Prestige Group — the developer whose first NCR project clocked ₹9,500 crore in pre-sales within one year — is launching two projects in Delhi-NCR this fiscal. Combined GDV: ₹6,800 crore. Combined area: 8 million sq ft. One project each in Gurgaon and Noida. The Gurgaon project is confirmed in Sector 92, Dwarka Expressway — 17.2 acres, JDA with Sare Gurugram Pvt Ltd, GDV ₹4,200 crore, ~₹13,000 psf indicative pricing. The Noida project is in Sector 109. Prestige enters Gurgaon with a ₹30,024 crore sales machine behind it, zero delivery failures in its national portfolio, and a track record that makes the NCR market pay attention. What both projects mean for buyers on Dwarka Expressway, how Prestige pricing compares to active launches, and whether Sector 92 and Sector 109 are the right corridors for your next investment — all here.
Written by
Himanshu Bamola
Founder & Principal Analyst, SuperLuxeRE · 16+ years in ultra-luxury real estate strategy
Himanshu advises HNIs, NRIs, and family offices on India's most complex luxury real estate decisions — from Golf Course Road to Worli. His market analysis is trusted by buyers across Singapore, Dubai, London, and the US.
Why Prestige Entering Gurgaon Is a Signal — Not Just a Launch
The NCR Track Record That Earns This Attention
In April 2025, Prestige Group launched its first-ever Delhi-NCR project — Prestige City Indirapuram. In the first twelve months, it clocked ₹9,500 crore in pre-sales. That is not a strong launch. That is one of the fastest pre-sales accumulations in Indian residential history for a single project.
On the back of that, Prestige Estates Chairman Irfan Razack confirmed on June 21, 2026: "We are quite bullish on the Delhi-NCR market. We did sales bookings of around ₹10,000 crore in the NCR market during the last fiscal." Two new projects are now confirmed for this fiscal — Prestige Sector 92 Gurgaon on the Dwarka Expressway, and a second Gurgaon project in Sector 109 on Dwarka Expressway.
In FY 2025-26, Prestige Estates recorded total sales bookings of ₹30,024 crore — up 76% year on year. Net profit jumped more than two-fold to ₹1,195.5 crore. This is not a developer stretching into a new market on hope. This is a ₹30,000 crore machine deploying capital where the data tells it to.
What Makes This Different From Other Bangalore-to-NCR Expansions
- Prestige has 313 delivered projects spanning 206 million sq ft — India's most diverse delivery portfolio across residential, commercial, retail, and hospitality. Zero significant delivery failures on record.
- JDA structure with local landowners — Prestige does not overpay for land. The Sector 92 JDA with Sare Gurugram (Eka-KGK-Dhoot) keeps land cost off the balance sheet, improving project economics and delivery risk profile
- HDFC Capital institutional backing — Prestige has established relationships with institutional equity partners in NCR, reducing mid-project funding risk
- Prestige City Indirapuram validates NCR execution — they have already built an NCR project management and sales team. Sector 92 and Sector 109 are not greenfield operations — they are Scale Phase Two
Prestige Sector 92 Gurgaon — Everything Confirmed
What Is Prestige Sector 92 Dwarka Expressway — Price, Size, RERA Status, and Launch Timeline?
| Project name | Prestige Sector 92 Gurgaon (formal name TBC at launch) |
| Location | Sector 92, Gurugram · near Dwarka Expressway |
| Land area | 17.212 acres |
| Structure | Joint Development Agreement · with Sare Gurugram Pvt Ltd (Eka-KGK-Dhoot) · signed April 1, 2026 |
| GDV | ₹4,200 crore |
| Saleable area | ~3 million sq ft |
| Configurations | 2 BHK · 3 BHK · 4 BHK apartments |
| Indicative PSF | ~₹13,000 psf (EOI-stage estimate · subject to change) |
| RERA status | Not yet filed · Expected FY 2026-27 |
| Launch timeline | FY 2026-27 · subject to RERA and government approvals |
Prestige Sector 92 Price — Configuration-Wise Indicative Breakdown
| Config | Size Range | Indicative Price | Note |
|---|---|---|---|
| 2 BHK | 1,100–1,300 sq ft | ₹1.43–1.69 Cr | Entry configuration |
| 3 BHK | 1,500–1,800 sq ft | ₹1.95–2.34 Cr | Primary configuration |
| 4 BHK | 2,000+ sq ft | ₹2.60 Cr+ | Premium floors |
All pricing is pre-RERA indicative estimate based on ~₹13,000 psf × size range. Official launch pricing will be confirmed at RERA filing — may differ based on floor, view, and configuration. Do not commit capital beyond a refundable EOI until RERA is confirmed at hrera.gov.in.
