Sector 90 vs Sector 95 Gurgaon for Investment: Our Records

On HRERA records, Sector 95 is the busier, plot-led sector, with 22 records, 9 plotted colonies and none lapsed. Sector 90 is smaller and flat-led, with 9 records, no plotted colonies and 1 lapsed. Both sit in New Gurgaon on the Pataudi Road side, and we hold no distances, schools or road widths for either.

HRERA is the Haryana Real Estate Regulatory Authority in Gurugram, where projects register before they are sold. A registration isn't a quality rating. The table includes Sectors 95A and 95B separately, because many buyers treat them as part of Sector 95.

Records run from 14 June 2017 to 14 September 2026, so 2026 is a part year. Units and plots are as filed, and older records often leave them blank.

Both are in our "New Gurgaon 88 to 95 (Pataudi Road side)" group, the New Gurgaon sectors near the Gurugram-Pataudi road (SH-26). Pataudi Road is a road, not a sector, and Pataudi town is a separate place with its own sector numbers.

For collector rates, the Harsaru sub-tehsil list covers both sectors. A tehsil, or sub-tehsil, is a revenue area used for land records and collector rates. Sector 90 also turns up on two Manesar tehsil lines, which we cover below.

That's where our location data ends. We hold no map, no distances to any road or station, no road widths and no list of schools or hospitals for either sector. HRERA addresses in Sectors 88A and 89, in the same group, name the Gurugram Manesar Urban Complex, the planning area, but we hold no plan sheet. Our guide to the best sectors in New Gurgaon compares every sector from 76 to 95.

Sector 90 is a group housing sector on our records. All 5 projects filed since 2021 are homes, adding up to 2,734 units on 21.9 acres.

• Ultimus 2.0 by MRG World LLP: 769 units on 5.26 acres (January 2022).
• Ultimus by BD Infradevelopers LLP: 344 units on 2.34 acres (January 2022).
• MRG Primark by MRG Ecoworld LLP: 769 units on 5.26 acres (July 2023).
• SS Whitewater by SS Group: 340 units on 3.99 acres (February 2024).
• SS Camasa by North Star Towers, a group housing project: 512 units on 5.05 acres (November 2024).

Ultimus 2.0 and MRG Primark carry the same unit count and land area. We can't tell from the record whether they share a site, so ask the promoter and check both certificates.

The other 4 records are from 2017 to 2019 and list no units: Shree Vardhman Flora, Green Court, Sapphire Ninety and an earlier Ultimus record. Shree Vardhman Flora is Sector 90's one lapsed registration, meaning its period ran out without an extension on record.

Addresses name the villages Hayatpur, Nawada Fatehpur and Badha. The sector has no registration so far in 2026.

Sector 95 is a plotted sector with a growing shop and floor layer. Its 9 plotted records were all filed from 2022 to 2024, and their addresses name the villages Dhorka and Wazirpur.

The 1,971 plots overstate the stock. The Nation by JMS Infra Reality was filed three times: 285 plots in 2022 and 321 in February 2023, both later superseded, then 396 in September 2023. Leaving out the two superseded filings gives 1,365 plots (1,971 minus 285 minus 321).

Other plotted records include Landmark Avana (246 plots), The Pearl by JMS (217), ROF Insignia Park II (169), Estate 95 by 3B Homes (151) and Gateway95 (124). GLS Courtyard is a commercial plotted colony with 53 plots.

On top of the plots sit floors, flats and shops. JMS Group Silver Living filed 261 units in 2025, and JMS Group Capital Square is a commercial colony with 236 units. Older records include Signature Global Aspire (2019), Signature Global Superbia (2020) and the Army Welfare Housing Organisation's Shanti Vihar (2018), filed without unit counts. JMS-linked promoters account for 8 of the 22 records.

Sector 95A adds 10 records, 5 of them plotted: Primeland (216 plots), Roots Courtyard 2 (198), The Pride (109), Silver County (89) and Microtek Success Hub (53). JMS Group Pride Avenue, a commercial colony, is there too. None has lapsed. Sector 95B has one record, Zara Roma by Mega Infratech, with 1,252 units on 9.06 acres. It lapsed. Taken together, 95, 95A and 95B hold 33 records (22 + 10 + 1), 14 of them plotted (9 + 5).

