M3M IFC Office Space for Rent, Sector 66 Gurgaon

M3M IFC, the M3M International Financial Centre, is a two-tower office and retail complex on Golf Course Extension Road in Sector 66, Gurugram. Its office tower, Tower 1, rises 40 floors over three basements, with floors of about 17,000 sq ft. M3M IFC office space for rent is quoted at about Rs 95 to Rs 120 per sq ft a month, plus about Rs 20 maintenance: Rs 95 for whole floors, Rs 110 for unfurnished space and Rs 120 on a unit that is already let. The earlier version of this page gave Rs 110 to 120 as the whole range. The floor rate sits below it, and it is the figure a large tenant should open with.

On this site's figures that is the highest office rent in Sector 66, and close to what the newest towers on the road ask. What follows: each quote found and what kind of quote it is, the monthly bill for four sizes of office, the few lease terms on record, the building facts where sources disagree, and how the rent sits against five neighbours.

Quotes for office space in M3M IFC Gurgaon

The Rs 95 quote is the firmest of these. It names the tower, the floor size, the maintenance and a lock-in, and the Rs 15 lakh listing for 16,000 sq ft lands just under it. Rs 110 and Rs 120 are smaller or already-let units, where an owner gets more per foot. Rs 150 for built to suit includes the landlord's fit-out spend, recovered from the tenant over the lock-in. Office space for lease in M3M IFC is therefore cheapest per foot for the tenant who takes a whole floor bare and fits it out at its own cost.

The two listings priced by the month give no size. At the Rs 95 floor rate, Rs 10.5 lakh would rent about 11,050 sq ft and Rs 16.5 lakh about 17,370 sq ft, close to one Tower 1 floor; that is our arithmetic, not the listings' own figure. This site's Sector 66 guide recorded rent listings in the building from about Rs 7.56 lakh to Rs 16.5 lakh a month on the same day.

A broker page also prints a ladder for the building of Rs 55 raw, Rs 70 furnished, Rs 80 built to suit and Rs 90 serviced. It names no unit and no date, and it sits below every specific quote above, so it is shown here and left out of the headline.

The monthly bill, size by size

Rent and maintenance are charged on super area. GST at 18 per cent is added to the rent; maintenance usually carries GST as well, which this table leaves out along with electricity.

A GST-registered firm can usually claim back the tax on rent, which brings the 2,000 sq ft office to about Rs 2,60,000 a month. On the full floor, the tenant also deducts 10 per cent TDS from the rent, Rs 1,61,500 a month, and pays it to the tax department; that is a timing matter, not an extra cost. A built-to-suit floor of 17,000 sq ft at Rs 150 would carry Rs 25,50,000 of rent a month before maintenance and tax, which is the price of not spending on the fit-out yourself.

For a team of 15 to 25, the coworking centre in the building is the other route. Karya Network lists dedicated desks from Rs 14,000 a month, so twenty desks cost Rs 2,80,000, against about Rs 3 lakh for a bare 2,000 sq ft office that still needs furniture, cabling and a three-year commitment. More options of that kind are on coworking space in Gurgaon.

Lease terms in writing so far

The Tower 1 listing gives an expected lock-in of 36 months. It marks the security deposit, the escalation and the lease term as to be discussed, and no listing found prints a figure for any of them. Two pages on this site give a working position. Spaze Business Park in the same sector describes leases of three to nine years stepping up 15 per cent every three years. Splendor Trade Tower in Sector 65 lets vacant space at about Rs 70 against Rs 78 on a nine-year pre-lease, so on this road a long, firm commitment is worth roughly a tenth of the rent to the owner. A tenant who can sign for longer than 36 months should ask for the Rs 95 rate and a rent-free fit-out period in return.

Two towers, and where the sources disagree

Leasing listings describe Tower 1 as three basements, a ground floor and 40 upper floors, and the second tower as 10 floors; one listing calls them an office tower and a retail tower. A published list of Gurgaon's tallest buildings gives M3M IFC as 199.3 metres (654 ft) with 44 floors, completed in 2023. The 40 and the 44 count floors differently and neither source explains its count, so ask for the floor number of the space you are offered rather than relying on either.

Project pages name Chapman Taylor as the architect and put the site at about 4.6 acres, with about 10 lakh sq ft of offices for more than 10,000 people and about 1,32,000 sq ft of retail on the ground, first and second floors. The building is rated LEED Gold. It is registered with the Haryana authority as RERA 20 of 2018; this site's Sector 66 guide records the promoters as Gentle Realtors and Luminos Builders, M3M companies.

