If you are searching for property in Sector 99 Mohali, you are looking at one of GMADA’s planned residential sectors on the southern side of Mohali, best known as the address of Wave Estate’s Sector-99 blocks, Noble Willasa, and One Rise. It sits in the same broader corridor as Sector 85, 104 and 105, and it is where a genuine mix of GMADA plots, gated apartments, builder floors and villas is available — usually at a lower entry price than Aerocity or IT City, while still being part of Mohali’s organised, GMADA-governed development belt.

This guide has been researched from official GMADA notifications, project listings and locality data, and written by Manindar Verma (RERA: PBRERA-CHD04-REA0390), who has personally handled property transactions across Mohali for 15+ years. Wherever a number could change — prices, appreciation percentages, distances — we have flagged it as market commentary so you can verify it before you commit.

About Sector 99 Mohali

Introduction

Sector 99 falls under Sahibzada Ajit Singh Nagar (SAS Nagar/Mohali) and is governed by the Greater Mohali Area Development Authority (GMADA). It is best known today as one half of the Wave Estate footprint — Wave Estate is officially described by its own developer as spanning “Sectors 85 and 99” — along with standalone residential projects such as Noble Willasa and One Rise that sit inside or adjoining the Wave Estate boundary.

History

Sector 99 was formally notified for development as part of a larger township scheme. GMADA’s own records list a notification titled “DHUD — Setting up the Mega Township Project in Sector 99, SAS Nagar” (Notification No. 6/35/2010/6HG1/2984, dated 4 August 2011) under the Department of Housing and Urban Development. This confirms that Sector 99 was planned as a large-scale township rather than a piecemeal private colony — which is why the sector today contains a mix of GMADA-allotted plots and larger private group-housing developments operating under approvals tied to that township scheme.

Planning & GMADA Development

As with other GMADA sectors, Sector 99 follows a laid-out grid of sector roads, with residential plotting, group housing sites, and designated commercial pockets. Because a significant part of the sector overlaps with the privately developed Wave Estate township, buyers will find both classic GMADA-allotted plots and integrated-township properties (with their own internal roads, parks and clubhouse) within the same postal sector.

Location

Sector 99 lies in the outer development arc of Mohali, bordered by Sector 85, Sector 104 and Sector 105 — the same corridor that also touches Sector 97 and Sector 88 further along. Public data on the locality places its nearest railway connectivity at Mohali Railway Station.

Why Sector 99 Is Growing

• It is one of the few Mohali sectors where an integrated private township (Wave Estate) sits inside a GMADA-notified mega-township zone, giving buyers both plotting flexibility and gated-community infrastructure in one location.
• Multiple ready-to-move and under-construction apartment projects (One Rise, Wave Residency, Noble Willasa) mean buyers can choose possession timelines rather than waiting years for a single project.
• It sits close to established social infrastructure — hospitals, schools and Punjab University’s UIET campus are all cited in nearby project listings.
• It offers a genuinely lower entry price than Aerocity, IT City or the Sector 82–88 belt, while still being inside GMADA’s planning umbrella.

Sector 99 Mohali — At a Glance

Note: Pin codes, distances and green-area details vary by exact block/project within Sector 99. Always confirm the specific address and current GMADA records before booking.

Location & Connectivity

Sector 99 sits in Mohali’s southern development belt, within reach of the Airport Road corridor, Mohali’s IT City sectors, and the Chandigarh–Mohali highway network. Multiple project listings for One Rise (Sector 99) cite proximity to the Chandigarh international airport, Mohali’s ISBT, Fortis Hospital, and PCA/Elante-adjacent landmarks — though exact distances differ across sources, which we’ve noted below.

These figures are compiled from public project listings and can vary depending on the exact block/tower within Sector 99. Ask us for a precise Google Maps distance from your shortlisted project.

Google Map — Sector 99 Mohali

Master Plan

Sector 99 was notified by GMADA under the Department of Housing and Urban Development as part of a Mega Township Project (2011 notification). Within this framework, the sector’s built-out area today combines classic GMADA residential plotting with the privately developed Wave Estate township, which carries its own internal master plan.

Residential Zone

GMADA-allotted residential plots sit alongside Wave Estate’s plotted zones (ranging from 125 to 1,000 sq yd per the developer’s own plans) and group-housing pockets such as Wave Gardens, Wave Residency, Noble Willasa and One Rise.

Commercial Zone

Wave Estate’s plan includes dedicated SCO rows (roughly 80–140 sq yd units) and small commercial plots (around 33 sq yd), designed to serve the residential population without spilling commercial traffic into housing lanes.

Institutional

The Wave Estate master plan describes provision for schools and community centres within the township; verify current operational status of any specific institutional plot with GMADA or the developer before assuming a facility is functional.

