| Developer | Emaar India |
| Location | Sector 99, along the 150 m Dwarka Expressway |
| Land area | 3.268 acres (EBD 99) + 3.593 acres (EBD 99 NXT) = 6.861 acres |
| Plots | A01 through F12 across both phases |
| Frontage | 270 m on a 24 m proposed service road |
| Price, plot sizes, RERA | Not obtainable in verifiable form after targeted searches — request directly |
“Emaar Business District” is a brand, not a masterplan. EBD appears at Sectors 75A, 83, 89, 99 and 114 as separately registered developments sharing a name and a format. They are not phases of one estate, and shared-infrastructure assumptions do not carry between them. The only genuine pairings are 99 with 99 NXT, and 114 with 114 NXT, which are adjacent and jointly planned.
Two things to establish. The service road is described as “proposed” — and a commercial plot’s value depends heavily on whether its access road exists. And pricing and plot sizes were not obtainable, which at commercial ticket sizes is the first thing to request.
Best suited to: commercial buyers who want direct expressway-adjacent frontage and will verify the service road’s construction status before committing. Other office and retail plots on the corridor provide pricing comparables.
→ Ask for plot sizes, pricing and service road status at EBD 99
7. EBD 114 and EBD 114 NXT — Sector 114 (Commercial)
Emaar’s SCO development at the Delhi–Gurgaon border, and the project where this article’s product-category contradiction sits.
EBD 114 is a shop-cum-office plotted development in Sector 114, at the entry point to Gurgaon from Delhi. Plots run from about 120 to 220 square yards with a permitted envelope of basement plus ground plus four floors, and freehold land ownership rather than strata space. Published pricing is ₹3,25,000 per square yard, giving an entry around ₹3.85 crore. Published plans include a performance plaza and amphitheatre, six levels including parking, a food zone, anchors and fine dining. One published floor plan shows a 6 m × 15 m plot at 90 square metres.
| Developer | Emaar India |
| Location | Sector 114, at the Delhi–Gurgaon border |
| Land area | Conflicting — 17 acres and 4.61 acres both published |
| Plot sizes | ~120–220 sq yd |
| Rate | ₹3,25,000 per sq yd |
| Price | ₹3.85–5.16 Cr |
| Permitted build | Basement + Ground + 4 floors |
| Ownership | Freehold plot |
| Status | Published as ready to move by one source; verify |
| RERA | Not obtainable in verifiable form — request directly |
The product-category contradiction, and how it resolves. EBD 114 NXT is published by one source as commercial plots and by another as a residential development offering apartments of 1,035 to 1,386 sq ft carpet, both from ₹3.85 crore. Read as commercial, ₹3,25,000 per square yard on a 120 square yard plot computes to ₹3.9 crore — a match. Read as residential, ₹3.85 crore for 1,035 sq ft carpet is roughly ₹37,000 per sq ft, implausible for Sector 114 by a wide margin. The commercial reading is correct. The check took a rate, a size and a division.
The catchment question, answered honestly. Sector 114 commercial is being built against a residential population largely not yet resident. M3M’s Sector 111 and 113 projects complete between 2027 and 2032; Emaar’s own The 88 completes in 2029. That is the same sequencing risk documented for M3M Capital Walk in an earlier article. Ask for current leasing status and signed tenants rather than projected footfall.
Best suited to: commercial investors with a multi-year horizon who can carry vacancy while the surrounding residential sectors occupy.
→ Request the registered land area and leasing position at EBD 114
Band C — New Gurgaon, marketed within the corridor portfolio
8. Emaar Palm Gardens — Sector 83
The oldest and best-documented Emaar project in this catchment, and the source of this article’s return evidence.
Palm Gardens covers 22 to 24 acres at the NH-48 and Dwarka Expressway junction, with 12 to 13 high-rise towers of G+16 holding roughly 1,094 apartments, and 8 acres of central greens. Configurations span 3 BHK at 1,720 to 1,900 sq ft — in two layouts, one with servant quarter and one adding a family lounge — through to 5 BHK ground-floor duplexes with private garden access and upper-floor penthouses to 3,750 sq ft. Possession of all units began in December 2018.
