Sector 90 is the sector people find when they have looked at Gurugram's price list and decided it is absurd. Roughly Rs 13,000 to Rs 14,000 per square foot, for large apartments, inside the municipal limits of the same city where a project in Sector 77 asks Rs 40,000.
That gap is real and it is not a trick. But it is not free money either, and the reason sits in one column of the spec sheet that most buyers skim past.
The two live projects, with the number that matters
SS Camasa — 4 BHK, Rs 3.61 crore, September 2031
SS Group's Sector 90 project runs to about 7 acres, with 4 BHK apartments of roughly 2,530 sq ft from about Rs 3.61 crore. RERA GGM/881/613/2024/108, stated possession September 2031. That works out to about Rs 14,300 per sq ft. Project details here.
Ganga Realty Liv 90 — 3 BHK, Rs 2.75 crore, September 2033
A smaller parcel at about 4.5 acres, with 3 BHK apartments of roughly 2,050 sq ft from about Rs 2.75 crore. RERA GGM/927/659/2025/30, stated possession September 2033. That is roughly Rs 13,400 per sq ft — the lower rate of the two, for the later handover. Project details here.
Read those two dates again. 2031 and 2033. That is the column buyers skim, and it is the entire explanation for the rate.
What a 2033 handover actually costs you
Nobody sells you a possession date; they sell you a price. So do this arithmetic yourself before a sales office does a different one for you.
If you buy in Sector 90 today for a 2033 handover, you are committing capital for roughly seven years during which:
- You earn no rent. Not less rent — none. Our rental yield guide works through what Gurugram apartments actually return, and the answer is modest even when the flat exists. Seven years of nothing is a large hole to fill with appreciation alone.
- You are probably still paying rent somewhere else, unless you already own. Multiply your current annual rent by seven and put that figure next to the price difference between Sector 90 and a ready-to-move option. For many buyers it closes most of the gap.
- Your only exit is an assignment to another investor, with the developer's written consent and a transfer charge. There is no end-user resale market for a building that does not exist.
None of that makes Sector 90 a bad buy. It makes it a specific kind of buy — a long-dated position for someone who does not need the money and is not solving a housing problem. If that is not you, the honest answer is that you are in the wrong sector, and there are better-matched options three sectors away.
New Gurugram is not one market — here is the actual spread
The phrase "New Gurugram" flattens a range that runs more than two to one on rate. From our own live inventory:
| Sector | Project | Stated price | Implied rate | Stated possession |
|---|---|---|---|---|
| 90 | Ganga Realty Liv 90 | Rs 2.75 Cr / 2,050 sq ft | ~Rs 13,400 | Sep 2033 |
| 90 | SS Camasa | Rs 3.61 Cr / 2,530 sq ft | ~Rs 14,300 | Sep 2031 |
| 89 | M3M Soulitude | Rs 1.44 - 2.38 Cr / 1,105 - 1,423 sq ft | ~Rs 13,000 - 16,700 | Mar 2029, partially ready |
| 89 | Smart World Gems | Rs 1.58 - 2.35 Cr / 1,103 - 1,423 sq ft | ~Rs 14,300 - 16,500 | Apr 2027, partially ready |
| 93 | DLF Gardencity Enclave | Rs 2.4 Cr / 1,615 sq ft | ~Rs 14,900 | Aug 2027 |
| 86 | Emaar Serenity Hills | Rs 2.98 - 3.88 Cr / 1,182 - 1,537 sq ft | ~Rs 25,200 | Sep 2032 |
| 80 | Conscient Parq | Rs 3.19 - 5.56 Cr / 1,063 - 1,854 sq ft | ~Rs 30,000 | Feb 2030 |
Two things jump out of that table.
First, the ready-adjacent stock is not much dearer per square foot. Sector 89's partially ready projects sit in a similar rate band to Sector 90's off-plan ones, with handovers four to six years earlier. That is the single strongest argument against Sector 90 for most buyers, and it comes from the developers' own numbers rather than from us.
Second, the top of New Gurugram is now double the bottom. Conscient Parq at roughly Rs 30,000 per sq ft and Emaar Serenity Hills at roughly Rs 25,200 are in the same broad geography as Sector 90 at Rs 13,400. Anyone quoting you a single "New Gurugram rate" is quoting an average of things that are not comparable.
What Sector 90 has going for it
To be fair to the sector, because the argument above is one-sided by design:
- Unit sizes are genuinely large. A 2,530 sq ft 4 BHK at Rs 3.61 crore is more house than almost anything at that ticket elsewhere in Gurugram. If you want space rather than address, this is where space is cheapest.
- The whole of New Gurugram is being built at once. Sectors 89, 90, 92, 93 and their neighbours are filling in together, which means the "no infrastructure" complaint has a natural expiry date — one that happens to line up roughly with these handovers.
- You are early in the sector rather than late in it. That is the honest version of the investment case, and it is a real one — provided you have priced the seven-year hole above.
Who should actually buy here
Buy Sector 90 if you have surplus capital, no housing deadline, and you want the largest apartment your money can buy in Gurugram proper. Prefer SS Camasa if the two-year-earlier handover matters to you, which for most people it should.
Do not buy Sector 90 if you are funding this with a home loan while paying rent, or if any part of your plan involves rental income before 2031. The under Rs 1 crore guide and the Sector 79 guide cover shorter-dated alternatives at similar or smaller tickets.
Look at Sector 89 first if you want New Gurugram at this rate but want to see a finished building before you sign. Partially ready stock removes most of the risk this sector asks you to carry.
Want the delay clause and payment schedule on a specific Sector 90 unit read properly before you book? Send it to us. It takes us an afternoon and it is the cheapest diligence you will ever buy.
Related reading
- Top properties in Sector 80 Gurgaon — the widest choice in New Gurugram
- Ready-to-move vs under-construction — the trade this sector forces on you
- Safe real estate investment in Gurgaon — the diligence checklist
- Rental yield in Gurgaon — what the income side is actually worth
- All New Gurgaon projects