Orris Carnation Residency Sector 85 Gurgaon — price, floor plans & resale guide (2026)
A verified 2026 guide to Orris Carnation Residency in Sector 85, New Gurgaon — current resale PSF band, 2/3/4 BHK configurations and sizes, Dwarka Expressway and Pataudi Road connectivity, maintenance costs, HRERA checks and how Carnation Residency fits the broader Sector 85 Gurgaon story. Advised by Optimal Realty since 1996.
Orris Carnation Residency in Sector 85, New Gurgaon resells at Rs 8,500 to Rs 11,000+ per sq ft in 2026 — roughly Rs 1.2 to 1.7 Cr for a 2 BHK (1,375 to 1,575 sq ft), Rs 1.5 to 2.4 Cr for a 3 BHK (1,775 to 2,195 sq ft) and Rs 2.5 to 3.5 Cr for a 4 BHK (2,900 to 3,200 sq ft). Delivered, HARERA-verifiable, with direct NPR frontage, Dwarka Expressway access 3 to 4 km away and IGI Airport in a 30 to 40 minute non-peak drive.
How much does an apartment at Orris Carnation Residency cost in 2026?
A 2 BHK at Orris Carnation Residency trades at Rs 1.2 to 1.7 Cr, a 3 BHK at Rs 1.5 to 2.4 Cr and a 4 BHK at Rs 2.5 to 3.5 Cr on resale in 2026, with per-sq-ft rates in the Rs 8,500 to Rs 11,000+ band. Fitted, park-facing or higher-floor units pull toward the top of the band, while lower-floor and un-renovated units anchor the floor. The spread is one of the widest in Sector 85 because interior quality varies sharply between original-owner and refreshed resale units.
| Configuration | Super built-up | Total price band | Per sq ft |
|---|---|---|---|
| 2 BHK | 1,375 to 1,575 sq ft | Rs 1.2 to 1.7 Cr | Rs 8,500 to 10,500 |
| 3 BHK | 1,775 to 2,195 sq ft | Rs 1.5 to 2.4 Cr | Rs 8,500 to 11,000 |
| 3 BHK + servant | 2,100 to 2,195 sq ft | Rs 1.8 to 2.4 Cr | Rs 8,500 to 11,000 |
| 4 BHK | 2,900 to 3,200 sq ft | Rs 2.5 to 3.5 Cr | Rs 8,500 to 11,000 |
Rate band: resale transaction data aggregated across 99acres, MagicBricks and off-market deals handled by Optimal Realty on the Sector 85 and Dwarka Expressway corridor during 2026. Verify every transaction on the Haryana Jamabandi portal before signing a token.
How has the price at Orris Carnation Residency moved since launch?
Carnation Residency launched at Rs 4,000 to 4,500 per sq ft in 2010 to 2011 and has roughly doubled on current resale prints. Most of that appreciation sits in two waves — the 2016 to 2018 possession handover (when ready-to-move premiums re-rated the project) and the 2022 to 2024 Dwarka Expressway infrastructure handover (which repriced the whole New Gurgaon belt). The 2026 band of Rs 8,500 to Rs 11,000+ psf captures where current prints sit, with fitted units leading.
| Year | Price band (per sq ft) | Market context |
|---|---|---|
| 2010 to 2011 (launch) | Rs 4,000 to 4,500 per sq ft | Pre-launch and launch phase in Sector 85 New Gurgaon |
| 2014 to 2015 | Rs 5,500 to 6,500 per sq ft | Mid-construction appreciation across New Gurgaon |
| 2016 to 2018 (possession) | Rs 6,000 to 7,500 per sq ft | Phased possession handover; first resale wave begins |
| 2020 to 2021 | Rs 6,500 to 8,000 per sq ft | Post-COVID stabilisation + Dwarka Expressway progress |
| 2022 to 2024 | Rs 7,500 to 9,500 per sq ft | Dwarka Expressway opening + NPR arterial pull |
| 2026 (current) | Rs 8,500 to 11,000+ per sq ft | Fitted, park-facing and higher-floor units at premium |
Who built Orris Carnation Residency and what is the developer track record?
Orris Carnation Residency is developed by Orris Infrastructure Pvt Ltd, a Gurgaon-based real estate developer active in the New Gurgaon and Sector 85 to 95 belt since the early 2010s. Orris has delivered a mix of mid-luxury residential, plotted development and commercial projects on the Dwarka Expressway and Pataudi Road corridors. Carnation Residency itself was launched in 2010 to 2011 and handed over in a phased delivery between 2016 and 2018.