| Developer | Emaar MGF |
| Location | Sector 83, at the NH-48 / Dwarka Expressway junction, next to Kherki Daula toll |
| RERA | 330 of 2017, dated 24 October 2017 |
| Land area | 22–24 acres · 8 acres central greens |
| Towers / floors | 12–13 towers, G+16 |
| Units | ~1,094 |
| Configuration | 3 BHK 1,720–1,900 sq ft · 5 BHK duplexes and penthouses to 3,750 sq ft |
| Price | ₹2.05–4.8 Cr · 3 BHK 1,720 sq ft at ₹2.20–2.35 Cr · 1,850 sq ft at ₹2.50–2.65 Cr |
| Rate | Median ₹13,800/sq ft vs Sector 83 average ₹12,600 — a 9.5% premium |
| Q4 2025 movement | ₹13,500 → ₹13,650/sq ft (+1.11%) |
| Appreciation | ~4–5% compound across three sources |
| Rent | ₹20,000–75,000/month across 1–5 BHK |
| Listings | 254 on marketplaces |
| Possession | December 2018 — all units |
Higher floors and park-facing units carry a 5–8% premium over lower-floor or road-facing units, which is a useful benchmark when assessing any quoted price here.
Two practical advantages of completed resale stock, frequently overlooked: no GST is payable on a resale transaction, and home loan disbursement is immediate on registration rather than staged against construction. At a ₹2.2 crore ticket the GST saving alone is material.
What you are accepting. Sector 83 is New Gurgaon. Its comparables are New Gurgaon projects and its arterial is NH-48. For an NH-48-oriented buyer that is a reasonable trade at ₹2.2 crore for a delivered 1,720 sq ft 3 BHK. For a buyer who wants Delhi and airport access, it is the wrong sector at any price.
Best suited to: buyers who want delivered, liquid Emaar stock with a verifiable price history, and whose commute runs toward NH-48.
→ See current resale inventory and rate history at Emaar Palm Gardens
9. Emaar Serenity Hills — Sector 86
Emaar India’s largest residential development in this catchment, and a deliberate move away from the ultra-luxury positioning of its Sector 62 belt.
Serenity Hills spans approximately 26 to 27 acres in Sector 86, offering 3 and 4 BHK apartments at ₹2.89 to ₹4.76 crore. It is described as a shift toward larger master-planned townships aimed at end-users rather than pure luxury buyers.
| Developer | Emaar India |
| Location | Sector 86, New Gurgaon |
| Land area | ~26–27 acres |
| Configuration | 3 and 4 BHK |
| Price | ₹2.89–4.76 Cr |
| Units | 247 published — implausible against the acreage; verify |
| Towers, floors, sizes, RERA, possession | Not obtainable in verifiable form after targeted searches |
The unit count needs checking. Two hundred and forty-seven homes on 26 to 27 acres is about nine units per acre — extraordinarily low for high-rise, and comparable to a villa township. Either the acreage covers a masterplan of which this is one phase, or the unit count is partial. This is the same shape of question raised by The 88’s density and is resolved the same way: read the registration. Detail available is on the Emaar Serenity Hills in Sector 86 page.
Best suited to: buyers who want a large master-planned Emaar India community in New Gurgaon and will establish the phase structure before booking. Other apartment inventory in the surrounding sectors is worth comparing.
→ Ask for the registered unit count and phase structure at Emaar Serenity Hills
10. EBD 83 — Sector 83 (Commercial)
Emaar’s SCO development on NH-48, and the project that lets this article put a number on what an occupied catchment is worth.
EBD 83 spreads across 36,851.7 square metres — 9.10625 acres — on the Delhi–Jaipur highway next to the Kherki Daula toll plaza. Plots start at 84 square metres, or 100.46 square yards, running to about 147 square yards, with a permitted envelope of basement plus ground plus four floors. Amenities include EV charging, common-area power backup, 24×7 security and water features within the development. Emaar’s material cites a surrounding catchment of more than 30,000 families across nearby Grade-A residential projects — including its own Palm Gardens.
| Developer | Emaar India |
| Location | Sector 83, on NH-48 next to Kherki Daula toll |
| RERA | RC/REP/HARERA/GGM/777/509/2024/04 — cited as “04 of 2024” |
| Land area | 36,851.7 m² = 9.10625 acres |
| Plot sizes | 84 m² (100.46 sq yd) to ~147 sq yd |
| Price | ₹4.52–5.86 Cr |
| Implied rate | ~₹4,50,000 per sq yd |
| Permitted build | Basement + Ground + 4 floors |
| Catchment | 30,000+ families reported nearby |
Run the per-square-yard check, and something useful falls out. EBD 83 prices at roughly ₹4,50,000 per square yard against EBD 114’s ₹3,25,000. EBD 83 is about 38% more expensive per square yard than EBD 114 — despite sitting in New Gurgaon rather than on the corridor.
