The real estate market is growing fast, especially in New Gurgaon. This is becoming the new hub for luxury living and high returns. If you are planning to invest for quick profit in short-term or long-term growth, two new projects stand out: Birla Pravaah (Sector 71) on the Southern Peripheral Road (SPR) and Emaar Serenity Hills (Sector 86) near the Dwarka Expressway.
Both offer luxury apartments, green surroundings, and strong price growth in a city where property rates have nearly doubled over the last decade. But which one gives you better value? Let’s find out.
Project Overview: Two Styles of Luxury
Birla Pravaah Sector 71, Gurgaon
Birla Estates is building this ultra-luxury project on a 5-acre land parcel in Sector 71. It will launch in late 2025. The project will have 3 and 3.5 BHK high-rise apartments, starting from about 2,000 sq. ft. and 2,450 sq. ft. The design mixes modern architecture with peaceful green spaces ideal for professionals and families. Possession will start around September 2029, giving investors time to gain from early launch pricing.
Emaar Serenity Hills Sector 86
Emaar’s new project spreads across 26 acres with 6 tall towers (G+30 floors). It offers 2 to 4 BHK apartments between 1,700–2,800 sq. ft. Emaar brings its Dubai-style luxury to this project with green landscapes, wide podiums, and a resort-like feel. It’s in pre-launch, and possession will begin by late 2029–2030, which means faster delivery for investors who want quick returns.
Both projects are RERA-approved and trusted. Birla gives a more private, boutique experience, while Emaar offers large-scale luxury. Investors are already booking their interest with ₹10 lakh EOI (Expression of Interest).
Location & Connectivity: Growth with Easy Travel
In Gurgaon, location decides how fast your property grows.
Birla Sector 71 (SPR)
This project sits right on the Southern Peripheral Road, one of the city’s most important routes. It provides smooth connectivity to Cyber City (10–15 minutes), IGI Airport (20 minutes via NH-8), top schools like DPS Sector 84, and malls like Sapphire 83.
Upcoming metro lines and the KMP Expressway will make it even more accessible. The only challenge is occasional traffic on SPR. Prices in this area are growing by 12–15% every year due to strong demand in South Gurgaon.
Emaar Sector 86 (Dwarka Expressway)
This project connects directly to the Dwarka Expressway (NH-48), which cuts Delhi travel time to 20–25 minutes. The area is near Aarvy Healthcare Super Speciality Hospital, Elan Miracle Mall, Fortis Hospital, and the directly connected to NH-48.
With new metro lines and upcoming business hubs and infrastructure, Sector 86 is growing fast. Property values here can rise 15–18% yearly, as this area is turning from developing to prime.
Investor Edge
- Emaar Sector 86 offers higher growth potential because the Dwarka Expressway is becoming Gurgaon’s next major highway zone.
- Birla Sector 71 offers a ready and developed location for those who prefer comfort and stability today.
Pricing & ROI: Crunching the Numbers for Your Wallet
Luxury homes in Gurgaon cost a lot, but they also bring strong returns. The city’s real estate grows around 10–15% every year.
- Birla Sector 71: Prices for 3 BHK homes start at around ₹4 crore (₹20,000 per sq. ft. all inclusive). You can book with ₹10 lakh. Rental income is about ₹1–1.2 lakh per month (3–4% returns). Investors usually recover their money in 4–5 years through resale.
- Emaar Sector 86: Prices for 3 BHK homes start at around ₹3 and go up to ₹4.86 crore for 4 BHK (₹17,000-₹18,000 per sq. ft. in pre-launch). Booking also starts at ₹10 lakh. Prices may rise 50–60% in the next 3–5 years, reaching ₹4–₹4.5 crore of a 3 BHK. Rental income of this location is about ₹40,000 to 50,000, and after the possession, it could touch ₹1–1.2 lakh per month (3.5–4.5% returns). Investors can recover money faster, within 3–4 years.
Birla Homes costs more because of their SPR location, while Emaar gives better entry prices and faster returns.
Investor Tip:
- Choose Emaar for short-term gains and quick resales.
- Choose the Birla; it works well for long-term investors who want stable rental income.
Amenities & Lifestyle: Beyond Bricks It’s the Perks That Pay
Smart investors know that good amenities increase a property’s resale value. Both Birla and Emaar projects offer great facilities, but in different styles.
Birla Sector 71
Birla focuses on compact luxury. The project has a 50,000 sq. ft. clubhouse with an infinity pool, gym, yoga lawn, kids’ play zones, and peaceful seating areas for seniors. You’ll also find sports courts, gardens, and party halls that make community life more active and friendly. The project has only 496 apartments, ensuring to provide more privacy and less crowd perfect for families who want peace and comfort.
Emaar Sector 86
Emaar takes things to a grand level with a 1 lakh sq. ft. clubhouse that feels like a resort. It includes jogging tracks, multipurpose halls, concierge services, and infinity pools. Around 70% of the area is open and green, with podium gardens and smart home features that give a modern, international touch.
Developer Reputation: Trust the Titans
Birla Estates
Birla Estate, Part of the Aditya Birla Group, this developer is known for on-time delivery and high-quality construction. The top projects that are giving the best returns in Gurgaon are Birla Arika and Birla Navya.
Emaar India
Emaar is famous for projects like Palm Gardens, Emaar EBD projects (Sector 65, 89, 99, 114), and Imperial Gardens. They maintain a 95% on-time delivery record and are known for their grand designs and international lifestyle feel.