Green Areas

Wave Estate’s landscaping was designed by the UK-based consultancy Atkins as part of an IGBC-pre-certified Silver-rated green township plan, per the developer’s own published material.

Road Network

Internal roads within Wave Estate’s Avenue 99 pocket are cited at 200 ft and 80 ft (PR-8) widths with multiple sector-road entry points; other GMADA plotted areas follow standard sector-road widths.

Future Planning

Do not assume any specific future commercial, metro or institutional development for Sector 99 unless it is confirmed on GMADA’s official website or public notices — always check gmada.gov.in directly for the latest notifications affecting this sector before making an investment decision.

Infrastructure

• Roads: A mix of GMADA sector roads and internal township roads (with wider PR-8 roads inside Wave Estate’s later phases).
• Street Lights: Standard GMADA street lighting on sector roads; township-maintained lighting within gated projects.
• Drainage: GMADA-maintained drainage on sector roads; internal storm-water systems within Wave Estate.
• Parks: Landscaped green spaces within Wave Estate; sector-level parks per the GMADA plan.
• Electricity: PSPCL supply, supplemented by power backup inside gated societies such as Noble Willasa and One Rise.
• Water Supply: Municipal/GMADA water lines; 24/7 supply is specifically advertised by some societies (e.g., Wave Residency, Noble Willasa).
• Markets: Wave Estate’s internal SCO/shop rows plus access to wider Mohali retail markets.
• Community Facilities: Clubhouses with gyms, swimming pools, kids’ play areas and multipurpose halls are standard in the larger gated projects here.

Property Types in Sector 99 Mohali

Residential Plots

Plots in Sector 99 are available both as classic GMADA allotments and as Wave Estate’s plotted inventory (125, 150, 200, 225, 250, 300, 350, 500 and 1,000 sq yd sizes, per the developer’s own published plan). Plots remain the most flexible option — you design and build to your own specification, subject to the township or GMADA’s building bye-laws.

Who should buy: End-users planning a custom independent home, and long-horizon investors comfortable holding land. Investment suitability: Reasonable, provided the specific plot’s GMADA/registry status is verified.

Apartments

Ready-to-move and under-construction apartments are available across One Rise (1/2/3 BHK, ready since 2017–2022 per listings), Wave Residency (2–3 BHK, ready to move) and newer under-construction stock. This is the segment with the most immediate options for buyers who want to move in without a construction timeline.

Who should buy: First-time buyers, nuclear families and rental-income investors. Investment suitability: Good for end-use; rental yield is typically modest, as in most Mohali apartment stock.

Builder Floors

Independent-floor formats exist within some Sector 99 group-housing schemes, offering separate registry per floor — a middle path between apartment living and a fully independent house.

Who should buy: Buyers who want independent ownership without a full villa-sized budget. Advantages: Separate registry, larger floor plates than typical flats. Disadvantages: Fewer resale comparables than standard apartments, so pricing needs careful benchmarking.

Independent Houses

Buyers who acquire a GMADA or Wave Estate plot and construct independently end up with a fully independent house — offering privacy and space that apartment living cannot match.

Who should buy: Larger families wanting a private garden/parking and long-term end-use. Advantages: Privacy, space, no shared-maintenance dependency. Disadvantages: Full responsibility for construction quality and maintenance rests with the owner.

Luxury Villas

Wave Estate’s plan includes dedicated villa plots (around 250 sq yd, per the developer), positioned as the premium end of the township’s residential offering.

Who should buy: HNI buyers and families wanting a standalone premium home inside a gated, amenitised township. Advantages: Township security and amenities combined with independent-house privacy. Disadvantages: Highest entry ticket size in the sector; fewer resale comparables than apartments.

Commercial SCO, Booths & Office Space

Wave Estate’s commercial plan includes SCO plots (roughly 80–140 sq yd) and smaller commercial plots (around 33 sq yd) intended for shops, offices and showrooms serving the resident population.

Who should buy: Small business owners and investors seeking rental income from a captive residential catchment. Advantages: Built-in footfall from the township’s own residents. Disadvantages: Commercial performance depends on how fully the surrounding residential blocks are occupied — verify current occupancy before buying a commercial unit.

Top Projects in Sector 99 Mohali

Wave Estate (Sector 85 & 99)

Overview: Wave Estate is developed by Wave Infratech, a subsidiary of the Wave Group, and is described by the developer as spanning Sectors 85 and 99 (published figures for the total area range from roughly 235 to 255 acres across different developer materials). It is a gated township combining villas, plots, group housing, independent floors, SCOs and commercial space.

Configuration: Residential plots in 125/150/200/225/250/300/350/500/1,000 sq yd sizes; 3 BHK independent floors (G+2) on 200/250 sq yd plots; villas around 250 sq yd; SCOs of 80–140 sq yd; and Avenue 99’s G+2 built-up plots of 167.22 sq m facing 200 ft and 80 ft (PR-8) roads.

