Introduction
Choosing a 3 BHK apartment in Gurugram involves more than comparing the advertised price per square foot. The actual decision depends on the configuration, usable space, floor plan, location, development scale, amenities, payment structure and the legal and financial details attached to the purchase.
Emaar Serenity Hills in Sector 86, Gurugram is a newly launched residential development focused primarily on 3 BHK residences in its currently offered phases. The project is positioned around large landscaped areas and an eight-acre central green, with connectivity towards Dwarka Expressway and NH-48. Emaar’s official information lists two current RERA registrations for the offered phases: RC/REP/HARERA/GGM/993/725/2025/96 and RC/REP/HARERA/GGM/994/726/2025/97.
For buyers considering the project, the most relevant questions are practical: What are the 3 BHK configurations? What is the current price range? How are the floor plans different? What does the location offer? And what should be verified before making a booking?
This guide examines those aspects of Emaar Serenity Hills while keeping the focus on the information a buyer needs before making a property decision.
Emaar Serenity Hills: Project Overview
Emaar Serenity Hills is located in Sector 86, Gurugram, within the New Gurugram development corridor. The official Emaar website describes the project around seven towers and an eight-acre central grove, while the broader development is planned across more than 20 acres of landscaped open space.
The project’s current offering is centred around spacious 3 BHK residences. The official project material highlights wide balconies, open layouts, natural light and homes oriented towards green spaces. Emaar also states that the buildings are IGBC Platinum pre-certified, indicating an emphasis on environmental and energy-efficiency considerations.
The development is planned with a substantial open-space component. Emaar’s official material states that more than 20 acres are planned as landscaped open areas, including eight acres of central greens. Other planned elements include a water feature with a promenade, jogging and cycling paths, yoga and meditation areas, children’s spaces, sports facilities and a clubhouse forming part of future development.
For a buyer, however, the overall master plan should not be confused with what is immediately available in the currently registered phases. Emaar’s payment-plan documentation specifically states that Serenity Hills is being developed in phases and that Phase I and Phase II are the phases currently offered for sale under their respective RERA registrations. It also notes that the club will be developed in future phases.
Emaar Serenity Hills 3 BHK Price
Price is one of the most searched aspects of the project, but it is also one of the areas where buyers need to read the figures carefully.
Emaar’s official payment-plan document lists the following starting prices:
- 3 BHK Small: from approximately ₹2.98 crore
- 3 BHK Large: from approximately ₹3.87 crore
The same official document states that these prices include EDC/IDC, IFMS, car parking and club membership, while GST is extra. Prices and availability can change depending on the specific unit, floor, orientation and applicable charges.
The SBRE Realty property page currently lists the 3 BHK + 2T configuration at 1,700 sq. ft. and ₹2.70 crore onwards, while the larger 3 BHK configuration is shown as price on request. Because the SBRE listing and the latest official Emaar payment-plan material show different starting figures, buyers should treat the latest developer-issued cost sheet and unit-specific quotation as the definitive commercial reference before making a financial commitment.
This distinction is important because advertised starting prices are not necessarily the final acquisition cost. GST, registration, applicable government charges, maintenance-related payments and other unit-specific costs can affect the total amount payable.
3 BHK Floor Plans at Serenity Hills
The project offers different 3 BHK layouts, broadly divided into 3 BHK Small and 3 BHK Large configurations.
3 BHK Small
The smaller 3 BHK configuration is designed for buyers who want three bedrooms while maintaining a comparatively compact overall footprint. The official project material provides multiple small-unit typologies, with variations depending on tower and floor.
The SBRE Realty listing currently references a 3 BHK + 2T configuration of approximately 1,700 sq. ft.
The configuration is relevant for families who prioritise three bedrooms but do not necessarily require the additional space and third bathroom associated with the larger layout.
When comparing individual floor plans, buyers should look beyond the super area. The position of the living and dining area, kitchen, bedroom proportions, bathroom placement, balcony size, circulation space and utility areas can make two apartments with similar quoted areas feel very different.
3 BHK Large
The larger 3 BHK configuration adds greater internal space and a third toilet, with some layouts also incorporating utility areas.
Emaar’s official project material lists a 3 BHK Large configuration at approximately 2,279 sq. ft. on its project information page, while the official brochure contains multiple 3 BHK Large typologies with variations between towers and orientations.
The larger configuration is therefore not simply a bigger version of the smaller apartment. It changes the spatial equation, particularly for families looking for more generous living areas, additional bathroom capacity and larger private or utility spaces.
The exact floor plan should always be checked against the particular tower, floor and unit number being considered rather than relying on a generic layout image.
