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Last Updated: 27 October 2026 | By: Sarthak Estates Research Team
Orris Carnation Residency, Sector 85, Gurugram is a delivered, ready-to-move residential apartment community in New Gurgaon. The developer describes the project as part of an approximately 29-acre integrated development with 16 towers and 2, 3 and 4 BHK apartment options. For buyers in 2026, the key question is usually the specific resale unit—its condition, floor, view, parking, title documents, occupancy approvals and final all-inclusive cost—rather than an old launch price.
📋 Table of Contents
- Orris Carnation Residency: Project Overview
- Orris Carnation Residency Price in 2026
- Calculate the true acquisition cost
- Floor Plans, Sizes and Configurations
- Amenities and Specifications
- Location and Connectivity: Sector 85, New Gurgaon
- Is Orris Carnation Residency a Good Resale Buy in 2026?
- Potential advantages
- Points to investigate
- Legal Due Diligence and RERA Caution
- Frequently Asked Questions
- Where is Orris Carnation Residency located?
- Is Orris Carnation Residency ready to move?
- What apartment types are available?
- What is the price of Orris Carnation Residency in 2026?
- Is the project RERA registered?
- Is it suitable for investment?
- Enquire About Orris Carnation Residency Resale
Last reviewed: 27 October 2026. This guide separates project facts published by Orris from indicative third-party asking prices. Prices and resale availability change; confirm the exact unit and written cost sheet before making a decision.
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Orris Carnation Residency: Project Overview
| Project | Orris Carnation Residency (also marketed as Carnation Residency) |
|---|---|
| Developer | Orris Infrastructure / Orris Group (verify the exact legal entity on the unit documents) |
| Location | Sector 85, New Gurgaon, Gurugram, Haryana |
| Project status | Delivered / ready-to-move, according to developer and property portal information |
| Development scale | Approximately 29 acres; 16 towers, as stated by the developer |
| Apartment configurations | 2 BHK, 3 BHK and 4 BHK; some listings identify 3 BHK plus servant room |
| Indicative sizes | About 1,075–1,975 sq. ft. across published configurations; confirm whether a quoted area is super area, built-up area or carpet area |
| Price | Resale-dependent; see indicative price context below. No fixed developer inventory price is assumed in this guide. |
Project facts are based primarily on the official Orris project page. Third-party portals show differing prices and unit details, so treat portal figures as market indications rather than a confirmed offer.
Orris Carnation Residency Price in 2026
The project is delivered, so buyers should compare individual resale listings and recent comparable transactions—not rely on old launch brochures or a generic “starting price.” Housing.com pages accessed for this update show indicative advertised pricing around ₹1.01 crore to ₹1.86 crore, depending on configuration and listing. Another project page from Orris displays a price card beginning around ₹95 lakh, but it does not establish that a unit at that price is currently available. These are not verified sale transactions or binding quotes.
| Configuration | Indicative portal price context | What to verify |
|---|---|---|
| 2 BHK | Roughly ₹1.01–1.10 crore in some third-party project/listing information | Exact size, floor, furnishing, parking and renovation condition |
| 3 BHK | Roughly ₹1.35–1.55 crore in some third-party information | Layout, balcony/view, servant-room configuration, floor and interiors |
| 4 BHK | Some portal/project figures extend to about ₹1.78–1.86 crore | Exact saleable area, unit condition, parking and all-inclusive price |
These ranges are indicative third-party advertised figures, not independently verified October 2026 transactions. They may include stale listings, different area definitions or different unit conditions. Do not treat them as a valuation or guaranteed availability.
Calculate the true acquisition cost
Ask the seller or broker for a written breakup covering the agreed sale consideration, brokerage if applicable, stamp duty and registration, transfer or administrative charges (if applicable), maintenance dues, sinking/corpus fund, electricity/water dues, parking rights, and any outstanding loan or society charges. For a resale apartment, establish which charges are payable by the seller and which by the buyer. Have a property lawyer review the title chain and transfer requirements before paying a substantial token amount.
Floor Plans, Sizes and Configurations
Published project information gives an approximate overall range of 1,075–1,975 sq. ft. and describes 2, 3 and 4 BHK homes. Exact layouts and dimensions must be checked against the approved plan and the specific unit’s documents; marketing pages may mix super area with other area measurements.
- 2 BHK: A potential fit for small households and buyers seeking a lower entry ticket. Compare usable carpet area, ventilation, storage, balcony usability and kitchen layout.
- 3 BHK: A family-oriented option. Check bedroom dimensions, privacy between rooms, natural light, and whether the advertised configuration includes a servant room.
- 4 BHK: A larger-home option where floor, view, parking and interior condition can materially affect asking price and resale liquidity.
Request the exact unit floor plan, area statement, allotment/transfer documents and any approved alterations. Do not rely on a generic floor plan if the unit has been modified.
Amenities and Specifications
The developer’s published description lists landscaped areas, Club Harbor, community facilities, a jogging track, children’s play area, high-speed lifts, a supermarket and nursery-school provision within the wider development. Its specifications also mention 24-hour power backup, fire alarm, intercom/security entry, and an earthquake-resistant RCC-framed structure. Availability, current operating condition and charges for any facility should be confirmed with the residents’ association or facility manager.
