Property Rates in Manesar: What Our 2026 Data Can and Can't Show

There's no single reliable Manesar rate, and we don't track asking prices there. Instead, we can show how official collector rates changed in the 2026-27 list and what flats cost in New Gurgaon next door. We can also share a few launch prices that others have reported.

In the latest list, the median collector rate in Manesar tehsil rose 10% for flats, 10.7% for builder floors and 0.7% for residential plots. On our tracker, New Gurgaon flats averaged ₹11,000 per sq ft in 2025.

Start with the difference between the two kinds of rate. It changes how you should read every number below.

A collector rate is an official minimum value. A market price is what buyers actually pay. The two can sit far apart.

The district administration sets collector rates each year for villages, sectors and property types. Stamp duty is charged on the collector value or the sale price, whichever is higher. We publish these rates only as percentage changes. For the rupee figure on a specific property, check the current collector rate list from the Gurugram district administration.

Market prices come from deals and asking prices. Flats are quoted per sq ft. Plots are quoted per gaj: one gaj is one square yard, or 9 sq ft, so a 200 gaj plot is 1,800 sq ft. Don't compare a per gaj plot price with a per sq ft flat price, because one is land and the other is built space.

So a 10% rise in a collector rate means the minimum value for stamp duty went up 10%. It doesn't tell you the market moved by the same amount.

Flats and builder floors rose about 10% in Manesar tehsil, while most plots barely moved. In next-door Harsaru tehsil, plots rose much more.

Both tehsils matter to Manesar buyers. Manesar tehsil's list covers the old town, many villages and NH-48 sectors such as 77 to 87. Harsaru's covers housing in the IMT area, sectors such as 88, 89 and 95, and Manesar's M-sectors.

Tehsil	Property type	Median change, 2025-26 to 2026-27	Median change, 2024-25 to 2026-27
Manesar	Residential plot	0.7% (60 areas)	10.9% (40 areas)
Manesar	Flat	10% (7 areas)	10.4% (5 areas)
Manesar	Builder floor	10.7% (4 areas)	10.7% (4 areas)
Harsaru	Residential plot	25% (32 areas)	37.5% (15 areas)
Harsaru	Flat	7.4% (6 areas)	20.8% (6 areas)

The chart compares the median two-year change in plot collector rates across Gurugram's tehsils. Harsaru's 37.5% is more than three times Manesar's 10.9%.

Manesar tehsil's plot median hides a split. We counted its 60 plot lines: 22 rose 15% or more in the latest list and 38 moved less than 1%. Lines that rose include Manesar village (25.3%), Kasan (45.5%), Kherki Daula (25.2%) and Sector 79 (45.1%). Sectors 80, 82, 87 and 90 moved just 0.1%.

Housing lines tied to IMT Manesar rose between 7.7% and 20% in the latest list, and the plot line for Manesar's M-sectors rose 30%. The table picks out the lines that matter most to Manesar buyers.

Line in the collector list	Tehsil	Change, 2025-26 to 2026-27	Change, 2024-25 to 2026-27
Co-operative group housing, IMT Manesar Sectors 1 to 8	Manesar	20%	20%
Independent floors, IMT Manesar Sector 1	Manesar	14%	14%
Floors and flats in the IMT area	Harsaru	7.7%	16.7%
Group housing, Sectors 76 to 78 and 80 to 83 (NH-48)	Manesar	10%	10%
Group housing, Sectors 79, 85, 86 and 87	Manesar	10%	10%
Group housing, Sectors 88, 88A, 89 and 89A	Harsaru	7.7%	27.3%
Residential plots, Sectors M9 to M14	Harsaru	30%	Not in both lists
Affordable group housing, all sectors	Manesar	10%	Not in both lists

The three-year view is bigger. Flats in private group housing in NH-48 sectors such as 76 to 83 are up 40% from the 2023-24 list. Independent floors in IMT Sector 1 are up 25%. The lines for EWS flats, the quota for economically weaker sections, didn't change at all.

New Gurgaon flats averaged ₹11,000 per sq ft in 2025 on our tracker, up from ₹4,800 in 2020. That's the closest price series we hold for Manesar buyers.

Year	Average asking price per sq ft	Change on the year
2020	₹4,800	First year of the series
2021	₹5,400	12.5%
2022	₹6,800	25.9%
2023	₹8,600	26.5%
2024	₹10,200	18.6%
2025	₹11,000	7.8%

The chart plots New Gurgaon's yearly average from 2020 to 2025 and adds our base-case forecast to 2030, which is a projection, not a promise. Growth slowed from 26.5% in 2023 to 7.8% in 2025.

