Sector 89 Gurgaon: Top Projects, Property Prices & Investment Guide 2026

By Diksha Arora| 11 Sept 2026

If you work on the NH-48 corridor, Manesar, Udyog Vihar, or the Delhi-Gurgaon stretch and want a gated community home between ₹1.40 crore and ₹5 crore, Sector 89 in New Gurgaon has three projects worth comparing.

Two of them, M3M Soulitude and Smart World Gems, are ready to move. Families are already living there. You can walk through the actual unit, test the lift, check the water pressure, and speak to residents before deciding. The third, Godrej Zenith, is under construction, with possession in February 2031 as per RERA, but is expected to be delivered by the end of 2028; it is the only high-rise option in the sector from a nationally listed developer.

This article covers all three projects with verified prices, RERA numbers, honest pros and cons, and a verdict on who each one is right for.

Sector 89 Gurgaon—At a Glance

S.No	Particulars	Details
1	Location	New Gurgaon, Haryana
2	PIN Code	122004
3	Property Price Range	₹1.40 crore – ₹5 crore (depending on project and configuration)
4	Average Price per sq. ft.	₹11,000 – ₹17,500 per sq. ft.
5	Highway Access	NH-48 — 3–4 km \| Dwarka Expressway NH-248BB — 5–6 km \| Pataudi Road — direct \| KMP — 8 km
6	Nearest Railway Station	Garhi Harsaru Junction — 2.2 km
7	IGI Airport	~30–35 km \| 30–45 min via NH-48
8	Nearest Metro (operational)	Millennium City Centre Yellow Line — ~14–16 km by road
9	Rental Demand Driver	NH-48 corridor professionals, Manesar industrial belt, Udyog Vihar
10	Best For	NH-48 corridor professionals, first-time buyers, investors, NRIs

ALL 3 PROJECTS — QUICK COMPARISON

S.No	Project	Entry Price	Possession	Type	Best For
1	M3M Soulitude	₹1.44 Cr	Ready to move in	Low-rise floors	Immediate possession, rental income
2	Smart World Gems	₹1.40 Cr	Ready to move in	Low-rise floors	Largest township, lowest entry
3	Godrej Zenith	₹2.19 Cr	Feb 2031	High-rise apts	Godrej brand, 2–4 BHK range

The Projects in Detail

1. M3M Soulitude—Best Ready-to-Move Low-Rise Option

RERA Phase 1: GGM/501/233/2021/69
RERA Phase 2: GGM/859/591/2024/86
Status: Ready to move—possession started early 2024
Land: ~52 acres across phases

M3M Soulitude is a low-rise independent floor project in Sector 89; each floor is a separate family's home, not a shared apartment block. What separates it from other low-rise projects in the sector is Club Soul—the clubhouse with 100+ amenities, including a mini theatre, lounge bar café, floating sauna, scenic pool, landscaped gardens, and VRV/VRF air conditioning built into every floor as a base specification. VRV/VRF is the climate control system used in five-star hotels — it gives room-specific temperature control and uses significantly less electricity than standard split ACs. In builder floors project at ₹1.44 crore, this is a specification detail that adds daily quality of life value.

Every floor has a private terrace and a customisable MySpace area—a basement or terrace space that the owner can convert into a home office, library, gym, or entertainment room. This flexibility is specific to the low-rise format and is not available in high-rise luxury apartments where the floor plate is fixed.

S.No	Configuration	Size	Price
1	2.5 BHK Independent Floor	1,205 sq. ft.	₹1.38 – ₹1.51 Cr
2	2 BHK Independent Floor	1,103 sq. ft.	₹1.44 Cr
3	3 BHK Independent Floor	1,423 sq. ft.	₹1.80 Cr
4	3.5 BHK Independent Floor	1,423 – 1,543 sq. ft.	₹1.80 – ₹2.11 Cr

Rental: 2 BHK units rent for ₹32,000 to ₹35,000 per month. 3 BHK units rent for ₹45,000 to ₹55,000 per month. Rental income starts month one — no construction wait.

Our verdict: The strongest ready-to-move option in Sector 89 for buyers who want a low-rise floor with a premium clubhouse and rental income from day one. The VRV/VRF AC and private terrace make it worth the small premium over Smart World Gems for buyers who will live here.M3M is not a listed developer,verify RERA on hrera.org.in Independently .

2. Smart World Gems — Lowest Entry in a Ready Township

RERA: RC/REP/HARERA/GGM/502/234/2021/70
Status: Ready to move — families residing in the community
Land: 52.27 acres

Smart World Gems holds a specific distinction: it is the first gated low-rise township in New Gurugram. At 52.27 acres with 2,367 residential units and a 30,000 sq. ft. clubhouse, it is also the largest low-rise gated community in the sector. The project sits on a 30-metre wide premium sector road and connects to Dwarka Expressway and Pataudi Road within 2 minutes.

