Bare Shell Office Space in Gurgaon for Rent and Sale

Bare shell gives you the lowest rent per square foot available in any Gurgaon building — typically ₹10 to ₹25 per sq ft a month below furnished space in the same tower. It also gives you a fit-out bill of roughly ₹1,500 to ₹3,500 per sq ft and three to four months before anyone sits down.

Whether that is a good trade comes down to one number: how long your lease runs.

Bare shell, warm shell, furnished

Where bare shell floors are available

Genuine bare shell plates exist across the Grade A and large-format stock:

• Cyber City — Grade A bare shell at the top of the market, about ₹110-200 per sq ft a month
• Golf Course Road — premium plates, ₹110-200 and higher
• Sector 48 and Sector 49, Sohna Road — the cheapest bare shell in an established belt, about ₹35-70
• Udyog Vihar — large back-office plates on NH-48, about ₹50-90
• Dwarka Expressway — new bare shell supply in delivering towers

The arithmetic, worked

A 10,000 sq ft floor. Bare shell at ₹55 per sq ft is ₹5.5 lakh a month. The furnished equivalent at ₹75 is ₹7.5 lakh — ₹24 lakh a year more.

Fitting out at ₹2,500 per sq ft costs ₹2.5 crore, one time. Over a nine-year lease the furnished route costs ₹2.16 crore extra in rent while the fit-out costs ₹2.5 crore once — but the fit-out is a depreciable asset you own, and the rent difference is money gone. Add the three-year and six-year refresh cycles a furnished landlord will not fund, and bare shell pulls ahead on any long lease.

Over three years, the same comparison gives ₹72 lakh in extra rent against a ₹2.5 crore capital spend. Furnished wins clearly.

The five things to negotiate

1. Rent-free fit-out period. Three months is standard in Gurgaon. On a soft floor or a large take, ask for more. This is the highest-value item on the list.
2. Landlord's scope. Get in writing what the landlord delivers — power load per sq ft, HVAC tonnage, water points, fire and sprinkler provision, and whether the floor is levelled.
3. Dilapidation. Agree now what you must remove at the end. An open-ended "restore to original condition" clause can cost a substantial sum nine years later.
4. Approval timelines. Landlord sign-off on drawings, HVAC tie-ins and power loading takes time. Put a response deadline in the lease or your fit-out programme slips through no fault of yours.
5. Escalation. Around 12% every three years is a common Gurgaon structure. On the NH-48 corridor, where rents grew about 16% year on year, cap it rather than accepting a market review.

The honest risks

A fit-out is a project. It has a budget, a programme and a failure mode. Overruns are common, and a delayed handover means paying rent on an office nobody can use.

You carry the dilapidation obligation. Budget for it at signing, not at exit.

You need the capital. ₹2,500 per sq ft on 10,000 sq ft is ₹2.5 crore before you have earned a rupee in the space.

If any of those is a problem, look at furnished space or a managed floor instead.

What you pay beyond the rent

The quoted per-square-foot figure is rarely what leaves your account. On a Gurgaon office lease, budget for all of this:

• Security deposit — commonly three to six months' rent on a commercial lease, and higher in Grade A buildings than in plot-built stock.
• CAM (common area maintenance) — charged on top of rent, and it is the line that varies most between buildings. Ask for the current rate per sq ft and last year's actual, not the budget.
• GST at 18% on commercial rent. If you are GST-registered and using the space for taxable supplies, you can claim it as input tax credit. If your landlord is not registered and you are, reverse charge applies and you pay it directly.
• TDS at 10% under Section 194-I, once annual rent crosses Rs 6 lakh — that threshold rose from Rs 2.4 lakh with effect from 1 April 2025. TDS is deducted on the rent, not on the GST component.
• Parking — usually charged per bay per month, separately from rent, and the allocation is a negotiating point.
• Electricity and DG backup — metered separately, with DG typically billed per unit at a higher rate than grid power.
• Brokerage — customarily one to two months' rent on a commercial lease.

If you are buying rather than leasing

Registration in Haryana is charged on the higher of the agreement value or the collector rate, and for commercial property in Gurugram the position is:

• Stamp duty — 7% for a male buyer inside municipal limits, 5% for a female buyer and 6% for joint buyers. Outside municipal limits the rates drop to 5% and 3%.
• Registration fee — 1% of the value, capped at Rs 50,000.
• GST — 12% with input tax credit on an under-construction commercial purchase. Nil on a completed property that already has its completion certificate, because that is a sale of immovable property rather than a supply of construction services.
• Collector rate — the floor for valuation, and it is set separately for commercial and residential use. Check the current Gurugram collector rate schedule for the sector before you agree a price, and our Gurgaon registration charges guide for the full working.

On a Rs 1 crore commercial purchase inside municipal limits, that is roughly Rs 7 lakh in stamp duty and Rs 50,000 in registration — about 8% before you count GST.

Want a shortlist for this requirement with the carpet area, CAM rate, parking allocation and deposit confirmed before you visit? Tell us the headcount, the budget per seat and the date you need to move in, and we will come back with buildings that actually fit — not a list of everything available.

FAQs

What is bare shell office space?

A floor delivered with structure, a power point and core services only. You build the flooring, false ceiling, air conditioning, washrooms, cabling and furniture yourself. Warm shell sits in between — flooring, ceiling, base HVAC and washrooms are done, furniture and cabling are not.

How much does an office fit-out cost in Gurgaon?

Roughly ₹1,500 to ₹3,500 per sq ft depending on specification, plus three to four months from handover to occupation.

How much cheaper is bare shell than furnished?

Typically ₹10 to ₹25 per sq ft a month less in the same building. Whether that saving beats the fit-out cost depends entirely on how long your lease runs.

Is bare shell cheaper than furnished over a long lease?

Yes. Over nine years the rent saving usually exceeds the fit-out cost, and the fit-out is a depreciable asset you own rather than rent you have spent. Over two to three years, furnished wins clearly.

What rent-free period should I get for a bare shell fit-out?

Three months is the standard Gurgaon position. On a soft floor or a large take you can often negotiate more. It is the highest-value item in a bare shell negotiation.

What is a dilapidation clause and why does it matter?

It sets what you must remove or restore at the end of the lease. An open-ended 'restore to original condition' clause can cost a substantial sum nine years later, so agree the scope at signing rather than at exit.