AIPL Autograph Office for Sale and Rent, Sector 66 Gurgaon

AIPL Autograph is an office and retail project by Advance India Projects Limited (AIPL) on Golf Course Extension Road in Sector 66, Gurugram. The developer describes three towers of ground plus 12, ground plus 5 and ground plus 8 floors, about 10 lakh sq ft of offices, shops, a food court and a rooftop executive club, designed by the British architects Benoy. It is registered with Haryana RERA as GGM/481/213/2021/49. The row this page replaces gave no price and called the building a new launch, five years after registration and after its possession date.

Vacant offices ask about Rs 16,000 to Rs 17,500 per sq ft. The one priced lease found pays Rs 93 per sq ft a month, which gives a gross yield of about 6.4 to 6.9 per cent on those prices. That is a fair Grade A yield, not a high one, and a buyer pays more per sq ft here than in the finished buildings next door.

What sellers ask, divided by the area

• A 966 sq ft office at Rs 1.69 crore: Rs 1,69,00,000 over 966 is Rs 17,495 per sq ft.
• A 2,300 sq ft office at Rs 4 crore: Rs 4,00,00,000 over 2,300 is Rs 17,391 per sq ft.
• A 2,500 sq ft office at Rs 4.06 crore: Rs 4,06,00,000 over 2,500 is Rs 16,240 per sq ft.
• A 1,500 sq ft semi-furnished office at Rs 3 crore: Rs 20,000 per sq ft, the top of what was found; part of that is the fit-out.
• A 700 sq ft office from Rs 97.65 lakh: Rs 13,950 per sq ft, the lowest vacant ask.

One portal says prices start at about Rs 18,000 per sq ft, which is above three of the five asks it sits beside. The middle of the evidence is about Rs 16,000 to Rs 17,500. Whether a figure is on super area or carpet area is rarely stated on these listings, and on a Grade A tower the gap between the two can be 35 to 40 per cent of the price per sq ft, so ask which one before comparing.

The rent, and what the yield really is

No leasing page read for this review printed a per sq ft rent for a vacant office in Autograph. The one priced lease is a pre-rented listing: 1,000 sq ft earning Rs 93,000 a month, offered at Rs 1.27 crore. That is Rs 93 per sq ft a month, and Rs 11,16,000 a year over Rs 1,27,00,000 is 8.8 per cent gross.

That listing does not fit with the rest. Rs 1.27 crore on 1,000 sq ft is Rs 12,700 per sq ft, below every vacant ask in the building, and 8.8 per cent is well above the 6.5 to 7.5 per cent that brokers quote for Autograph. Either the area is carpet rather than super area, the rent includes maintenance, or the price is a teaser. Treat it as a question to ask, not a yield to bank.

Now take the Rs 93 rent against the vacant asks. Rs 93 times 12 is Rs 1,116 a year per sq ft: 6.9 per cent on Rs 16,240, 6.4 per cent on Rs 17,391 or Rs 17,495, and 5.6 per cent on the Rs 20,000 furnished unit. Those are gross figures before property tax, any vacancy between tenants and the landlord's share of maintenance. The standard lease described for the building is nine years in three blocks of three, a 36-month lock-in and a 15 per cent rise every three years, so the yield steps up only at year four. A lock-in period of 36 months means the tenant cannot leave in the first three years without the penalty the lease sets, usually the rent for the rest of that term; read the clause.

The old pages, and what the market supports

This site carried the building on a short row and a separate one-unit page for a pre-rented office. Neither printed a figure. The one-unit page now folds into this one.

The unit figure is arithmetic: Rs 1,116 a year per sq ft divided by 0.07 is about Rs 15,900, and divided by 0.065 about Rs 17,200, so a 1,000 sq ft let office at Rs 93 rent prices at about Rs 1.6 to Rs 1.7 crore. The Rs 1.27 crore listing sits well below that band, which is why its area needs checking.

Where the sources disagree

• Size: the developer's own description gives three towers of 12, 5 and 8 floors and about 10 lakh sq ft. Some broker pages print about 20 lakh sq ft in towers of 25, 10 and 16 floors. The developer's page and the RERA registration settle this; the larger figure is not used here.
• Site: 5.57 acres on one page, 6.1375 acres on another. The RERA record decides; it could not be read from this session.
• Completion: one leasing page says the building was completed in 2023, portals give a possession date of October 2025 or April 2026, and a report from late 2024 said the occupation certificate was still to be awarded. No occupation certificate was found in any source read. A buyer should ask the seller for it by number.
• Floor plates: quoted as 4,400 to 11,000 sq ft on one page and up to 50,000 or even 1,20,000 sq ft on others. The larger figures appear to be whole towers or combined floors, not single plates.