Smart World's differentiator is the technology layer. Smart app-enabled community management means residents handle visitor entry, maintenance requests, parking, and facility bookings through a single app — not through a phone call to the security desk or a paper form to the maintenance office. The project also has Vastu-friendly floor planning with north-east or north-west facing configurations for maximum natural light.

S.No	Configuration	Size	Price
1	2.5 BHK Independent Floor	1,005 – 1,067 sq. ft.	₹1.40 – ₹1.58 Cr
2	3.5 BHK Independent Floor	1,360 – 1,423 sq. ft.	₹1.58 – ₹1.80 Cr

Rental: 2.5 BHK units rent for ₹30,000 to ₹38,000 per month. Starting price of ₹1.40 crore at ₹11,000–₹12,000 per sq. ft. makes Smart World Gems the most competitively priced ready-to-move option in Sector 89.

Our verdict: Best choice for buyers who want maximum value per rupee in a ready-to-move gated township. At ₹1.40 crore with rental income starting immediately, Smart World Gems offers the lowest-risk entry into Sector 89 for investors watching the NH-48 corridor.Smart World is not a listed developer,verify RERA on hrera.org.in Independently .

3. Godrej Zenith — Premium High-Rise, Under Construction

RERA: GGM/799/531/2024/26 (registered 9 February 2024)
Possession: 31 March 2031 (RERA registered)
Land: 14.21 acres | 9 towers | 36–37 floors | 1,314 units

Godrej Zenith is the only high-rise project from a nationally listed developer currently available in Sector 89. Godrej Properties is listed on BSE and NSE, has delivered 103 projects nationally, and carries the 127-year legacy of the Godrej Group — which means audited financials verifiable on the exchange portal before you commit. At ₹15,500 per sq. ft., it is priced at a 20 to 40% premium over M3M Soulitude and Smart World Gems — that premium reflects the Godrej brand, the high-rise format with tower-scale amenities, and the IGBC Gold pre-certification with wellness positioning.

The project design is organised around physical, mental, and social wellbeing — wellness club, yoga and meditation gardens, reflexology pathways, air purification features, and sports courts. With only 4 apartments per floor across 9 towers, the density is controlled for a high-rise project. The Sector 89 location gives Godrej Zenith access to the same triple highway advantage — NH-48 at 4 km, Dwarka Expressway at 6 km, KMP at 8 km — at a price point that Golf Course Road Godrej projects cannot match.

S.No	Configuration	Size	Price
1	2 BHK Apartment	1,383 sq. ft.	₹2.19 Cr
2	3 BHK Apartment	1,726 sq. ft.	₹3.44 Cr onwards
3	4 BHK Apartment	2660 sqft ,3221sq.ft.	₹5.00 – ₹7.90 Cr

Rental projection post-possession: 3 BHK in Godrej Zenith expected to rent at ₹55,000–₹80,000 per month based on current Sector 89 rental trends and Godrej brand premium. Possession is February 2031 — rental income begins at that point.

Our verdict: Right for buyers who want a Godrej high-rise address in New Gurgaon and can plan around 2031 possession. The brand credibility, BSE listing transparency, and 2 to 4 BHK range make it the safest under-construction option in Sector 89. NRI investors in particular benefit from the Godrej NRI desk and verifiable financial track record.

Which Project Is Right for You

S.No	Your Profile	Right Project	Why
1	Need possession now	M3M Soulitude	Ready to move. Rental income starts immediately. No construction wait.
2	Lowest entry in Sector 89	Smart World Gems	₹1.40 crore entry in a ready-to-move gated township on 52+ acres.
3	Investor — rental income now	M3M Soulitude or Smart World Gems	Both ready to move. 2 BHK rents for ₹32,000–₹40,000/month. Income starts month one.
4	Premium brand buyer — 3 & 4 BHK high-rise	Godrej Zenith	Godrej Properties — 103 delivered projects, BSE/NSE listed. Only high-rise option in Sector 89 from a national listed developer.
5	Pre-launch investor — long horizon	Godrej Zenith	Entry at under-construction pricing with possession Feb 2031. Godrej brand adds resale premium at exit.
6	NRI investor — reliable developer	Godrej Zenith	BSE/NSE listed, audited financials verifiable on NSE portal. NRI documentation handled with Godrej NRI desk.
7	Privacy and low-rise living	M3M Soulitude or Smart World Gems	Both Stilt+4 independent floor format. One family per floor. Private terrace. Not a high-rise tower.