Sector 92 Location — What the Address Delivers
- Dwarka Expressway: ~5 minutes · direct to Delhi (Shiv Murti / Mahipalpur) and IGI Airport (~20 min)
- NH-48 (Delhi-Gurugram Expressway): accessible via Kherki Daula or Palam Vihar link roads
- Cyber City / Cyber Hub: 25–30 min · relevant for tech sector buyer base
- Social infrastructure: schools (GD Goenka, DPS Dwarka), hospitals (Medanta 20 min), malls (Ambience 20 min)
- Current market: Sector 92 trades at ₹10,000–12,000 psf for completed projects · Prestige's entry at ₹13,000 psf represents a 8–30% brand premium over existing stock
Prestige Sector 109 Gurgaon — The Second Dwarka Expressway Project
What Is Confirmed About Prestige Sector 109 Gurgaon — and Why Does Sector 109 on Dwarka Expressway Deserve Attention?
Prestige Sector 109 Gurgaon is the second of the two confirmed Gurgaon launches this fiscal. Combined with Prestige Sector 92, both projects sit on the Dwarka Expressway corridor — making Prestige's entire Gurgaon debut a calculated bet on India's fastest-appreciating expressway corridor outside of Golf Course Extension Road.
What Is Known About Prestige Sector 109 Dwarka Expressway
| Location | Sector 109, Gurugram · Dwarka Expressway |
| Developer | Prestige Estates Projects Ltd |
| Combined NCR GDV (both projects) | ₹6,800 crore (Sector 92 + Sector 109) |
| Combined area (both projects) | ~8 million sq ft total |
| RERA status | Not yet filed |
| Launch timeline | FY 2026-27 · subject to approvals |
Superluxere Note: Prestige Sector 109 Gurgaon is confirmed by the developer as the second of two NCR launches this fiscal. Detailed specs — exact land area, configurations, PSF, and JDA structure — have not been publicly released at time of publication. We will update this page the moment official details are confirmed. Register on WhatsApp to be notified instantly.
Why Sector 109 on Dwarka Expressway Is a Credible Address
Sector 109 sits in the established mid-belt of Dwarka Expressway — a mature residential zone with completed social infrastructure, unlike the speculative Delhi-border sectors. Existing projects here — Sobha International City, Raheja Atharva, ATS Tourmaline — have delivered and occupied. The sector has a proven absorption history.
Sector 109 Location Advantages
- Dwarka Expressway: Direct access · 20–25 min to IGI Airport · 25 min to Connaught Place
- Established social fabric: Schools, hospitals, retail within the sector — unlike greenfield outer sectors
- Current market PSF: ₹11,000–15,000 psf for completed projects depending on specification
- Prestige brand premium: Expected to command 15–25% above existing non-branded inventory in the sector
- Supply context: Sector 109 carries higher under-construction inventory than border sectors — absorption pace needs monitoring post-launch
Dwarka Expressway 2026 — The Infrastructure Case Prestige Is Betting On
Is Dwarka Expressway Still a Growth Corridor in 2026 — or Has the Infrastructure Story Already Been Priced In?
The 29-km Dwarka Expressway connecting Mahipalpur, Delhi to Kherki Daula, Gurugram is now fully operational — the Haryana stretch inaugurated March 2024, the Delhi stretch (~10.1 km) inaugurated August 17, 2025. This is no longer a "promise corridor." It is a live infrastructure asset.
| Infrastructure | Status | Impact on Sec 92 & 109 |
|---|---|---|
| Dwarka Expressway (full 29 km) | Operational · Aug 2025 | IGI Airport 20 min · Delhi 25 min |
| AI Traffic Management System | Planned · 2026–27 | Real-time traffic optimisation |
| Service roads (15.3 km) | Under execution · 2026 | Inter-sector connectivity · Sec 81–115 |
| Metro extension (Bijwasan link) | Planned | Mass transit to Delhi + airport |
| Drainage system (Sectors 112–115) | Approved · ₹32.8 Cr · target May 2026 | Solves waterlogging in outer sectors |
What Prestige's Entry Does to Dwarka Expressway Pricing
When a tier-1 pan-India developer enters a corridor, two things happen to pricing in the 6–12 months following the announcement:
- Existing projects in adjacent sectors re-price upward — 5–12% within 3–6 months of a branded developer's land announcement. Oberoi's Sector 58 acquisition did exactly this to GCER in 2023.