The tracker covers sectors 76 to 95 along NH-48, beside Manesar, and it's mostly flats. Use it as a direction guide for Manesar flats, not as a Manesar price, and lean on it even less for plots. The full series is on our New Gurgaon price tracker. Other trackers use other samples: Savills India's Year-End 2025 report put New Gurugram's compound yearly growth at about 23%, and its 2025 rise at 13%.

On prices, the area around Manesar sits in the middle of Gurgaon's range. On official values, Manesar tehsil's plots lagged almost every other tehsil in the latest list.

Our tracker puts the Gurgaon city average at ₹16,500 per sq ft. New Gurgaon, at ₹11,000, is ₹5,500 below that (₹16,500 minus ₹11,000), or about a third lower. Sohna is cheaper at ₹8,200, while Dwarka Expressway averages ₹13,500 and the Southern Peripheral Road ₹15,500. These are average asking prices for mostly flats, and none of them is a Manesar figure.

For plot collector rates in the latest list, Manesar tehsil's 0.7% median compares with 15% in Gurugram and Kadipur tehsils, 25% in Badshahpur and 44.9% in Wazirabad. Only Sohna tehsil, at 0.1%, moved less. Flats tell a calmer story. Most tehsils' flat medians rose between 7.1% and 10%, so Manesar's 10% is in line.

Rent returns look much the same. New Gurgaon's gross yield of 3.3% is close to the city's 3.2%, so the lower price doesn't come with much higher rent returns. Check a specific flat with our rental yield calculator.

A few named projects have been reported at about ₹13,000 to ₹14,500 per sq ft. These are single projects from other publishers, not area averages, so we quote them here and keep them out of our tables.

• ANAROCK's Q1 2026 report put M3M Forestia East and West, in Manesar, at about ₹13,000 per sq ft. Outlook Luxe described Forestia West in February 2026 as 3 BHK homes in Gurgaon International City.
• The Realty Today reported in April 2025 that Conscient Elaira Residences in Sector 80 started at ₹14,500 per sq ft for 3 BHK homes. That's the basic sale price, before other charges and tax.
• Realty N More reported in November 2025 that Ashiana Aaroham in Sector 80 cost ₹2.99 to 4.19 crore for 3 to 5 BHK homes. HRERA records place it on an HSIIDC plot inside IMT Manesar.

Our record for Eldeco Fairway Reserve in Sector 80 holds no price yet. It lists 3 BHK homes of 1,211 to 1,212 sq ft and possession in December 2029.

For scale, ₹13,000 is ₹2,000 per sq ft (₹13,000 minus ₹11,000), or about 18%, above New Gurgaon's tracked average of ₹11,000. But a new launch isn't a fair match for an average that includes older homes, so don't read the gap as a premium you'll get back.

Mostly through stamp duty. In Haryana it's 7% for men and 5% for women, charged on the price or the collector value, whichever is higher. The registration fee is up to ₹50,000 (IANS, July 2026).

Take Ashiana Aaroham's reported starting price of ₹2.99 crore. If that's above the collector value, stamp duty for a man would be about ₹20.93 lakh (7% of ₹2.99 crore). For a woman it would be about ₹14.95 lakh (5% of ₹2.99 crore), since Haryana gives women a 2% rebate.

A collector-rate rise bites hardest when a deal is close to the collector value. If the list goes up 10% and your agreed price doesn't, you could end up paying duty on a value above your price. Run your own figures in our stamp duty calculator.

Six quick checks will tell you more than any area average.

1. Find the exact sector or village and the tehsil, Manesar or Harsaru, in the sale papers.
2. Look up that line in the current collector rate list from the Gurugram district administration.
3. Ask for recent registered sale deeds nearby, not just listing prices.
4. For a new project, get the HRERA number, the full cost sheet and the payment plan.
5. Compare per sq ft prices with New Gurgaon on our tracker, remembering it's a proxy.
6. Work out stamp duty on the higher of the price and the collector value.

Our Gurgaon property rates page covers the wider city. To compare locations, see the best sectors to buy property near Manesar. Then read our answer to whether Manesar is good for property investment, our Manesar land price prediction and the drivers of Manesar's appreciation potential.