Moving to Sector 86 most often means a flat in a finished tower such as DLF New Town Heights II, The Skycourt or Microtek Greenburg, or a compact unit in Pyramid Elite or Pyramid Urban Homes 2, with older homes in Nawada Fatehpur village alongside. Your first week will be shaped by the lack of a metro, a CBSE school inside one of the societies, hospitals a sector or two away, and three different PIN codes in circulation, so settle those before the cartons arrive.
This guide is about settling in. Loading day, with lift slots, village lanes and our branch on Plot No 168 in Nawada Fatehpur, belongs on a separate page: packers and movers in Sector 86 Gurgaon. Society procedures and power billing have their own Sector 86 rules guide, and rain and heat are in the Sector 86 season guide.
Which homes can you choose from in Sector 86?
Large gated towers, a few compact-flat projects and a village. The Square Yards project list, as we read it on 19 October 2026, shows:
| Project | Status (Square Yards) | Scale | Homes |
|---|---|---|---|
| DLF New Town Heights II | Ready to move | 1,198 units on about 30 acres | 2 to 4 BHK, 1,535 to 3,220 sq ft |
| DLF The Skycourt | Ready to move | 684 units on 13 acres | 3 BHK of about 1,900 sq ft |
| Microtek Greenburg | Ready to move | 738 units on 14.64 acres | 2 to 4 BHK, 1,480 to 3,005 sq ft |
| Ansal Height 86 | Ready to move | 670 units on 17.96 acres | 2 to 5 BHK, some villas |
| Pyramid Elite | Ready to move | 810 units on 5.61 acres | 2 BHK of 673 to 691 sq ft |
| Pyramid Urban Homes 2 | Ready to move | 863 units on 5.28 acres | 1 BHK of about 390 sq ft, 2 BHK of about 610 sq ft |
| GLS Avenue 86 | Under construction | 924 units on 6.4 acres | 2 and 3 BHK, 529 to 1,120 sq ft |
| Emaar Serenity Hills | New launch, possession shown as Sep 2032 | 997 units on 25.9 acres | 3 and 4 BHK |
Two things stand out. The Pyramid and GLS projects pack several hundred small flats onto five or six acres, so a renter there shares lifts and a gate with far more households than in the DLF towers. And DLF describes The Skycourt as two separate complexes inside DLF Gardencity, each with its own pool, gym and parking, so check which side your tower falls in before giving directions to anyone.
On rents, Square Yards' Sector 86 overview showed 307 homes for rent and these monthly averages in October 2026:
- 1 BHK: about Rs 21,500
- 2 BHK: about Rs 34,050
- 3 BHK: about Rs 46,600
- 4 BHK: about Rs 56,650
Those averages mix a 390 sq ft affordable flat with a 3,000 sq ft tower apartment, so compare flats within one society, not across the sector.
Which PIN code should go on your address?
The one on your lease, because three are in use. Square Yards gives 122012 for Sector 86, and our own branch address uses it too. A listing on Ezyschooling prints 122004 for Bharat Ram Global School, while Houssed and one school directory give 122505.
India Post's own data helps explain the muddle. Read through the postal PIN code API on 19 October 2026, 122505 belongs to the Garhi Harsaru sub post office and 122004 to the Narsinghpur office, which covers Lakhnaula, a village beside the sector. The same lookup returned no record for 122012 (check with your local post office).
So:
- Copy the PIN exactly as your rent agreement or sale deed prints it.
- Write the society and tower first, then "Sector 86", because many delivery riders know the society name better than the sector.
- Use that same line for Aadhaar, your bank, gas booking and your employer, so post does not end up split between offices.
How do you get around with no metro nearby?
By road, nearly always. Square Yards' overview lists poor last-mile transport outside the gated societies among its "watchouts", and notes that the metro network is far from DLF New Town Heights. The same page flags heavy peak-hour traffic at Dadi Sati Chowk and dust from building sites around projects such as Emaar Serenity Hills.
DLF's own drive times for The Skycourt are useful as a guide, though they are a developer's claims: 3 minutes to the Dwarka Expressway, 9 to IMT Manesar, 10 to Rajiv Chowk and 35 to IGI Airport. Try your office run at peak hour in your first week before you trust any of them.
| Link | What the source says | Use it for |
|---|---|---|
| Dwarka Expressway | Three minutes from The Skycourt (DLF) | Delhi, Dwarka and the airport |
| NH-48 | Listed by Square Yards as the main road to Cyber City and Manesar | Office commutes |
| Garhi Harsaru Junction | A Northern Railway station opened in 1901, with three platforms and an auto stand (Wikipedia) | Local trains |
| Sectors 86–90 crossing | Square Yards' news feed of 1 October 2026, citing The Times of India, says GMDA plans a flyover there | Expect work zones later (check) |
For the roadworks planned at Dadi Sati Chowk itself, see our rules guide linked above.
Which schools can a Sector 86 family look at?
Three give an address inside the sector, and a fourth stands next door. Fees and classes change each session, so treat directory figures as a starting point:
- Bharat Ram Global School, in DLF New Town Heights. Ezyschooling lists it as a CBSE day school from pre-nursery to Class 8, with enquiries for 2027–28 open until 31 December 2026; SchoolsUniverse says pre-nursery to Class 9. Ask the school which classes it runs this year.
