Introduction
Sector 90 Gurgaon is one of the upcoming residential sectors of New Gurgaon owing to its excellent location, state-of-the-art infrastructure and connectivity options. The sector enjoys an advantageous location being close to the Dwarka Expressway, NH-48 and Pataudi Road, thereby facilitating easy commuting to Delhi, Gurgaon and other significant areas within the NCR zone. The sector is particularly popular with people looking to live near the employment zones like Cyber City, Udyog Vihar and IMT Manesar.
Some of the notable residential projects within this locality include the luxurious high-rise apartments, gated communities and planned housing colonies. Residential projects developed by renowned builders have made Sector 90 an increasingly popular choice for families, working professionals and investors alike.
Social infrastructure within the locality includes reputed educational institutes, healthcare centers, shopping destinations and other recreational spots. Educational institutes and hospitals available in the neighboring localities make life more convenient for the residents.
For entertainment and lifestyle purposes, people will be able to visit places like Sapphire 90 Mall, commercial centers, movie theaters, and restaurants. Having parks and walking paths make living even more enjoyable.
There is also the future potential of additional infrastructure facilities and connectivity via improved transport systems. Allowing for its unique advantages, including convenient location, developing facilities, diversity of residents, and proximity to business areas, Sector 90 Gurgaon is shaping up to become an attractive place of residence in New Gurgaon.
A Quick Overview of the Locality
Sector 90 is one of the most recent sectors located in the rapidly developing New Gurgaon region and known for its gated communities, high-rise apartments, and a perfect blend of luxurious residential properties along with affordable homes. Online real estate websites often mention some renowned residential projects like Shree Flora, SS Camasa, DLF New Town Heights 1, Shree Green Court, and DLF Regal Gardens, among others, which have played a key role in making the sector a preferred choice for residential development.
In contrast to the other areas of Gurugram that are already well-developed, Sector 90 is a new locality where people can observe residential development, while other civic and infrastructure amenities are being added phase by phase. Such a unique feature attracts homebuyers towards this sector because it provides them an environment that is already developed but will be further upgraded in the coming years.
Why Sector 90 Gurgaon Stands Out in New Gurgaon
One of the primary aspects that make this sector a preferred choice for people is its effectiveness in terms of location. The locality falls into the New Gurgaon development corridor and offers easy accessibility to the most vital roads in Gurugram. Some of the major property portals emphasize that the sector is located only 3 km away from the Dwarka Expressway and Pataudi Road, whereas NH-48 lies about 7 km away, enabling access to Delhi, core areas of Gurugram, and Manesar area.
This is important since most buyers who invest in new Gurgaon look out for location criteria such as ease of access to arterial roads, convenience of handling basic tasks like shopping and accessing hospitals without any need for diversion from the main route, and also assess the scope of further development in the area. Here, this sector scores high. This is because the sector has a noticeable residential population base, developing retail activity, accessible healthcare facility, and is strategically located within a larger development corridor with connections to Kherki Daula, Pataudi Road, and adjoining residential sectors.
Another factor that makes the area unique is the market perception of the area. In all of the top-ranked real estate websites, this sector is always portrayed as an upcoming residential sector, a micro-market of New Gurgaon, and an area with great infrastructure development prospects in the future.
Key Nearby Connections
Dwarka Expressway – approximately 3 km
Pataudi Road – approximately 3 km
NH-48 (Delhi–Jaipur Expressway) – approximately 7 km
Gurgaon Railway Station – approximately 15 km
IGI Airport – approximately 30 km
Sapphire 90 Mall – located within this sector / landmark address in the locality
Connectivity and Commuting Advantage
In terms of commute, one of the main advantages of this sector is its connectivity via roads. The locality has several important road links such as the Dwarka Expressway, Pataudi Road, and NH-48, defining the ease with which locals are able to access Delhi, IGI Airport, the core of Gurugram, and the Manesar area. Localities' pages on this area emphasize road links to Dwarka Expressway and Pataudi Road at 3 km and NH-48 at 7 km distance from the locality, making it convenient for people who have to commute to work by road every day.