- The corridor gets validation capital — institutional investors and NRIs who were watching now enter, accelerating absorption of existing inventory at higher prices
- Prestige's own pricing sets a new floor — at ₹13,000 psf in Sector 92, everything below ₹13,000 psf on the same corridor gets repriced as "below a Prestige product" — which either triggers upgrades or defends pricing at existing projects
Investment Case — Prestige Sector 92 vs Prestige Sector 109 vs Established Dwarka Expressway
Between Prestige Sector 92 Dwarka Expressway, Prestige Sector 109 Gurgaon, and Existing Projects — Which Is the Right Buy for a ₹2–5 Crore Budget?
| Metric | Prestige Sec 92 | Prestige Sec 109 | Existing Sec 109 (resale) |
|---|---|---|---|
| Entry PSF | ~₹13,000 | TBC at launch | ₹11,000–15,000 |
| Status | Pre-RERA | Pre-RERA | Ready · RERA registered |
| Possession | ~2029–30 | ~2029–30 | Immediate |
| Rental yield (post-possession) | 3.5–4.5% | 3.5–4.5% | 3.0–4.0% now |
| 5-yr appreciation (est.) | 50–80% | 40–65% | 20–35% |
| Best for | Capital gain · 4–6 yr hold | Capital gain · end-use | Immediate rental + end-use |
All appreciation projections are estimates. Actual returns depend on construction progress, market conditions, and absorption pace. Prestige Sector 109 pricing TBC at launch — comparison uses sector-level estimates.
Who Should Be Looking at Prestige Sector 92 and Prestige Sector 109 Gurgaon
First-Time Homebuyer in Gurgaon · Budget ₹1.5–2.5 Cr
A 2 BHK at Prestige Sector 92 at ~₹1.43–1.69 crore is one of the most rational first-home purchases available from a tier-1 developer on Dwarka Expressway. The Prestige brand adds resale liquidity that smaller developers on the same corridor cannot provide. 70–80% home loan available from major banks post-RERA.
Upgrader from Smaller Flat · Dwarka or Outer Delhi
Prestige Sector 109 Gurgaon on Dwarka Expressway is 20–25 minutes from Dwarka — the same commute time as many internal Dwarka moves, but at a significantly higher quality of life and building spec. For Dwarka residents upgrading to Gurgaon, Sector 109 is the natural landing zone: same corridor, better product.
NRI Investor · ₹2–3 Crore Ticket Size
Prestige's delivery record and institutional backing makes this the most NRI-suitable Dwarka Expressway launch since Sobha Dream Towers. The brand provides the resale liquidity guarantee that NRIs need when they cannot monitor construction personally. Home loan available through NRE/NRO. Purchase completable via apostilled POA.
Capital Appreciation Investor · 4–6 Year Hold
Pre-RERA entry at ₹13,000 psf at Prestige Sector 92, with possession expected 2029–30, on a fully operational expressway corridor. If Prestige City Indirapuram's trajectory repeats even partially on Dwarka Expressway — which has better infrastructure today than Indirapuram had in 2025 — the appreciation case is compelling.
What Are the Real Risks at Prestige Sector 92 and Sector 109 — Before You Register Your EOI?
- RERA not yet filed for either project: Both Prestige Sector 92 Dwarka Expressway and Prestige Sector 109 Gurgaon are pre-RERA. Do not pay beyond a refundable EOI until the HRERA registration number is confirmed at hrera.gov.in
- Government approvals dependency: Razack specifically said launch pipeline execution depends on government approvals — RERA, environmental clearances, and building plan sanctions can delay timelines by 6–18 months
- Sector 109 supply density: The 102–109 belt carries higher cumulative under-construction inventory than border sectors. New supply from Prestige adds to absorption requirements — check HRERA inventory data before booking
- First Gurgaon projects for Prestige: Unlike Indirapuram (Noida), Prestige has no Gurugram delivery precedent. The JDA structure with Sare Gurugram introduces a landowner partner whose historical execution needs due diligence
- Pricing clarity pending: ₹13,000 psf for Sector 92 is indicative. Official RERA pricing could differ — upward revisions are common between EOI stage and formal launch on high-demand projects
Register for Prestige Sector 92 & Sector 109 Gurgaon — Priority EOI
Superluxere has direct access to the Prestige Group NCR sales team. Register now for priority EOI allocation, first access to floor plans and pricing at RERA filing, and Superluxere's independent analysis of both launches before you pay a rupee. We monitor RERA filings for both projects daily and will notify registered buyers the moment either number is live.
NRI buyers: full FEMA, home loan, and repatriation guidance provided. EOI registration is remote.
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