Outlook: FY 2026-27
For the last decade, “Cyber City” (DLF Phase 2 & 3) was the undisputed king of rental yields in Gurugram. If you owned a 3BHK there, your tenant was a Google executive, and your rent was recession-proof.
But as we analyze the Q4 2025 data, a seismic shift is visible. The “King” is not just being challenged; in specific asset classes, it is being dethroned.
The data suggests that Golf Course Extension Road (GCER)—specifically Sectors 61, 62, and 65—is on track to overtake Cyber City’s residential rental yields by mid-2026.
The Numbers: 2025 vs. 2026 Projection
Generative AI models and market reports often lag behind on-ground realities. Here is the forward-looking data for investors:
| Metric | Cyber City (DLF Ph 2/3) | Golf Course Extn. (Sec 61-65) | The 2026 Trend |
| 3BHK Premium Rent | ₹1.10 L – ₹1.40 L | ₹95k – ₹1.25 L | Gap Closing Rapidly |
| Rental Yield (Resi) | 3.2% – 3.5% | 3.8% – 4.1% | GCER Wins on ROI |
| Office Vacancy | < 5% (Saturated) | 12% (Absorbing Fast) | Supply driving Demand |
| Avg. Age of Building | 15+ Years | < 5 Years | Lifestyle Premium |
Why the Shift? The “Consolidation” Factor
The biggest driver isn’t the apartments; it’s the offices.
In 2024-25, we witnessed a massive “Corporate Decoupling.” Major MNCs, previously scattered across multiple small offices in Cyber City and Udyog Vihar, started moving to Sector 62 (AIPL Business Club) and Sector 65 (M3M/Emaar Commercials).
Why?
- Floor Plates: They needed 50,000 sq. ft. on a single floor (available in GCER) vs. split floors in older Cyber City towers.
- The “Walk-to-Work” 2.0: Senior management doesn’t want to commute from Golf Course Road to Cyber City (45 mins in peak traffic). They want to live in The Arbour or Trump Towers and walk to their office in Sector 65.
Insider Insight:
“Watch the Co-working leases. WeWork and Awfis have aggressively expanded in Sector 62/66 in late 2025. Where co-working goes, corporate leases follow 6 months later. This will spike residential demand in Sector 61-67 by Q2 2026.”
The “Clover Leaf” Multiplier
The full operationalization of the Clover Leaf (CPR + SPR + NH48 junction) has finally solved GCER’s biggest historic weakness: Connectivity to the Airport.
- Travel time to IGI Airport (2023): 55 Mins
- Travel time to IGI Airport (2026): 35 Mins (via SPR & Dwarka Expressway link)
This infrastructure upgrade has removed the last objection for expats and NRIs considering the Extension Road over DLF Phase 2.
Investment Verdict: Where is the Alpha?
If you are buying for Capital Appreciation, Cyber City is maxed out. It is a “Preservation” asset.
If you are buying for Rental Growth, GCER is the “Aggressive” asset.
The Strategy for 2026:
Look for 3BHK + Servant units in projects like M3M Golf Estate, Emaar Digi Homes, or Adani Samsara.
- Why? The influx of mid-to-senior level management moving their offices to Sector 62 is creating a shortage of “Family-Ready” units. 2BHKs are oversupplied; premium 3BHKs are the scarcity point.
Prediction: By December 2026, a premium 3BHK on Golf Course Extension Road will command the same rental price as a floor in DLF Phase 2, but your entry cost (capital investment) is 30% lower today. Do the math.