- Project type: delivered mid-luxury group housing on NPR, Sector 85
- Approximate land parcel: 25 to 30 acres with roughly 70 percent landscaped open area
- Towers: approximately 17 to 18 towers, mostly 14 to 20 floors
- Delivery format: semi-fitted with modular kitchen, standard tile finish
- HARERA registration: verify tower-specific registration on haryanarera.gov.in
- Possession: phased handover 2016 to 2018, OC issued for delivered phases
What floor plans and configurations are available at Orris Carnation Residency?
Orris Carnation Residency offers three headline formats. The 2 BHK spans 1,375 to 1,575 sq ft super built-up, with two en-suite bedrooms, a utility balcony and open-plan living / dining. The 3 BHK runs 1,775 to 2,195 sq ft with an optional servant room on the larger stacks. The 4 BHK runs 2,900 to 3,200 sq ft with four en-suite bedrooms, a dedicated servant room, utility and two parking bays. Carpet-to-super-built-up ratio is approximately 60 to 65 percent.
- 2 BHK: 1,375 and 1,575 sq ft super built-up - 2 en-suite + utility
- 3 BHK: 1,775, 1,975 and 2,195 sq ft - 3 en-suite + utility (+ optional servant on larger stacks)
- 4 BHK: 2,900 to 3,200 sq ft - 4 en-suite + servant quarters + utility
- Floors per tower: 14 to 20 (varies by tower)
- Apartments per floor: 4 on the standard stacks, 2 on the premium corners
- Covered parking: 1 bay (2 BHK), 1 to 2 bays (3 BHK), 2 bays (4 BHK)
- Delivery format: semi-fitted - modular kitchen, VRF ready, tiled flooring in living
What amenities does Orris Carnation Residency include?
Orris Carnation Residency delivers the standard mid-luxury New Gurgaon amenity set — a central clubhouse with lounge and multipurpose hall, a temperature-controlled swimming pool with a dedicated kids pool, a fully equipped gym, landscaped central greens with a jogging track, three-tier security with CCTV and visitor management, 24x7 power backup and covered parking. The complex is anchored around a central green with towers set back to maintain privacy and light.
- Clubhouse with lounge, business centre and multipurpose hall
- Temperature-controlled swimming pool with kids pool
- Fully equipped gymnasium
- Landscaped central greens and jogging track
- Dedicated children's play area
- Three-tier security with CCTV and visitor management
- Covered parking with 1 to 2 bays per unit
- 24x7 power backup for common areas and apartments
- Rainwater harvesting and sewage treatment plant
- Convenience shopping within the complex
- Yoga and meditation deck
- Indoor games lounge (TT, carrom, chess)
How well connected is Orris Carnation Residency to the Dwarka Expressway and Pataudi Road?
Orris Carnation Residency sits with direct NPR (Northern Peripheral Road) frontage, which makes the Dwarka Expressway interchange a 3 to 4 km drive, Pataudi Road 6 km, and NH-48 (Delhi-Jaipur Expressway) 7 to 8 km. Since the Dwarka Expressway opened fully, IGI Airport Delhi sits in the 30 to 40 minute non-peak band, versus 55 to 70 minutes previously via NH-48. Cyber Hub via SPR runs 35 to 50 minutes depending on time of day. Rapid Metro has not been extended to Sector 85 yet, so the project is private-car reliant.
| Destination | Distance / drive time |
|---|---|
| Dwarka Expressway interchange | Approximately 3 to 4 km |
| Northern Peripheral Road (NPR) frontage | Direct access |
| Pataudi Road | Approximately 6 km |
| NH-48 (Delhi-Jaipur Expressway) | Approximately 7 to 8 km |
| Hero Honda Chowk | Approximately 10 km |
| IMT Manesar / industrial belt | Approximately 10 km |
| Cyber Hub / DLF Cyber City | Approximately 18 to 22 km (35 to 50 min) |
| IGI Airport, Delhi (via Dwarka Expressway) | Approximately 30 to 40 minutes non-peak |
| The Shri Ram School, Aravali | Approximately 20 km |
| Medanta Hospital, Sector 38 | Approximately 15 km |
See the full Dwarka Expressway luxury apartments corridor view and the Sector 85 Gurgaon sector guide for the broader New Gurgaon context.
