The number on the brochure is rarely the number that leaves your bank account. On a tentative ₹4.4 Cr base price, GST alone adds roughly ₹22 lakh, and stamp duty adds another ₹22 to ₹31 lakh depending on who signs the sale deed. That is before parking, club membership or power backup enter the picture. This is why the L&T Sector 86 Gurgaon cost sheet deserves more attention than the headline price.
L&T Realty's first NCR project is still in its pre-launch phase, and RERA registration was in progress as of September 2026. The final cost sheet will be issued at launch, but buyers can already understand every line it is likely to carry. For the full project overview, visit the L&T Sector 86 Gurgaon page.
What the L&T Sector 86 Gurgaon Cost Sheet Covers
A cost sheet is the line-by-line statement of everything you pay for one specific apartment. It starts with the base selling price, adds the developer's additional charges, then adds taxes and registration costs. Two buyers in the same tower can end up with different totals because floor, view and parking choices change individual lines.
The project is a 20-acre development of 7 towers rising to G+37 floors, with over 70% of the land kept as open and green space. Configurations are 3 BHK+Lounge, 4 BHK+Servant and 5 BHK Penthouses, and a 1.25 lakh sq ft clubhouse anchors the amenities. Each of these facts feeds a charge on the sheet.
Base Selling Price
The base selling price (BSP) is the per sq ft rate multiplied by the saleable area. Tentative pricing for the 3 BHK+Lounge starts at ₹4.4 Cr onwards, while 4 BHK and 5 BHK pricing is shared on request.
Two things move the BSP. The first is the rate, since early-bird pricing during the EOI pre-launch usually steps up after the formal launch. The second is the area basis, because a rate on saleable area and a rate on carpet area produce very different totals for the same apartment. For rate benchmarks, see the L&T Sector 86 Gurgaon price per sq ft page.
Additional Charges on the Cost Sheet
Developer-side charges are where sheets differ most between buyers.
| Charge | How it is usually applied | What makes it differ between buyers |
|---|---|---|
| Preferential Location Charges (PLC) | Per sq ft on top of BSP | Floor height, tower position, open-space facing |
| Club membership | One-time fee | Linked to the 1.25 lakh sq ft clubhouse |
| Car parking | Per bay, one-time | Number and type of bays allotted |
| Power backup | Per kVA of allocated load | Apartment size and sanctioned load |
| IFMS | Refundable one-time deposit | Per sq ft on saleable area |
| EDC and IDC | Per sq ft pass-through | Government-set rates passed on by the developer |
With over 70% open space and a clubhouse of this scale, PLC and club membership deserve the closest reading. A garden-facing apartment on a higher floor will carry a visibly different PLC from a lower floor facing the internal road.
Government Charges on Top
GST on an under-construction, non-affordable apartment is 5% without input tax credit, paid along with each instalment.
Stamp duty within Gurugram's municipal limits is 7% for men, 5% for women and 6% for joint ownership, calculated on the higher of the circle rate or the agreement value. Most 2026 guides cite a registration fee of 1% with a ₹50,000 cap.
| Buyer type | Stamp duty rate | On a ₹4.4 Cr value |
|---|---|---|
| Male buyer | 7% | ₹30.8 lakh |
| Joint (male and female) | 6% | ₹26.4 lakh |
| Female buyer | 5% | ₹22 lakh |
The gap between a male and a female sole buyer is ₹8.8 lakh on this one apartment, the largest single saving on the entire sheet.
Worked Example for a 3 BHK+Lounge
These figures use the tentative ₹4.4 Cr starting price and 2026 government rates. They are indicative and exclude the developer charges listed above.
| Line item | Amount |
|---|---|
| Base price (tentative) | ₹4.40 Cr |
| GST at 5% | ₹22 lakh |
| Stamp duty at 7% (male buyer) | ₹30.8 lakh |
| Registration (capped) | ₹0.5 lakh |
| Subtotal before developer charges | About ₹4.93 Cr |
Registering in a woman's name brings the subtotal down to about ₹4.84 Cr. PLC, parking, club membership, power backup, IFMS and EDC/IDC then sit on top of either figure.
For the larger formats, the sheet follows the same structure on a bigger base. The 4 BHK+Servant adds a servant room that changes area-linked charges, and the 5 BHK Penthouse is typically priced unit by unit. The 3 BHK floor plan and project details and 4 BHK floor plan and size details help you match area expectations before the numbers arrive.
How the Payment Schedule Shapes Your Outlay
The cost sheet shows what you pay, and the payment plan shows when. With possession tentatively projected for 2029 to 2030, a construction-linked plan spreads GST across instalments, while stamp duty and registration arrive as a lump sum at registration, so keep that cash ready separately. If you plan to borrow, the payment plan, booking amount and home loan page explains how these stages are usually structured.
End-User and Investor Read on the Numbers
For an end-user, the question is total cash outlay at possession. PLC, parking and club membership are one-time costs you stop noticing after year one, so paying for the floor and view you will live with for a decade is reasonable. Stamp duty planning, especially the female or joint ownership route, matters more than haggling over small line items.
For an investor, every rupee of stamp duty, registration and one-time charges must be recovered through appreciation or rent before returns turn positive. A higher-floor PLC may help resale appeal in a G+37 tower, while parking and club fees rarely earn back a premium. Weigh the early-bird rate against the total landed cost, not the rate alone.
What the Final Cost Sheet Will Settle
At this pre-launch stage, rates for PLC, parking, club membership and IFMS are expected to appear with the formal launch. The 4 BHK and 5 BHK base prices are shared on request, and the final per sq ft rate is expected to firm up after RERA registration is complete. Until then, treat every figure here as indicative and ask for a written cost sheet before paying any booking amount.
FAQs on the L&T Sector 86 Gurgaon Cost Sheet
1. What is the starting price in the L&T Sector 86 Gurgaon cost sheet?
Tentative pricing for the 3 BHK+Lounge starts at ₹4.4 Cr onwards. The 4 BHK and 5 BHK prices are shared on request.
2. Is GST included in the cost sheet price?
GST at 5% is added on top of the base price and developer charges, and is paid with each instalment.
3. How much stamp duty will I pay in Gurugram?
Within municipal limits it is 7% for men, 5% for women and 6% for joint ownership, plus a registration fee.
4. What other charges should I expect besides the base price?
Expect PLC, club membership, car parking, power backup, IFMS, EDC and IDC.
Final Word
The L&T Sector 86 Gurgaon cost sheet is the document that turns a ₹4.4 Cr headline into your actual budget. Read the base price against the area basis, account for GST and stamp duty on every rupee, and treat the developer's additional charges as the lines that decide your final total.