- Shishu Kalyan Senior Secondary School, in Nawada Fatehpur village: CBSE, LKG to Class 12, according to SchoolsUniverse.
- New Galaxy Public School, also in Nawada Fatehpur: CBSE, nursery to Class 10, on the same directory.
- Delhi Public School, Sector 84, which describes itself as a five-acre CBSE campus, is in the next sector.
A school checklist for newcomers:
- To do: Seat confirmed in writing, especially for a mid-session join
- To do: Transfer certificate and last report card in hand before you leave
- To do: Bus stop agreed for your society's gate, not just "Sector 86"
- To do: Truck booked away from the school's opening and closing times
Where are the nearest hospitals?
Mostly in the sectors around you. Genesis Hospital, which faces DPS in Sector 84, advertises round-the-clock emergency and trauma care, an ICU and imaging. Wikipedia's Nawada Fatehpur article puts Silver Streak Hospital about 500 m from the village, though that article carries a request for more citations.
Square Yards also names Shri Kailash Hospital, Sun Life Hospital and Trauma Center, Medeor Hospital and Rockland Hospital as within reach, without distances. Before you need one, ring to confirm which is closest and which is on your insurer's cashless list.
Tip
On the first evening, save the emergency number of your chosen hospital and your full address, with tower, flat number, society name and landmark, in every phone in the family. In a 1,000-flat society, the tower number is what gets an ambulance to the right lift.
Where do you shop for daily needs?
Close at hand for daily needs, farther for anything big. Square Yards mentions a HUDA market in the sector and lists Vatika Town Square, Raheja Square and grocery stores such as Day Today Mart, GS Daily Need and Safe Mart. For bigger shopping it points to Trehan Iris Broadway, while warning that some residents find relying on it inconvenient because of the distance.
Pack one carton that never goes on the truck: bedding, a kettle, chargers, medicines, towels and the next day's school uniforms. With no metro and cabs that can take time to arrive, a missing essential costs more effort here than in older Gurgaon.
What needs doing in your first week?
Water, power, paperwork and the civic body. Most of the rules side, such as society sub-meters and police verification for tenants, is set out in our rules guide; what follows is the short version.
- To do: Lease signed, with opening meter readings and a single PIN on it
- To do: Registration at the maintenance office: access cards, parking sticker, intercom number
- To do: Tenant verification filed with Haryana Police, and the same done for any cook, driver or maid
- To do: Ask whether the society's water is piped or tanker-supplied in summer, and who pays for tankers
- To do: Find out which corporation collects property tax for your building. Municipal Corporation Manesar's city page lists the sectors it gained in December 2022 (83, 84, 88 and 88A) but does not name Sector 86, so ask the society office (check)
- To do: Bank, employer and gas agency told the new address
If you live in Nawada Fatehpur rather than a society, there is no maintenance office: the landlord handles the meter and verification, and you agree parking with the neighbours.
What should the movers know about your Sector 86 home?
The project, tower, floor and whether the lift can carry your largest piece. A flat in New Town Heights II or Microtek Greenburg needs a service-lift slot and a gate pass; a compact flat in Pyramid Elite may share its lift with many more households, so the slot matters even more; a village house needs the lane measured instead.
On cost, Radhe Shyam's October 2026 ranges for a cross-Gurgaon move start at Rs 4,500–7,000 for a single-bedroom home; a two-bedroom flat falls in Rs 8,000–12,500, while three bedrooms land in Rs 12,000–15,000, as shown on our Gurgaon packers and movers page. A four-bedroom flat or a villa is quoted for that home. Arriving from Delhi? The route and the border paperwork are in our Delhi–Gurgaon moving guide.
If you have booked a flat that is years from handover, such as Emaar Serenity Hills, our warehousing service can hold your goods while you rent, and household shifting sets out each step of the crew's day. To compare Sector 86 with its neighbours, see our New Gurgaon sectors guide and the Sector 84 newcomer guide.
Key takeaway
In Sector 86 you will most likely live in a large DLF, Microtek or Ansal tower or a compact Pyramid flat. Pick one PIN from your lease, plan every trip by road, look at Bharat Ram Global School and the two village schools, save a hospital number, and confirm water, power and the civic body with your society office in week one.
When you have the keys date, send us both addresses with the floor and lift details for each home.
Everything here is general information, drawn from the listed sources. Rents, school classes, hospital services, project timelines and civic boundaries change, so confirm each detail with the landlord, school, hospital or office before relying on it.
Sources
- Sector 86 Gurgaon: map, projects, photos and reviews 2026
- Projects in Sector 86, Gurgaon
- The Skycourt, Sector 86, Gurugram
- Sector 86 real estate guide
- PIN codes 122004 and 122505 (India Post data)
- Schools in Sector 86, Gurgaon
- Bharat Ram Global School, Sector 86, Gurgaon
- About DPS Gurugram Sector 84
- Genesis Hospital, Gurgaon
- Nawada Fatehpur
- Garhi Harsaru Junction railway station
- Manesar city info
- Packers and movers in Gurgaon: indicative price ranges (October 2026)