Amenities: Gated entrance with 24/7 CCTV and security, an elite clubhouse (gym, yoga/aerobics room, library, indoor games room, kids’ play zone, home theatre, swimming pool, multipurpose recreational hall), landscaped green spaces designed by Atkins (UK), and planned high-street commercial and hospitality space.

Pros: Only fully gated township-scale development in this part of Mohali; wide range of product types under one address; established since the early 2010s with visible built-out inventory.
Cons: Being a large multi-phase township, infrastructure completion and amenity access can vary noticeably between older and newer phases — always inspect the specific block before booking.
Best Buyer: Families wanting integrated township living, and investors comfortable with a private (non-GMADA-registry) title structure for plotted inventory.
Investment Potential: Reasonably strong given the scale and amenity base, though returns depend on which specific pocket/phase is purchased.

Noble Willasa (Wave Estate, Block-H, Sector 99)

Overview: Noble Willasa is a RERA-registered project (RERA No. PBRERA-SAS81-PR0854) by Noble Ventures, located in Wave Estate’s Block-H, Sector 99. It is marketed as a Stilt+4 low-rise development spread over roughly 2.41 acres, using Mivan shuttering construction technology for its 3 BHK towers, with possession slated for December 2027 (under construction as of this writing).

Configuration: 3 BHK units of approximately 1,250 sq ft, priced in the broad range of ₹1.6–1.75 crore per various listings.

Amenities: Italian marble flooring, fully modular kitchens, fully air-conditioned units, 8 passenger lifts, EV charging points, dedicated parking, landscaped gardens, swimming pool, gym, clubhouse, kids’ play area, and 24/7 security/water supply. The project cites approximately 30% open space and financing tie-ups with Canara Bank and Tata Capital.

Pros: RERA-registered with clear specifications; newer construction technology; strong amenity list for the price bracket.
Cons: Currently under construction — factor in construction-linked payment risk and the 2027 possession timeline.
Best Buyer: End-users and investors comfortable buying under-construction stock from a RERA-registered developer at a defined possession date.
Investment Potential: Locality data (99acres) has cited Noble Willasa among the more appreciated projects in Sector 99 on a year-on-year basis — verify the latest figure before relying on it.

One Rise (Sector 99)

Overview: One Rise, developed by One Group Developers, is a ready-to-move project spread over roughly 7.6–7.76 acres, commonly described across listings as having 24 towers of 8 floors with 449 total units. Construction was completed around 2017 with possession extending through roughly 2022 per public listings.

Configuration: 1, 2 and 3 BHK apartments, with published price ranges spanning roughly ₹66.5 lakh to ₹1.04 crore depending on configuration, floor and listing.

Amenities: Swimming pool, gymnasium, clubhouse, children’s play area, landscaped parks, basketball and badminton courts, power backup and CCTV security.

Pros: Ready-to-move with a track record since completion; relatively affordable entry point in Sector 99; proximity to Fortis Hospital, UIET Punjab University and established schools cited by multiple listings.
Cons: As an older ready-to-move project, ongoing maintenance quality and society upkeep should be checked directly with residents/RWA before buying.
Best Buyer: Buyers who want immediate possession at a lower budget than newer under-construction luxury stock.
Investment Potential: Locality data (99acres) has cited a single-digit year-on-year appreciation figure for One Rise specifically, while at least one independent local review site has cited a considerably higher short-term appreciation figure for the same project — the discrepancy likely reflects different measurement periods, so treat any specific percentage as indicative rather than guaranteed.

Property Rates in Sector 99 Mohali

Price Trend

Past & Current

Locality-level data from 99acres records a 1-year price movement of roughly +6.6% for apartments in Sector 99, with an average rate of about ₹8,050 per sq ft. Within the sector, Noble Willasa has been cited with a stronger year-on-year figure of around +17.1%, while One Rise has been cited at a more modest +6.3% on the same locality dataset — though a separate independent review has quoted a considerably higher short-term appreciation figure for One Rise, likely reflecting a different measurement window.

Future Outlook

As a GMADA-notified township zone with an established gated development (Wave Estate) and multiple completed/under-construction projects, Sector 99 is likely to continue tracking the broader Mohali outer-sector growth pattern — driven by infrastructure catch-up, proximity to the IT City corridor, and steady end-user demand. This is market commentary based on general locality dynamics, not a guarantee; appreciation is never assured and can be affected by construction delays, oversupply in specific pockets, or broader market cycles.

