DLF Ultima Sector 81 Gurgaon — 3 and 4 BHK Homes in a 23-Acre Community

23 acres. 15 towers. 912 flats. 35,000 sq ft clubhouse.

DLF Ultima in Sector 81 is one of those projects you can't really argue with on paper. And when you visit in person, the green cover, the space between towers, and the working clubhouse hold up. True Asset Consultancy takes buyers here when they want a proper DLF product in new Gurgaon at a price that doesn't start at Rs 5 crore.

Phase II price went from Rs 12,700 to Rs 16,000 per sq ft in Q3 2025 — a 25.98% rise in one quarter. Then moved again from Rs 16,000 to Rs 17,850 in Q4 2025 — another 11.56%. Two back-to-back strong quarters. That's not a blip.

Project Info

Flat Sizes and Pricing

DLF Ultima offers two flat types:

Phase I median sits at Rs 16,000 per sq ft. Phase II at Rs 17,850 per sq ft. Monthly rent runs Rs 28,000 to Rs 71,200 depending on configuration and furnishing.

3 BHK gets 2 covered parking spots. 4 BHK gets 3. Dedicated per flat — not shared.

Inside the flats — UPVC windows, acrylic emulsion walls, modular kitchen, high-speed internet, central AC, private veranda overlooking the green. Richmond International did the interior design. Hafeez Contractor designed the towers. The finish level is consistent with what a project at this price point should deliver.

Roads and Getting Around

NH-48 accessible from Sector 81. Dwarka Expressway close by. Both give you route flexibility on busy mornings.

Distances from DLF Ultima:

• IGI Airport — 32 km, roughly 35 to 40 minutes

• Cyber City via NH-48 — manageable daily commute

• IMT Manesar — short drive, 7 km

• Gurgaon Railway Station — 17 km

• Miracles Apollo Cradle — nearby

• Aarvy Healthcare — close by in Sector 81

• Sapphire 83 Mall — within reach

• Vatika Town Square Mall — short drive

• Holiday Inn and Hyatt Regency — roughly 5 km

Schools: DAV Public School, MatriKiran, RL International School all within 3 km. DPS and St Xavier's in the broader area.

The Clubhouse — 35,000 Sq Ft

Properly built. Not just a gym and a pool with a reception desk:

• Swimming pool and separate kids pool

• Gym and aerobics or yoga room

• Steam, sauna and spa

• Squash court, table tennis, billiards

• Tennis, badminton and basketball courts

• Football ground and cricket pitch

• Golf course access for residents

• AV room, card room, banquet hall

• Club lounge and indoor games

• Kids play area and jogging track

• Cycling track and landscaped gardens

• 24x7 security with video door system

• Intercom throughout

• 100% power backup

• 24x7 water supply

• Covered parking per flat

80% of 23 acres stays open. Cascading water features between towers. Residents mention the green cover constantly in reviews — it genuinely stands out for a Gurgaon society.

DLF — Builder Background

Founded 1946. Largest publicly listed real estate company in India. Properties across 15 states and 24 cities. DLF Ultima is part of DLF Garden City — an 800-acre planned township in Sector 81. Roads, utilities and infrastructure maintained at township scale — not left to a small society committee with a limited budget. Post-possession quality at DLF Garden City projects consistently gets better marks than standalone societies in the same sector.

Want to visit DLF Ultima or check current resale pricing across both phases? Contact True Asset Consultancy — straight numbers, honest advice, site visit arranged without pressure.

FAQs

Q. Phase I vs Phase II — which one to buy? 

Phase II has been appreciating faster — 25% then 11% in back-to-back quarters. Phase I median is slightly lower at Rs 16,000 per sq ft. Both are in the same 23-acre campus. Visit both, compare the specific tower location and floor before deciding.

Q. 912 units across 23 acres — does it feel overcrowded? 

80% open space and 15 towers spread across 23 acres means there's real breathing room. Common areas don't feel packed even during peak evening hours. Walk through on a weekend and see for yourself.

Q. Rental yield of 3.5% plus — is that realistic? 

3.5% plus rental yield is achievable given the location and consistent demand from working professionals. Upper floor fully furnished 4 BHK units get to the higher end. Lower floor semi-furnished 3 BHK units sit closer to Rs 28,000 to Rs 40,000 monthly. Furnishing and floor both matter significantly here.