L&T Aravista, Sector 86: what you should know before the launch buzz

Where it is: Sector 86, New Gurgaon

Sector 86 sits in New Gurgaon, the stretch of sectors that has grown up between NH-48 and the Dwarka Expressway over the last decade. Ten years ago, people called this area "far". Today it has schools, hospitals and shops, and plenty of families who've moved in and stayed.

What makes the Aravista site unusual is how it's bounded. It's open on all four sides. Two sides face wide 84-metre sector roads, one faces a 24-metre road and the last a 9-metre road. And no revenue road runs through the middle of it. That may sound like a small detail, but it matters. It means the site works as one whole, with no public road cutting the greens in half and no traffic passing between your tower and the clubhouse.

Here's roughly how far things are, going by the distances on our project page:

• Euro International School: about 3.7 km
• Delhi Public School, Sector 84: about 4.1 km
• NH-48 at Kherki Daula: about 6.5 km
• IMT Manesar: about 7 km
• Southern Peripheral Road: about 14 km
• Medanta The Medicity: about 18 km
• DLF Cyber City: about 26 km
• IGI Airport T3: about 35 km

So let's be realistic. If you work in Cyber City, this is a commute, not a hop. But if your work is in Manesar, along NH-48 or near the Dwarka Expressway, or if your kids' school matters more than your office, Sector 86 starts to make a lot of sense. And as more of the sector road network gets finished, the area only gets easier to live in.

The big picture: 20 acres, mostly green

The full Aravista plan covers about 20 acres. On it, L&T Realty plans 7 towers, each rising to G+37 floors, with roughly 900 homes in all.

Nine hundred homes may sound like a lot. But look at how the land is used and the picture changes. More than 80% of the site is meant to stay open. That includes around 10 acres of central greens and a 5-acre water body. Parking goes underground, across three basement levels, so the surface is kept for people rather than cars.

Why does that matter to you? Because in Gurgaon, open space is the one thing money can't add later. You can renovate a kitchen. You can't add a lawn once the towers are up. A site that keeps most of its land open usually feels calmer, cooler and more like a neighbourhood than a block of apartments.

The design team is a big part of the story too:

• Hafeez Contractor is the design architect. If you've lived in Mumbai or Gurgaon, you've almost certainly walked past one of his buildings.
• Bobby Mukherji is designing the interiors. He's known for luxury hospitality spaces, which tells you the feel L&T is going for.
• WATG, the global firm behind many resort landscapes, is handling the greens and the water body.

Around all of this, residents will share roughly 1.25 lakh sq ft of club and amenity space. Think pool and deck, a clubhouse lounge, spa and salon, gym, tennis, badminton and squash courts, a jogging and cycling track, a kids' play zone and a café. You can see the full amenity list on the L&T Aravista project page.

Phase 1: the homes, as filed with RERA

Aravista is being built in phases, and Phase 1 is the one everyone's talking about. It covers three towers: two of 3 BHK homes and one of 4 BHK homes. Each tower offers two collections, the Majesta and the slightly larger Luxuria.

A couple of design choices stand out. Only four homes share each core, served by seven lifts. In plain terms, that means fewer neighbours on your landing and almost no waiting for a lift at 8:45 on a Monday morning. Every home is also planned with a generous 10-foot deck, plus extra space for storage and utility, which anyone who's tried to fit a washing machine and a year's luggage into a modern flat will appreciate.

Now for the paperwork. The Phase 1 application filed with HRERA Gurugram gives the clearest picture so far:

One thing worth explaining, because it confuses a lot of buyers. You'll see Phase 1 homes described at around 2,500 to 4,000 sq ft. The RERA filing lists carpet areas of roughly 1,400 to 2,300 sq ft. Both can be right. The bigger number is usually the saleable or super area, which includes a share of walls, lobbies and common spaces. Carpet area is the space inside your home that you can actually lay a carpet on. When you compare projects, always compare carpet area with carpet area. It's the only fair comparison.

The filing also shows a handful of smaller units of around 1,114 to 1,118 sq ft carpet, just six in all. We'll find out what these are once the full plans are shared.

You can read the complete filing, including the unit-wise breakdown, on our RERA page for Aravista Phase 1.

Who's building it

The brand on the hoarding is L&T Realty, the real estate arm of Larsen & Toubro. On the RERA paperwork, the promoter is International Green Scapes Ltd, which is listed as an L&T Realty group company. That's quite normal in Indian real estate. Big groups often develop each project through a separate company that owns the land. It's worth knowing, though, because the promoter named on RERA is the company your agreement will be with.

Why does the L&T name carry so much weight with buyers? Mostly because of its engineering reputation. A group that builds metro systems and bridges is expected to take structure, quality and timelines seriously. That's a fair expectation, and it's a big reason Aravista has drawn so much attention.

Still, a strong brand is a reason to look closely, not a reason to skip the checks. The good news is that the checks here are simple, and we'll go through them next.

RERA status, timelines and who Aravista suits

Let's be very clear about where things stand. Aravista Phase 1 applied for RERA registration on 19 October 2026, under project ID RERA-GRG-2365-2026. When we last checked, HRERA Gurugram showed the application as "physical docs received". It has not been registered yet.

That matters more than anything else in this post. Under the RERA Act, a project can't be advertised, marketed or sold until it's registered. So if anyone asks you for a booking amount, an EOI cheque or a "priority" payment before the registration number is issued, take a step back. Wait for the certificate, then decide. A few weeks of patience costs you nothing. Paying early, without RERA protection, can cost you a lot.

Now, the timeline. The filed dates are construction from January 2027 and completion by 31 December 2032. That's about six years out. If you need a home soon, Aravista isn't the right fit, and that's fine. If you're planning ahead, it's worth watching.

So who is it really for?

• Families planning their next big move. Large homes, a gated green campus and good schools nearby make a strong case.
• People who work around Manesar, NH-48 or the Dwarka Expressway. The location works far better for you than for a daily Cyber City commuter.
• Buyers who value space and quiet over a central address. With 80% open land and four homes per core, the whole plan leans towards calm.

And here's what we'd check, in this order, once registration comes through:

1. The RERA certificate itself, on haryanarera.gov.in, matching the project name and promoter.
2. The carpet area of the exact unit you like, not just the saleable area.
3. The full cost sheet, including PLC, parking, club, EDC/IDC, GST and stamp duty.
4. The payment plan, and how it's linked to construction stages.
5. The possession date in your agreement, and what compensation it promises for delays.

Our take

Aravista has a lot going for it. A respected engineering group making its Gurugram debut. A 20-acre site that keeps most of its land green. A design team with real pedigree. And homes planned with the small comforts, like private-feeling floors and proper storage, that you only notice once you've lived without them.

But it's early. The RERA number isn't out, the final cost sheet isn't public and possession is several years away. The smartest move right now isn't to rush. It's to get informed, shortlist the unit type that suits your family and be ready to act calmly once registration is granted.

That's exactly where we come in. We'll keep tracking the RERA application, share verified floor plans and the cost sheet as soon as they're official, and help you compare Aravista fairly against other New Gurgaon options. No pressure, no brokerage from your side.

You can follow every update on the L&T Aravista Sector 86 Gurgaon page, or simply drop us a message on WhatsApp at +91 99535 37030. We'll let you know the moment there's news worth acting on.