What should I verify before buying a resale at Orris Carnation Residency?
Carnation Residency is a delivered, OC-issued project across its original phases, so most resale purchases are straightforward title-check transactions. The one place buyers get caught is on tower-specific HARERA status for later-sold inventory and the maintenance NOC from the RWA. Run the checklist below before any token payment, and request the OC and completion certificate copies for the specific tower.
- Verify current HARERA Gurugram status for the specific tower / unit on haryanarera.gov.in
- Request the OC and completion certificate copies for the delivered phase
- Confirm the chain of allotment: Orris Infrastructure -> original allottee -> current seller
- Request the sanctioned building plan and structural stability certificate
- Check the Orris Carnation RWA maintenance NOC (zero dues)
- Verify current ownership and encumbrance on the Haryana Jamabandi portal (jamabandi.nic.in)
- Confirm property tax status with MCG and get the latest tax receipt
- Match the floor plan on sale deed to physical inspection; walk the apartment with an architect
- Verify parking allotment number against the apartment and check the common-area usage
See the full HARERA verification guide, the Gurgaon stamp duty guide and the title-chain checklist for the full compliance pack.
Is Orris Carnation Residency a good buy in 2026 — and who is buying?
The buyer profile at Orris Carnation Residency skews end-user mid-luxury: senior managers and directors at NCR-headquartered IT and corporate firms, NRIs looking for a delivered Gurgaon address under a Rs 2.5 Cr budget on 3 BHK, and local upgrade buyers trading up from older Sector 55 to 57 apartments. Investor interest sits on the rental yield (2.5 to 3.5 percent gross) and the Dwarka Expressway infrastructure revaluation leg that is still playing out. At the current entry PSF, the project trades at a 30 to 45 percent discount to similar-size apartments on Golf Course Extension Road.
| Investment metric | Current reading |
|---|---|
| Entry PSF band (2026) | Rs 8,500 to 11,000 per sq ft |
| Discount vs Golf Course Extension Road | 30 to 45 percent |
| Rental yield (gross) | 2.5 to 3.5 percent (3 BHK) |
| Typical holding period | 7 to 12 years (end-user heavy) |
| Resale velocity | Moderate - 25 to 40 deals / year across the complex |
| Capital appreciation since 2016 | Approximately 1.4x to 1.7x |
| Dwarka Expressway infra lift | Positive catalyst, now trading in |
| Horizon call | 5 to 7 years for the next infrastructure revaluation leg |
Bull case
- Delivered, OC-issued and ready-to-move
- Dwarka Expressway opening cuts airport time to 30 to 40 min
- 2.5 to 3.5 percent gross rental yield - stronger than Golf Course Road
- 30 to 45 percent discount to Golf Course Extension Road
- Mid-luxury inventory under Rs 2.5 Cr on 3 BHK is scarce
- Infrastructure revaluation leg still playing out
Watch-outs
- Rapid Metro has not been extended - private-car reliant
- Interior condition varies sharply between original and refreshed units
- Resale velocity thinner than Sector 102 and Sector 104
- Social infrastructure still maturing versus established sectors
- Verify tower-specific HARERA on later-sold inventory
- Peak-hour Dwarka Expressway traffic can push airport time to 60+ min
Available Orris Carnation Residency inventory right now
A snapshot of currently available Orris Carnation Residency resale inventory from our desk. Most Sector 85 resale moves on word-of-mouth within the Carnation RWA and Orris post-sales community; the on-portal listings represent roughly a third of actual available stock. For the complete pipeline including configuration-specific availability, speak to an advisor.
Orris Carnation Residency resale moves almost entirely off-market through the Carnation RWA and Orris post-sales community. We quietly handle this off-market — share your brief and we will circulate a shortlist of current 2 BHK, 3 BHK and 4 BHK options within 24 hours, every unit title-verified and maintenance-NOC-cleared before you walk in.
Orris Carnation Residency Sector 85 · frequently asked
Orris Carnation Residency resells at Rs 8,500 to Rs 11,000 per sq ft in 2026 - about Rs 1.2 to 1.7 Cr for a 2 BHK (1,375 to 1,575 sq ft), Rs 1.5 to 2.4 Cr for a 3 BHK (1,775 to 2,195 sq ft), and Rs 2.5 to 3.5 Cr for a 4 BHK (2,900 to 3,200 sq ft). Fully furnished, higher-floor or park-facing units pull toward the top of the band, while lower-floor and un-renovated units anchor the floor.