- Club and community facilities—confirm operating hours, membership/usage fees and maintenance.
- Children’s play and landscaped areas—inspect actual upkeep and accessibility.
- Lifts and power backup—check lift condition, backup coverage and maintenance records.
- Security, fire-safety systems and common areas—inspect on site and request available compliance records.
- Parking—verify the exact parking allocation and legal documentation; do not assume that a parking bay is included because an advertisement says so.
Location and Connectivity: Sector 85, New Gurgaon
Sector 85 is part of New Gurgaon’s residential belt, with access to schools, healthcare and daily-needs facilities across nearby sectors. Orris lists Delhi Public School Sector 84, St. Xavier’s High School Sector 81, RPS International School Sector 89, Aarvy Healthcare in Sector 90, Medanta and Gurugram’s employment districts among the broader connectivity references.
- Schools: Delhi Public School, Sector 84; St. Xavier’s High School, Sector 81; and RPS International School, Sector 89 are named in the developer’s location information.
- Healthcare: Aarvy Healthcare in Sector 90 is cited by the developer; travel time depends on route and traffic.
- Employment and city access: Cyber City and other central Gurugram destinations require a route- and time-specific commute check.
- Road connectivity: Check the actual route to NH-48, Dwarka Expressway and your regular workplace at peak hours rather than relying on generic “minutes away” claims.
Before buying, test the commute at the time you normally travel and inspect approach roads, traffic, drainage and access to public transport. Distances and travel times in marketing material are approximate and may vary with route and traffic.
Is Orris Carnation Residency a Good Resale Buy in 2026?
As a delivered community, it may suit buyers who prefer an existing home over construction-stage uncertainty. It can also be relevant to investors evaluating rental demand in New Gurgaon. Neither rental yield nor capital appreciation is guaranteed: returns depend on the purchase price, condition, maintenance costs, vacancy, tenant demand and resale liquidity.
Potential advantages
- Delivered project with an established residential setting.
- Multiple apartment configurations for different household sizes.
- On-site/community facilities described by the developer.
- Existing units can be inspected before purchase, including common areas and the surrounding neighbourhood.
Points to investigate
- Actual maintenance charges, reserve funds and any pending major repairs.
- Building condition, water supply, seepage, plumbing, electrical systems and lift reliability.
- Legal title, registered conveyance/sale deed, seller identity and loan encumbrances.
- Occupancy/completion certificates and the approvals applicable to the specific tower and unit.
- Society transfer requirements, unpaid dues, parking documentation and any litigation affecting the property or seller.
- Comparable resale listings and, where obtainable, recent registered transaction evidence.
Legal Due Diligence and RERA Caution
Online property portals provide inconsistent statements about the project’s RERA registration details. Do not rely on a portal’s “RERA approved” label or an unverified registration number. Search the official Haryana Real Estate Regulatory Authority (HRERA) records using the exact project name, promoter/legal entity and relevant phase. For a delivered resale unit, ask a qualified property lawyer to confirm the applicable registration history, approvals and occupancy/completion documentation.
At minimum, obtain and review the seller’s registered title document and chain of title, encumbrance/loan status, property-tax and utility receipts, society or association no-dues certificate, sanctioned plan, applicable occupancy/completion certificate, and the precise parking/undivided-share rights being transferred. This guide is general information, not a legal opinion.
Frequently Asked Questions
Where is Orris Carnation Residency located?
It is located in Sector 85, New Gurgaon, Gurugram, Haryana.
Is Orris Carnation Residency ready to move?
The developer describes it as a delivered project, and property portals list it as ready to move. Verify the relevant tower’s occupancy/completion documentation and the specific unit’s status before purchase.
What apartment types are available?
Published project information describes 2 BHK, 3 BHK and 4 BHK apartments. Exact current resale inventory must be confirmed separately.
What is the price of Orris Carnation Residency in 2026?
Third-party project pages show indicative figures from around ₹1.01 crore to approximately ₹1.86 crore, varying by configuration and listing. These are not confirmed current offers or registered transaction values. Request a unit-specific written quote.
Is the project RERA registered?
Online sources are inconsistent about the exact registration reference. Verify the project and promoter directly in HRERA records and have the applicable approvals reviewed before committing.
Is it suitable for investment?
It may merit consideration if the purchase price is supported by comparable resale evidence and realistic rental calculations. Include vacancy, maintenance, brokerage, taxes and transaction costs; appreciation and rental income are not guaranteed.
Enquire About Orris Carnation Residency Resale
Sarthak Estates can help you compare available resale options in Sector 85, assess the unit-specific asking price and coordinate a site visit. Availability and pricing are confirmed only after checking the particular unit.
Sarthak Estates
Phone: +91-9958-959-555
WhatsApp: Chat on WhatsApp
Email: info@sarthakestates.com
Website: SarthakEstates.com
Disclaimer: Property details, amenities, sizes, prices, resale availability and legal status must be independently verified. Third-party portal figures are indicative advertisements and may be outdated. This page is informational and is not a promise of availability, investment return or legal compliance.
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