The reason is catchment. Sector 83 has 30,000-plus families already living around it. Sector 114’s residential catchment largely completes between 2027 and 2032. On this corridor, commercial land next to an occupied population prices roughly 38% above commercial land next to a future one — which is a more honest way to think about SCO value than any location claim, and a number you can apply to any commercial plot you are shown.
Best suited to: commercial buyers who want an NH-48 position with an occupied catchment already in place, and who would rather pay the premium than carry vacancy.
→ Ask for plot sizes and current availability at EBD 83
Emaar’s delivery record on this corridor
Emaar has four delivered, occupied projects in this catchment. Palm Gardens handed over all units in December 2018 and has a documented rate history and 254 resale listings. Gurgaon Greens has 147 resale and 55 rental listings. Imperial Gardens has 117 and 64. That is a functioning secondary market across three separate communities — strong evidence of completed, liveable delivery.
And all four belong to Emaar MGF.
That is the qualification this article exists to make. Emaar India — the entity building The 88, Urban Ascent, Serenity Hills and the EBD commercial developments — has not yet delivered a residential project on this corridor. Its two Sector 112 projects were registered in 2024 and 2025, with The 88 due in March 2029.
This is not a criticism. Emaar India is a standalone entity with Emaar Properties behind it, and the pre-demerger projects were built by a joint venture in which Emaar was the operating partner, so continuity of practice is plausible. But plausible is not demonstrated. The evidence a buyer can check is the predecessor’s; the entity they would contract with is the successor’s. Ask which entity appears as promoter on the registration.
Its commercial arm is the more active one. EBD 83’s registration dates to 2024, and the brand now spans five sectors — 75A, 83, 89, 99 and 114. Whether any of them has completed is a separate question worth asking, since EBD 114 is described as ready to move by one source and remains undocumented on registration.
For occupied stock across the wider corridor, the occupied projects available across the expressway listing covers other developers.
Which Emaar project fits which buyer
| If your priority is | The project | What you accept |
|---|---|---|
| Lowest entry into a delivered Emaar home | Gurgaon Greens, Sector 102 (from ₹1.9 Cr) | 5–10 year old stock, 27-tower low-amenity format |
| Best yield in the portfolio | Gurgaon Greens (2.27%) | Still below 3%, like everything on this corridor |
| Larger 3 BHK floor plates, occupied | Imperial Gardens, Sector 102 | 1.82% yield; registration and pricing not publicly documented |
| A verifiable price history | Palm Gardens, Sector 83 | New Gurgaon comparables, NH-48 arterial |
| No GST and immediate loan disbursement | Any delivered project | Resale stock, not new |
| Inspecting Emaar’s finished work in Sector 112 | Ekaantam | 32 units, almost no public documentation |
| The newest Emaar India product | Urban Ascent, Sector 112 | Land area unresolved; density claim unassessable until it is |
| Smallest new community | The 88, Sector 112 | March 2029 possession; 8 units/acre implies a shared parcel |
| A larger master-planned community | Serenity Hills, Sector 86 | New Gurgaon; unit count implausible against acreage |
| Commercial with an occupied catchment | EBD 83, Sector 83 | ~38% premium per sq yd over corridor commercial |
| Commercial on the alignment, cheaper | EBD 114, Sector 114 | Catchment largely unoccupied until 2029+; land area conflicts |
| Commercial with expressway frontage | EBD 99 / 99 NXT, Sector 99 | Service road described as proposed; pricing undocumented |
| A delivered Emaar India project on this corridor | None | The entire delivered record is Emaar MGF’s |
The last row changes how the rest of the table should be read.
Verifying an Emaar project before you pay
- Check which entity is named as promoter on the registration — Emaar MGF Land or Emaar India. Public sources attribute Palm Gardens to both; the October 2017 registration date settles it.
- For Urban Ascent, obtain the registered land area. Four figures are published and the developer’s own release contradicts itself by nearly four times.
- For The 88 and Urban Ascent, ask which parcel each occupies and whether clubhouse, roads and maintenance are shared. Both publish about 10.74 acres.