Orris Carnation Residency sits in Sector 85, New Gurgaon, on the Northern Peripheral Road (NPR) corridor between NH-48 and the Dwarka Expressway (NH-248BB). The project is roughly 3 to 4 km from the Dwarka Expressway interchange, 6 km from Pataudi Road and about 30 to 40 minutes from IGI Airport Delhi via the Dwarka Expressway on a non-peak run. The PIN code is 122004.
Orris Carnation Residency is developed by Orris Infrastructure Pvt Ltd, a Gurgaon-based real estate developer active in the New Gurgaon and Sector 85 to 95 belt since the early 2010s. Orris has delivered several residential and commercial projects along the Dwarka Expressway and Pataudi Road corridors. Buyers should verify current project RERA/HARERA status and sanctioned building plan directly on haryanarera.gov.in before any token payment.
Carnation Residency offers 2 BHK apartments of approximately 1,375 to 1,575 sq ft, 3 BHK apartments of 1,775 to 2,195 sq ft and 4 BHK apartments of 2,900 to 3,200 sq ft. Larger units include a dedicated servant room, utility balcony and two parking bays. Most towers run 14 to 20 floors with 4 apartments per floor on the standard stacks.
Yes - Orris Carnation Residency is a delivered, ready-to-move project. Possession was handed over in a phased handover roughly between 2016 and 2018 for the original towers, with occupation certificates issued for the delivered phases. Buyers today purchase on resale, directly from original allottees or through the secondary market, with the apartment physically ready for move-in.
The original phases of Orris Carnation Residency were launched before HARERA was fully enforced and were later brought under the ongoing-project framework. Any current new-tower sales or re-launch inventory must carry a valid HARERA registration number. Buyers should always verify the specific tower and apartment number against the live HARERA Gurugram portal (haryanarera.gov.in) and request the OC copy for the delivered phases before signing a token.
Sector 85 sits in the heart of New Gurgaon with direct NPR frontage. The Dwarka Expressway interchange is roughly 3 to 4 km, Pataudi Road is 6 km, NH-48 (Delhi-Jaipur Expressway) is 7 to 8 km and IMT Manesar is around 10 km. The Dwarka Expressway opening has cut airport time to the 30 to 40 minute band on a non-peak run, versus 55 to 70 minutes previously via NH-48. Rapid Metro has not been extended here yet.
Monthly maintenance at Orris Carnation Residency runs approximately Rs 3.00 to Rs 4.50 per sq ft in 2026 - roughly Rs 5,000 to Rs 7,500 per month for a 2 BHK, Rs 6,500 to Rs 10,000 for a 3 BHK and Rs 10,000 to Rs 14,000 for a 4 BHK. The charge covers common-area upkeep, 24x7 security, lift maintenance, clubhouse, pool and landscaped greens. Electricity, interior upkeep and parking are owner-borne.
For mid-luxury buyers who want a delivered New Gurgaon address at under Rs 11,000 per sq ft, Carnation Residency offers one of the lower entry points on the Dwarka Expressway corridor. The project trades at a 30 to 45 percent discount to similar-size apartments on Golf Course Extension Road and is pulled upward as Dwarka Expressway infrastructure stabilises. Rental yield is 2.5 to 3.5 percent gross - stronger than Golf Course Road - but transaction velocity on resale is thinner than in Sectors 95 to 102.
The buyer profile at Orris Carnation Residency skews toward end-user mid-luxury families: senior managers and directors at NCR-headquartered IT and corporate firms, NRIs looking for a delivered Gurgaon address at a sub-Rs 2.5 Cr entry on 3 BHK, and local upgrade buyers trading up from older Sector 55 to 57 and Palam Vihar apartments. The project also sees a steady base of long-tenure tenants from the Manesar and Udyog Vihar industrial belts.
Looking at Orris Carnation Residency 2 BHK, 3 BHK or 4 BHK resale?
Share your preferred configuration (2, 3 or 4 BHK), budget band and whether you want a ready-fitted or bare-finish unit. We will circulate a shortlist within 24 hours, every unit title-verified, OC-cleared and maintenance-NOC-checked before you walk in.