The chart shows projects registered since 2021 in each New Gurgaon sector from 76 to 95.

Sector 95 has a residential plot line that rose 30% in 2026-27. Sector 90 has no plot line naming it in our extraction, and its flat lines rose 7.7% to 10.7%. A collector rate is Haryana's official minimum value for registering a sale, not a market price.

Percentage changes are official changes between the lists, as we extracted them. "Not given" means the line has no match in that earlier list in our data.

Note the overlap. Sector 90 is named on two Manesar tehsil lines and on one Harsaru flat line, and those moved differently. We can't tell you which applies to a given flat. Ask the sub-registrar before you work out stamp duty, which is charged on the price or the collector value, whichever is higher.

Village lines exist too. On the Harsaru list, Dhorka residential plots rose 25% and Hayatpur 30% in 2026-27. Ask whether a village line or the sector line applies to your plot.

We have one page tied to each sector, and they could hardly be more different.

Ganga LIV 90 is a name brokers use for a project they attribute to Ganga Realty in Sector 90. As of 3 October 2026 it wasn't registered with HRERA Gurugram and didn't appear on Ganga Realty's own website. Brokers' unit counts, land areas and prices don't agree, so we repeat none of them.

The HRERA record places Signature Global Aspire in Village Dhorka, Sector 95, registered on 14 November 2019. Our page lists it as under construction, with possession in April 2027 and 2 BHK homes of about 549 to 595 sq ft. The listed price is ₹0.2245 crore to ₹0.2417 crore, or about ₹22.45 lakh to ₹24.17 lakh. Check the current price with the promoter.

We hold no price series for either sector. Our New Gurgaon tracker, for Sectors 76 to 95, averaged ₹11,000 per sq ft in 2025. That's the average asking price across the projects and listings we track, mostly flats, so use it as a proxy only.

A lot of what decides daily life in a sector isn't in our data. Here is what to check, and where.

• Distances and travel times: we hold none. Drive to your workplace at peak hour from each sector.
• Sector roads: whether the sector roads are built, and how wide. Ask GMDA (the Gurugram Metropolitan Development Authority) and check on site.
• Schools, hospitals and parks: the development plan shows sites set aside for them. A development plan is the official land-use map; get the sheet for your sector from the Town and Country Planning Department.
• Water, sewer and power: ask the promoter for the service connection status, and ask residents of finished projects nearby.
• Project progress: ask for the latest progress report filed with HRERA, and compare it with what you see on site.

The records describe two different sectors. These are fits based on our data, not recommendations.

• Sector 90 fits a flat buyer choosing among a few mid-sized group housing projects filed from 2022 to 2024. There are fewer records to compare, and one pair needs checking.
• Sector 95 fits a plot or floor buyer, with 9 plotted colonies in Sector 95 and 5 more in 95A. One promoter group is behind many records, so check its track record closely.

For more on plotted colonies in this belt, see our post on the best residential plots on Pataudi Road. For new launches across New Gurgaon, see upcoming residential projects in New Gurgaon.

Start with the paperwork, then visit the site.

1. HRERA certificate: confirm the registration number, status and expiry. For The Nation, make sure you hold the latest certificate, not a superseded one.
2. DTCP licence: the licence from the Department of Town and Country Planning that allows the colony or group housing. Match its number and area to the project.
3. Same-site records: in Sector 90, ask whether Ultimus 2.0 and MRG Primark cover the same land.
4. Collector line: ask the sub-registrar which line applies, Manesar or Harsaru, before you work out stamp duty.
5. Promoter history: check delays and complaints on the promoter's other HRERA projects.
6. Unregistered projects: don't pay a booking amount for any project, such as Ganga LIV 90, until it is registered.

Our guides on what to check on RERA and how to check a builder go step by step. Haryana stamp duty is 7% for men and 5% for women; work out your cost with our stamp duty calculator.