- Run the density check. Units ÷ registered acres. The 88 computes to 8 per acre; Serenity Hills to 9. Both are implausibly low for high-rise and indicate a shared or phased parcel.
- Run the per-square-yard check on commercial plots. It resolved EBD 114 NXT’s product category and produced the 38% catchment premium between EBD 83 and EBD 114.
- For EBD 99, confirm whether the service road is built or still proposed.
- For EBD 114, obtain the registered land area — 17 acres and 4.61 acres are both published.
- For Imperial Gardens and Ekaantam, ask for the registration number — neither is publicly documented.
- Treat IGBC pre-certification as design intent, not delivered performance.
- Compute yield yourself on occupied stock only, and remember that the smaller unit almost always yields better.
- Get the full cost sheet in writing. On resale, confirm GST does not apply.
Frequently asked questions
What is the difference between Emaar MGF and Emaar India?
Emaar MGF Land was a joint venture between Emaar Properties and MGF Developments, separated by a demerger approved by the National Company Law Tribunal on 8 January 2018. Projects launched since carry standalone registrations under Emaar India. On this corridor, all four delivered projects are Emaar MGF’s; both under-construction residential projects are Emaar India’s.
Which Emaar project on Dwarka Expressway is ready to move?
Four: Gurgaon Greens and Imperial Gardens in Sector 102, Ekaantam in Sector 112, and Palm Gardens in Sector 83. Palm Gardens and Gurgaon Greens have the deepest resale markets.
Are Emaar The 88 and Emaar Urban Ascent the same development?
They are separately registered — GGM/791/523/2024/18 and GGM/898/630/2025/01 — but both publish a land area of about 10.74 acres in the same sector. Either they share a parcel developed in phases, or one figure has been copied from the other. The registered areas settle it.
What rental yield do Emaar’s Sector 102 projects achieve?
Gurgaon Greens returns about 2.27% gross and Imperial Gardens about 1.82%. Both are consistent with the corridor-wide pattern: nothing measured across five developers and thirteen occupied projects has reached 3% gross.
What has Emaar property on this corridor actually returned?
Palm Gardens, the only project with a documented multi-year rate history, appreciated at roughly 4% to 5% compound across three separate measures — two from project resale data and one from an independent Sector 83 locality series. Added to a gross yield near 2%, that is a total return in the region of 6% to 7% a year before costs.
Is Emaar Serenity Hills on Dwarka Expressway?
It is in Sector 86, New Gurgaon — off the alignment, with NH-48 as the practical arterial. Its comparables are New Gurgaon projects.
Does Emaar have commercial projects on this corridor?
Yes — EBD 99 and EBD 99 NXT in Sector 99, and EBD 114 and 114 NXT in Sector 114, plus EBD 83 in New Gurgaon. “Emaar Business District” is a brand applied at multiple separate sites, not one estate.
The short assessment
Emaar’s corridor portfolio is unusual in one specific way: everything delivered was built by a company that no longer exists, and everything under construction is being built by one that has not yet delivered here.
The delivered half is genuinely good — four occupied projects, three with deep resale markets, and at Palm Gardens a price history corroborated across three sources. That history is the most useful thing in this article, because it lets the corridor’s investment case be stated in full for the first time: roughly 4–5% appreciation plus roughly 2% gross yield, totalling 6–7% a year before costs. It also puts a number on the Emaar brand premium — 9.5% over the sector average — which is smaller than the marketing implies.
The under-construction half is unassessable on density until someone produces the registered land areas. Two projects in one sector publishing the same acreage, with the developer’s own launch release contradicting itself by a factor of four, is not a detail. It is the first thing to fix before signing anything.
Specifications, registration numbers, prices and rents are drawn from HARERA registrations, Emaar’s published material, a Business Standard report of Emaar MGF’s BSE filing for the demerger date, an independent locality price series for Sector 83, and listing-platform data current to August 2026. Appreciation figures are triangulated across three sources — two from project resale data and one independent — and are specific to Sector 83. Yield figures are computed from published asking rents against published or, where marked, sector-average asking prices, and are indicative rather than transacted. Registered land areas for Urban Ascent, The 88 and EBD 114 were sought and not obtainable; those conflicts are reported rather than resolved. Fields marked not obtainable were not available in verifiable form after targeted searches. Prices exclude GST, stamp duty, PLC, parking, club membership and IFMS. Verify all registration numbers and promoter entities on haryanarera.gov.in before purchasing.