By contrast, public transport connectivity in the area at present is rather poor. The standard reference for locality suggests that the next rapid metro connection is at Sectors 55/56 which is 18 km from the area, implying that most locals commute by private transport. Nevertheless, planning of a new metro corridor from Sector 56 to Pachgaon is underway. According to recent reports, DPR for the project will be submitted soon, and the proposed corridor is likely to have metro stops servicing the New Gurgaon area.
For long-term investors, this presents an evened-out scenario. While this location already has a good network of roads, it will benefit further from metro expansion and road development within the adjoining sectors if executed as expected. It should also be mentioned that there have been reports about work being done to fill a gap in the road network between NH-8 and Pataudi Road.
Connectivity Snapshot
Social Infrastructure and Everyday Livability
An area can be called livable when one can deal with all his basic requirements without the need to refer to distant sections of the town. From this perspective, this area has grown out of its initial status of an emerging residential area. It now boasts of a number of facilities like hospitals, schools, shopping centers, and other amenities that make living there convenient. Property and locality details about this place always feature mention of the nearness of schools, health centers, and shopping spots.
Nearby Education Hubs
Regarding educational facilities, Sector 90 enjoys the presence of a combination of schools in and out of the sector. For preschool facilities, there is Gurukul Preschool located at DLF Regal Gardens, this sector. Other larger schools like Bharat Ram Global School in Sector 86 and Yaduvanshi Shiksha Niketan in Sector 92 complement the sector’s family-friendly environment. It becomes easier for residents who would like to benefit from both preschool and schooling infrastructures within the sector.
Nearby Healthcare Facilities
Healthcare stands out as one of the more developed areas here. The Aarvy Healthcare facility is situated right in this sector, whereas Eye-Q Hospital functions in this area as well, providing people easy access to basic healthcare services and eye care in particular. Moreover, the nearby area includes such institutions as the SilverStreak Multispeciality Hospital in Sector 87, as well as the Miracles Apollo Cradle/Spectra of Sector 82.
Nearby Daily Amenities, Malls and Shopping Complexes
Sapphire 90 Mall is a very nearby lifestyle hub for all kinds of shopping, eating out, and leisure purposes due to its presence within the vicinity of this location. Additionally, IRIS Broadway in sectors 85-86 and Vatika Town Square in sector 82A add variety to the food, grocery, leisure, and shopping options available to people from New Gurgaon areas.
Note: Distances are approximate and can vary slightly by the exact residential society or entry gate within this sector.
Real Estate Profile
The real estate nature of Sector 90 is diverse enough to cater to several categories of buyers. Rather than sticking to only one type of accommodation, this area features different types of existing residential complexes, premium launches, and economic housing complexes. This is one of the major factors that ensure that this location retains its popularity with end-users who seek to invest in gated communities and buyers who are keeping tabs on the residential belt of New Gurgaon. Large localities are bound to feature housing projects like Shree Flora, SS Camasa, DLF New Town Heights 1, DLF Regal Gardens, and MRG Primark.
The uniqueness of the inventory lies in the diversity of the property type and not necessarily the quantity. The inventory in this place consists of ready to move residential societies, spacious family apartments, and even affordable housing projects located in the same vicinity. These qualities render this location marketable by virtue of being relevant to different buyer categories, ranging from people looking to buy larger houses than what they currently have, budget buyers, and buyers who seek a residential locality with some community formation.
The inventory trend further confirms the dominance of apartments in the locality, where multi-storey residential complexes are the most common built forms.
Nearby Residential Projects
Nearby Commercial Projects
Note: Distances are approximate and may vary slightly depending on the exact tower, society gate, or internal road access point within this sector.