Why Invest in Sector 99 Mohali

Rental Market

Sector 99’s rental demand comes primarily from families and working professionals seeking a gated-community lifestyle at a more accessible price point than Aerocity or IT City, plus a smaller pool of students given the proximity of institutions like Punjab University’s UIET campus and nearby colleges. Exact rental figures were not independently verifiable at the time of writing — ask us for current rental comparables for your shortlisted project before finalising a rental-yield assumption.

• Families: Drawn to Wave Estate’s gated security and amenities.
• Professionals: Working in the wider Mohali/IT City corridor who want a quieter, lower-density address.
• Students: A smaller segment, given proximity to Punjab University’s UIET and area colleges.

Lifestyle

Schools

Nearby schools cited by local project listings include C.G.C Landran (Chandigarh Group of Colleges), Small Wonder School and Guru Nanak Public School.

Hospitals

R.P Hospital, Trehan Hospital, Dr. Virendra Dhanlhar Mayo Health Care Super Speciality Hospital and Santokh Hospital are cited as nearby healthcare facilities; Fortis Hospital is also referenced as being within reach by some listings.

Restaurants, Shopping & Entertainment

Wave Estate’s own commercial pockets provide day-to-day retail and dining; for larger shopping and entertainment (multiplexes, malls), residents typically travel toward central Mohali or Chandigarh’s Elante Mall, cited as being within roughly 7 km of the One Rise project.

Gyms & Fitness

Clubhouse gyms are built into the larger gated projects — Wave Estate’s clubhouse, Noble Willasa and One Rise all advertise on-site gym facilities.

Parks

Landscaped green spaces are part of Wave Estate’s township design (by UK consultancy Atkins), supplemented by individual project-level parks and play areas.

Nearby Landmarks

• Chandigarh International Airport (Shaheed Bhagat Singh International Airport)
• Mohali ISBT and Mohali Railway Station
• Fortis Hospital, Mohali
• Elante Mall, Chandigarh
• PCA (Inderjit Singh Bindra) Stadium, hockey stadium and Mohali Golf Range — cited within a few kilometres of One Rise
• Punjab University’s UIET campus
• Mahindra Knowledge Park
• Sector 82 (IT City), Sector 88, Sector 104 and Sector 105

Advantages of Sector 99 Mohali

• GMADA-notified township status backed by an official 2011 mega-township notification
• Rare combination of a fully gated, amenity-rich township (Wave Estate) at accessible price points
• Choice of ready-to-move and under-construction stock across multiple builders
• Reasonable proximity to hospitals, schools and Mohali’s wider transport network
• Lower entry price than premium Mohali addresses like Aerocity or IT City

Limitations to Know Before You Buy

• Being a large, multi-phase township, some pockets of Wave Estate/Sector 99 are more developed than others — infrastructure and occupancy levels vary block to block, so a site visit to the exact block is essential.
• Published appreciation and distance figures differ meaningfully between sources (for example, One Rise’s year-on-year appreciation and its distance to the airport are reported differently by different listing sites) — treat any single number as indicative and verify independently.
• Some inventory (like Noble Willasa) is under construction with a 2027 possession date, carrying standard construction-linked risk.
• Commercial unit performance in the sector depends heavily on how built-out and occupied the surrounding residential blocks are at the time of your purchase.
• As with any GMADA sector, always verify current land-use, registry and NOC status directly with GMADA before finalising a plot purchase — do not rely solely on a broker’s word.

Who Should Buy Property in Sector 99 Mohali

Buying Checklist for Sector 99 Mohali

• Confirm GMADA approval status of the specific plot/project (check directly at gmada.gov.in)
• Verify RERA registration for any apartment/flat project (e.g., Noble Willasa’s PBRERA-SAS81-PR0854) on the Punjab RERA portal
• Check registry type — GMADA registry vs private township registry — and confirm all dues are cleared
• Conduct independent title verification before booking, especially for resale plots
• Confirm current home loan eligibility and bank tie-ups for the specific project
• Complete full legal due diligence — encumbrance check, NOC status, and building-plan approval
• Physically visit the exact block/phase — do not rely on township-level marketing photos alone

Sector 99 & Mohali Sector-Wise Property Guide

Sector 99 sits within Mohali’s wider sector corridor. Here’s how it compares with neighbouring and related locations we cover in depth:

Frequently Asked Questions — Property in Sector 99 Mohali

Conclusion

Property in Sector 99 Mohali offers a genuinely distinctive combination in the Mohali market: a GMADA-notified township zone that also houses a large, fully gated private development (Wave Estate) with its own clubhouse, security and landscaping — at a price point generally below Aerocity, IT City or the Sector 82–88 belt. Ready-to-move options like One Rise sit alongside newer, RERA-registered under-construction stock like Noble Willasa, and plot buyers get real flexibility through Wave Estate’s wide range of sizes. As with any sector, the specific block, project and registry type matter more than the sector label alone — which is why independent verification of RERA status, GMADA approval and title documents is essential before you commit.