Sector 89 Investment Numbers 2026

• M3M Soulitude appreciation: ₹10,750 → ₹11,200 per sq. ft. across Q3 2025 to Q1 2026 — consistent quarterly growth

• Smart World Gems entry: ₹1.40 crore — lowest in the sector for a ready-to-move gated community

• Godrej Zenith base rate: ₹15,500 per sq. ft. — Godrej brand premium over sector average

• 2 BHK rental income (M3M / Smart World): ₹32,000 – ₹40,000 per month from day of purchase

• Sector 89 vs Golf Course Road: 30–40% cheaper for comparable gated community living

• NH-48 access from Sector 89: 3–4 km — IGI Airport in 30–35 min, Manesar in 18–22 min

Honest Limitations — Read Before Deciding

• Metro is 14–16 km away by road today. The planned station near Sector 37/Basai is not operational. If daily metro commuting is your requirement, Sector 89 is not your best option right now.

• Internal road completion varies within the sector. Visit and drive to your workplace at your actual commute time before deciding.

• Godrej Zenith possession is February 2031 — 4+ years of EMI before you can move in or earn rental income.

• Smart World Developers is a newer name. Visit the completed sections and speak to current residents before committing.

• Waterlogging during monsoon has been reported in parts of New Gurgaon. Visit after rain to check drainage near your specific project.

OUR FINAL VERDICT

• M3M Soulitude—Ready to move, Club Soul with 100+ amenities, VRV/VRF AC, ₹1.44 crore, rental income from month one.

• Smart World Gems—Ready to move, lowest entry at ₹1.40 crore, first gated low-rise township in New Gurugram, smart app management.

• Godrej Zenith—Under construction, Godrej brand, BSE/NSE listed, 2–4 BHK range from ₹2.19 to ₹7.90 crore, possession February 2031.

Luxury Roof can arrange site visits to all three projects on the same day. Call 90485 90485—zero brokerage.

Frequently Asked Questions

What are the best projects in Sector 89 Gurgaon now?

In Sector 89, Luxury Roof has three projects on its radar: M3M Soulitude and Smart World Gems are ready to move in with independent floor formats, while Godrej Zenith, a high-rise apartment project, is under construction and will be ready for possession in February 2031. M3M Soulitude Price starts from ₹1.44 crore. Smart World Gems Price - Rs 1.40 crore onward. Godrej Zenith price starts from ₹ 2.19 Cr for a 2 BHK to ₹ 7.90 Cr for a 4 BHK. 2 Is M3M Soulitude ready to move in? Yes. M3M Soulitude Phase 1 is ready to move in – the first possession started in early 2024 and families are occupying in the project. Several other phases are also at or near ready-to-move status as of 2026. Phase 1- RERA No. GM/501/233/2021/69 Phase 2 — GGM/859/591/2024/86. Before making any payment please check on hrera.org.in

Smart World Gems ready to move?

Yes. Smart World Gems is ready to move with families who are already living in the community. It is the first gated low rise township in New Gurugram located on a 30 meter wide premium sector road in Sector 89. RERA No:RC/REP/HARERA/GGM/502/234/2021/70. Book after checking hrera.org.in.

What is Godrej Zenith Sector 89 Gurgaon?

Godrej Properties presents Godrej Zenith, an ultra luxury high-rise residential project in Sector 89 spread across 14.21 acres. The project has 9 towers of 36-37 floors with 1,314 units in 2 BHK, 3 BHK and 4 BHK apartments. Registration No. RERA: GGM/799/531/2024/26. 09 February 2024. The base price is currently around Rs 15,500 per sq ft. Possession: February, 2031. Godrej has successfully delivered 103 projects across India.

What is difference between M3M Soulitude and Smart World Gems?

Both are low rise standalone floor projects in Sector 89 and both are ready to move. M3M Soulitude covers approx. 52 acres and has the clubhouse – Club Soul – and offers 100+ amenities including a mini theater, lounge bar and VRV/VRF air conditioning built into every floor. Smart World Gems is a gated low-rise township in New Gurugram spread over 52.27 acres with a smart p-enabled community management and clubhouse of 30,000 sq. ft. Smart World Gems entry price at ₹1.40 crore is a little lower than M3M Soulitude at ₹1.44 crore for comparable sizes.

How much is the rent revenue from M3M Soulitude and Smart World Gems?

The two projects are priced at ₹32,000-₹40,000 per month for 2 BHK units and ₹45,000-₹60,000 per month for 3 BHK units, given the professionals working in companies located in Manesar, Udyog Vihar and along the NH-48 corridor. Both are ready to move in. Rental income starts from the next month of purchase with no EMI-without-rent period.

What is the RERA number of Godrej Zenith Sector 89?

Godrej Zenith RERA number: GGM/799/531/2024/26 — Registered with HARERA on 9th February 2024. RERA Possession Date: 31 March 2031. This number to check before any payment on hrera.org.in.

What is possession date of Godrej Zenith?