Nearby projects, sectors and anchors
The location has an added benefit of being located in close proximity to other well-connected sectors, viz., 85, 86, 89, 91, and 92, and at the same time, it has a natural connectivity with the entire New Gurgaon-Kherki Daula-Manesar
Things buyers should consider before making a decision
A credible locality guide should not be read like a brochure. There are many benefits that this area offers, but there are also many practical concerns that genuine buyers need to consider. There has been a report about recent road conditions in areas around Pataudi Road and the sectors 81-90 zone, where commuters have been struggling due to incomplete projects, poorly maintained roads, drainage systems, and traffic congestion.
It is also evident that the infrastructure around the area needs more time to catch up. GMDA's website had an April 2026 tender for a flyover project at the sectors 85-86 and 89-90 intersection, showing that there will continue to be interventions on the infrastructure in this part of the city. While this is promising for future traffic flow, it also indicates that the area is still developing.
The environmental aspect around the sector also needs consideration. According to a report in late 2025, dust pollution and bad road conditions were reported in some of the stretches surrounding sectors 89 and 90. Although this location offers planning benefits and open-form development, residents might still experience construction-related hassles around the sectors 89-90 zone.
Who should consider Sector 90 Gurgaon?
The sector will appeal to consumers seeking an affordable New Gurgaon residential segment with good road connections, strong project base, improving socio-infrastructure, and more price flexibility than some of the premium central Gurugram sectors. The sector will have relevance for families looking for walled apartments, those looking to compare affordable housing options with mid-segment housing, and investors interested in developing newer routes rather than crowded ones.
The sector may not be ideal for consumers who are looking for easy access through the Metro, completed civic amenities, or denser social infrastructure typical of Gurugram sectors that have already matured. In essence, this is a sector with both potential and usability, but not one without trade-offs.
Practical checklist before buying here
It is important to visit the very project during its peak hours during weekdays as well as evenings since the quality of access may differ substantially depending on which entry point you use. It is necessary to check the actual exit point from the tower to Pataudi Road, Dwarka Expressway, and NH-48 as compared to just seeing it on a brochure map. Also, the current state of maintenance, electricity backup, water pressure, drainage, and the developer’s handing over should be confirmed.
Conclusion
Sector 90 Gurgaon comes across as a good prospect for residential development in the rapidly developing area of New Gurgaon Corridor. It is because of the many factors that make it a perfect balance of being an upcoming locality with the availability of essential elements of living. While being a modern gated community with improving connectivity through roads, easy access to social infrastructure facilities and closeness to other sectors and localities in the vicinity further add to its desirability. This makes the locality very appealing for both end-users and investors in the longer run unlike some other saturated areas.
The availability of schooling and medical facilities, commercial areas, and some already completed residential projects add value to living in the locality. Being close to Dwarka Expressway, Pataudi Road, and NH-48 also improves connectivity. With time, New Gurgaon will develop into a more vibrant locality and this area will emerge as an even more attractive and confident locality.
FAQs
Would Sector 90 be ideal for daily commutes?
Yes, since it has access to roads like Dwarka Expressway, Pataudi Road, and NH-48, all of which play an important role in commute efficiency.
Would this be a good residential area for families?
Yes, especially because the broader catchment area has good hospitals, schools, malls, and several gated communities.
Which kinds of properties are prevalent in the locality?
There are mostly apartments here, some of which are ready-to-move, and others that are yet to be completed.
Are there any popular property projects people compare while considering this locality? Yes, some popular projects that are mentioned time and again are DLF Regal Gardens, DLF New Town Heights 1, SS Camasa, Shree Flora, and Shree Green Court. Would this be a better place to live in rather than invest? Both will work, but investing here makes sense if one feels the infrastructure around New Gurgaon would only improve going ahead. Which are some points of caution? One needs to exercise caution when considering investing here because parts of the surrounding road and civic infrastructure are still evolving, and people should visit the site instead of judging just by its website listing.