What Should Buyers Compare in the Floor Plan?
Carpet Area Versus Super Area
One of the most important distinctions is between the advertised super area and the usable internal space.
A larger super area does not necessarily translate proportionally into usable living space. Buyers should therefore examine the carpet area, balcony area and the actual room dimensions before comparing one configuration with another.
This is particularly relevant when comparing apartments across different projects in Gurugram, because developers may present area calculations differently.
Room Proportions and Circulation
A floor plan should be assessed as a functional living arrangement rather than a collection of room measurements.
The placement of bedrooms in relation to living areas, kitchen access, bathroom positioning, entry circulation and balcony connections can affect everyday usability. A well-sized living room can be more useful than simply having a larger nominal area distributed across less practical spaces.
Orientation and Views
Serenity Hills places significant emphasis on green spaces. Emaar states that many homes overlook the central greens or are positioned as corner units, while its official material highlights full-height corner windows and balconies connecting multiple rooms.
However, buyers should verify the orientation of the specific apartment. Not every unit will have the same view, floor position, sunlight exposure or privacy characteristics.
Location and Connectivity
Sector 86 forms part of New Gurugram, with access to several established and emerging parts of the city.
According to the project information, Serenity Hills is approximately 2.9 km from Dwarka Expressway and around 3.8 km from NH-48. The project is also positioned near schools, healthcare facilities, retail and commercial destinations.
The location’s relevance comes from its relationship with Gurugram’s wider road network rather than from proximity to one road alone. Dwarka Expressway provides a major Delhi-Gurugram connection, while NH-48 remains an important regional corridor.
For buyers, travel times should still be evaluated at the actual time of day. A map distance does not necessarily represent peak-hour travel time, particularly on heavily used Gurugram corridors.
Amenities and Open Spaces
The project’s design places considerable emphasis on landscaped areas and outdoor spaces.
Emaar states that the development includes 20+ acres of landscaped open area, including eight acres of central greens, along with a water element and promenade, jogging and cycling paths, yoga lawns, meditation zones, forest trails and family activity areas.
The project also includes recreational facilities such as swimming pools, children’s play areas and sports facilities. However, the timing of individual amenities matters. The developer’s official material identifies the clubhouse as part of future development, and buyers should therefore distinguish between facilities available in the relevant phase and those planned for later stages.
What Buyers Should Verify Before Booking
Price and floor plan are only two parts of the purchase decision.
A buyer should first verify the RERA registration and approved project details for the particular phase being purchased. The project’s official material provides two current Haryana RERA registrations, and the developer advises prospective purchasers to verify the registered-phase information through the Haryana RERA portal.
The next step is to examine the exact unit. The tower, floor, apartment number, carpet area, balcony area, orientation, parking arrangement and applicable charges should all be documented.
The financial structure also deserves careful review. Buyers should compare the base price with EDC/IDC, GST, maintenance-related charges, parking, club or membership charges and other applicable costs rather than evaluating the purchase solely on the headline price.
For buyers evaluating the project as an investment, the analysis should extend to local rental demand, comparable projects, future competing supply, resale liquidity and the likely holding period. Past or expected appreciation should not be treated as a guaranteed return.
Is a 3 BHK the Right Configuration for You?
The smaller and larger 3 BHK layouts serve different space requirements.
A 3 BHK + 2T configuration may suit households looking for three bedrooms while maintaining a more controlled acquisition cost. A larger 3 BHK + 3T configuration can make more sense for families that value additional bathroom capacity, larger living spaces and greater overall usable space.
The right choice depends on household size, budget, intended holding period, use of the third bedroom, work-from-home requirements and long-term space needs.
At SBRE Realty, the project’s property page provides buyers with an additional reference point for reviewing the development, its configurations and available project information.
Conclusion
Emaar Serenity Hills represents a significant residential development in Sector 86, Gurugram, with its current offering centred around 3 BHK residences. Its eight-acre central greens, extensive planned landscaped areas, multiple residential layouts and connectivity towards Dwarka Expressway and NH-48 are key characteristics of the project.
For buyers, however, the important decision is not simply whether the project has an attractive price or floor plan. The more useful evaluation considers the specific apartment, total acquisition cost, usable space, orientation, project phase, legal documentation, construction status, amenities and location fundamentals.
The difference between a 3 BHK Small and 3 BHK Large can also be significant in terms of budget and functionality. Buyers should therefore compare the actual floor plans and unit-specific cost sheets rather than relying on broad project-level figures.
As with any substantial property purchase, current prices, availability, approved plans and applicable charges should be verified against the latest developer and RERA records before committing capital.