How it compares on Golf Course Extension Road

M3M Tee Point in Sector 65 asks about Rs 12,000 to Rs 14,000 per sq ft for about 7 per cent. Splendor Trade Tower, also in Sector 65, prices let offices at about Rs 12,500 to Rs 12,900 for 7.25 to 7.5 per cent. M3M Urbana in Sector 67 asks about Rs 11,000 to Rs 13,100. Autograph is the newest of the set and the most expensive, by roughly Rs 3,000 to Rs 5,000 per sq ft, and its yield is correspondingly lower. The developer's Joy Central office project is next door on the Joy Central page. The sector's other buildings are on the Sector 66 office page, and the corridor as a whole on the Golf Course Extension Road office sale page.

Who this suits, and who should look elsewhere

It suits a buyer who wants a new Grade A office with a green-building rating, a rooftop club and a large developer behind it, and who accepts a 6 to 7 per cent gross yield for that. It does not suit a buyer chasing the highest yield on the corridor, who will get more from an older let building at Rs 12,000 to Rs 13,000, or one who needs a metro station at the door. More let stock is on the pre-leased property page.

Before you pay anything

1. The occupation certificate for the tower the unit is in, by number.
2. Super area or carpet area: which one the price is on.
3. The lease, if let: tenant name, rent, lock-in, deposit and the escalation dates.
4. Maintenance: the monthly charge and who pays it; it was not found on any page read.
5. The arithmetic: rent times twelve over price, and whether it matches the yield the seller quotes.

Frequently asked questions

What is the price of office space in AIPL Autograph?

Vacant offices ask about Rs 16,000 to Rs 17,500 per sq ft. A 966 sq ft office asks Rs 1.69 crore, Rs 17,495 per sq ft; a 2,300 sq ft office Rs 4 crore, Rs 17,391; and a 2,500 sq ft office Rs 4.06 crore, Rs 16,240. A 1,500 sq ft semi-furnished office at Rs 3 crore works out to Rs 20,000 and sits above the rest. A 700 sq ft office offered from Rs 97.65 lakh is Rs 13,950 per sq ft, the lowest vacant ask found.

What rent does an office in AIPL Autograph earn?

No public per sq ft rent ask for a vacant office in the building was found. The one priced lease is a pre-rented 1,000 sq ft office earning Rs 93,000 a month, which is Rs 93 per sq ft. Leasing pages for the building describe nine-year leases of three plus three plus three years, a 36-month lock-in and 15 per cent escalation every three years.

What is the rental yield on a pre-leased office in AIPL Autograph?

Brokers quote 6.5 to 7.5 per cent. At Rs 93 a month, an office bought at Rs 16,240 per sq ft yields about 6.9 per cent gross and one bought at Rs 17,495 about 6.4 per cent. One listing prices a let 1,000 sq ft office at Rs 1.27 crore with Rs 93,000 rent, which is 8.8 per cent; that is so far above the rest that the area, the rent or the price in it needs checking before anyone relies on it.

Is AIPL Autograph RERA registered, and is it ready?

Yes, it is registered with Haryana RERA as GGM/481/213/2021/49, launched in May 2021. Sources give the possession date as October 2025 or April 2026, and one broker calls it operational since 2023. The building is leased and offered for pre-rented sale, but no occupation certificate was found in any source read, so a buyer should ask to see it.

How big is AIPL Autograph, and how many floors does it have?

The developer's figures are three towers of ground plus 12, ground plus 5 and ground plus 8 floors, about 10 lakh sq ft in all, with four basements under the tallest tower. Some broker pages print about 20 lakh sq ft in towers of 25, 10 and 16 floors; that does not match the developer's own description and is not used here. The site is given as 5.57 acres on one page and 6.1375 acres on another.

Where is AIPL Autograph, and how far is the metro?

On Golf Course Extension Road in Sector 66, Gurugram, next to the developer's Joy Central and Joy Street projects. The nearest station is the Sector 55-56 Rapid Metro, which brokers put about ten minutes away by road.

What sizes of office are available in AIPL Autograph?

Strata offices of about 500 to 5,000 sq ft are sold, most listings between 1,000 and 2,500 sq ft, and retail shops of about 628 sq ft on the ground floor. Floor plates are quoted from about 4,400 sq ft upward for tenants who want a whole floor.