Godrej Zenith RERA-registered possession date is 31st March 2031. Some listings show a developer target date of February 2031. Always go by the date of registration with RERA on hrera.org.in as the time frame that is legally binding. Construction in progress and Godrej Properties has delivered 103 projects across the nation – check current construction progress during site visit.

Should I buy Godrej Zenith in Sector 89 at Rs 15,500 per sq ft?

Godrej Zenith at Rs 15,500 per sq ft is priced at a premium to the Sector 89 average of Rs 11,000-13,000 per sq ft. This includes the Godrej brand premium, the high-rise format and the wellness-led positioning with IGBC Gold pre- certification. For the buyer who wants a Godrej address in New Gurgaon with a nationally listed developer, this premium is justified. M3M Soulitude or Smart World Gems offers more sq. ft. for money in a ready to move format to a buyer.

What makes Smart World Gems special?

Smart World Gems is New Gurugram’s first gated low rise township. The property is 52.27 acres and has 2,367 residential units and a 30,000 sq. ft. clubhouse. The project has smart app-enabled facility management where residents are able to manage community services, visitor access and maintenance requests through an app. The project is located on a premium sector road of 30 meter, with direct connectivity within 2 minutes to Dwarka Expressway and Pataudi Road.

What is the distance of Sector 89 from NH-48?

Sector 89 is located about 3 to 4 km from NH-48, which is around 7 to 10 minutes by road. The missing link road connecting Sectors 88 and 89 was completed in 2025-26, giving a direct route from Pataudi Road through the Sector 88- 89 belt to NH-48. NH-48 is 20-25 minutes to Udyog Vihar, 25-30 minutes to Cyber City, 30-35 minutes to IGI Airport and 18-22 minutes to Manesar.

Is sector 89 in Gurgaon an affordable housing?

Yes, as compared to the established sectors of Gurgaon. Smart World Gems is starting from ₹1.40 crore and M3M Soulitude from ₹1.44 crore and both are ready to move. These are 30 to 40% less than Golf Course Road and 15 to 20% below border sectors of Dwarka Expressway. Godrej Zenith 2 BHK at ₹2.19 crore is in the mid-premium segment. This sector is not budget housing, it is new Gurgaon residential at a price point that has not yet caught up with the area’s infrastructure.

What is the investment case of Sector 89 in 2026?

Three facts. Prices in M3M Soulitude rose from ₹10,750 per sq. ft. in Q3 2025 to ₹11,200 per sq. ft. in Q1 2026 — a steady quarter-on-quarter appreciation. NH-48 at 3 to 4 km and the completed missing link road to Sectors 88-89 are real, operational infrastructure improvements – not future promises. And the proposed Global City 1,000-acre business district nearby adds another long-term employment demand driver. Current prices of ₹11,000 to ₹15,500 per sq. ft. are lower than the Dwarka Expressway border sectors of ₹15,000 to ₹18,000. This gap is the investment thesis.

Can NRIs invest in Sector 89 projects?

Yes. All three projects are RERA registered and compliant with RBI and FEMA guidelines for NRI residential investment. M3M Soulitude and Smart World Gems for Sale – Rental Income Starts Immediately for NRI Investors. Godrej NRI Desk with Documentation Support at Godrej Zenith. Luxury Roof manages the entire buying process for NRI buyers at ZERO brokerage for all the three projects.

What is the pin code for Sector 89 Gurgaon?

The Pin code of Sector 89 Gurgaon is 122004. The PIN code for the nearby sector 89A is 122505. All three projects – M3M Soulitude, Smart World Gems and Godrej Zenith – are located in Sector 89 / 122004 postal zone.

Are Godrej Zenith Apartments High Rise or Low Rise?

High rise project. 9 towers of 36 to 37 floors on 14.21 acres. Godrej Zenith It is the only high-rise of the three projects discussed in this blog. Smart World Gems and M3M Soulitude are both Stilt + 4 low-rise independent floor formats Ground level parking and 4 residential floors above with one family on each floor. The choice of high-rise and low-rise in Sector 89 is very much a lifestyle choice: high-rise for views and tower-scale amenities, low-rise for privacy and ground-connection.

How can I book the site visit for projects in Sector 89?

Call/WhatsApp Luxury Roof on 090485 90485. Site visits for all the three projects – M3M Soulitude, Smart World Gems and Godrej Zenith – are scheduled on working days and week-ends. Our advisor will take you through the ready- to-move units, show you the amenities and share the current price list and payment plan – at zero brokerage.

How Luxury Roof Helps to Buy in Sector 89?

We short-list units by Project, Configuration, Floor and Budget and arrange for site visits. We negotiate with M3M, Smart World and Godrej contacts and verify all RERA numbers on hrera.org.in. We guide you through the sale agreement and payment plan. For investors, we connect you to rental management for tenant sourcing post possession. Zero brokerage all through. Call 90485 90485.

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