Completion is where the sources part. Project pages give possession as December 2023, matching the list's 2023, while a leasing listing read for the Sector 66 guide gave December 2024. The occupation certificate settles it, and a tenant should see it before signing, along with the landlord's title to the unit.

Office sizes also differ by source. One broker page says leasable offices start at 1,800 sq ft, while sale listings carry units of 740 to 1,500 sq ft. Small units do exist, but they are mostly investor-owned and let one at a time, so a small tenant is dealing with an individual owner, not the developer.

Who occupies the building

An M3M IFC companies list is not published in any source read. Karya Network runs a coworking centre here. The searches people run for the building are dominated by its restaurants, Barbeque Nation, Anardana, Mamagoto and Dhaba 29 among them, which tells you the retail floors trade as a food court for the offices around them. That is useful at lunch and busy at the entrance. Ask the landlord who sits on your floor and the floors around it, because a single large occupier or a coworking floor next door changes lift waits and parking.

Address, Badshahpur and the metro

The building stands on Golf Course Extension Road in Sector 66. One listing prints the address as R1004, Badshahpur, Sector 66, Gurugram, Haryana 122022; Badshahpur appears in the address on that listing and in what people search. The Sector 55-56 Rapid Metro station is about 5.4 km away on one project page, and this site's Spaze Business Park page puts that park about 5 km from the same station. Staff arrive by car, cab or company shuttle. That is the main thing a tenant gives up against the Golf Course Road towers on the metro, covered on office space near a metro station.

People sometimes search M3M IFC together with M3M 65th Avenue. That is a separate M3M retail project in Sector 65, selling ground-floor shops at about Rs 35,000 to Rs 45,000 per sq ft on this site's 65th Avenue page, not part of this building.

Against five neighbours on Golf Course Extension Road

At the floor rate, M3M IFC asks about Rs 40 a foot more than Spaze Business Park and Vatika Professional Point. On a 17,000 sq ft floor that gap is Rs 6,80,000 a month in rent alone. It sits at the bottom of Adani Miracle Mile's band. What the premium buys is a recent tower with large, regular floors, a LEED rating and a food court downstairs; a tenant who mainly needs space at the lowest cost will find it in the older Sector 66 parks at a little over half the rent. The sector as a whole is covered on office space in Sector 66, which quotes M3M IFC at the Rs 95 floor rate; this page's band runs higher because it adds the smaller and already-let units. The corridor is on Golf Course Extension Road.

Renting against buying a unit here

This site's M3M IFC building page lists pre-leased units for sale, one at Rs 1.48 crore with no size given there, and a second building page lists pre-leased offices of 2,250 and 4,500 sq ft with prices on request. A sale listing read for the Sector 66 guide ties Rs 1.48 crore to 740 sq ft, which is Rs 20,000 per sq ft. If that unit were let at Rs 95, the rent would be Rs 70,300 a month or Rs 8,43,600 a year, a gross yield of 5.7 per cent; at Rs 120 it would be Rs 10,65,600 a year, or 7.2 per cent. Those are our working, not a seller's figures, and they show why an investor should divide the actual lease rent by the asking price before believing any printed return.

Checks before the token

1. Tower and floor: which tower, which floor, and the carpet area alongside the super area the rent is charged on.
2. Rent basis: warm shell, built to suit or furnished, and who owns the fit-out when the lease ends.
3. Maintenance: the Rs 20 confirmed in writing, what it covers and whether GST is added.
4. Deposit, lock-in, escalation and term: only the 36-month lock-in is on record; agree all four.
5. Papers: the occupation certificate for the tower, and for an investor-owned unit the registered sale deed in the landlord's name.
6. Parking: basement slots per 1,000 sq ft and the charge for extra ones.

Frequently asked questions

What is the rent for office space in M3M IFC?

About Rs 95 to Rs 120 per sq ft a month on super area, plus maintenance of about Rs 20. A Tower 1 floor of about 17,000 sq ft is quoted at Rs 95 warm shell, and a 16,000 sq ft space at Rs 15 lakh a month works out to Rs 93.75. Unfurnished space is quoted at Rs 110, and Rs 120 is the rent a sitting tenant pays on a pre-leased unit offered for sale. One built-to-suit listing expects Rs 150, with the landlord paying for the fit-out.

What are the maintenance charges at M3M IFC?

About Rs 20 per sq ft a month, on the Tower 1 leasing listing that also names the rent. On a 17,000 sq ft floor that is Rs 3,40,000 a month before GST. Ask what the Rs 20 covers, in particular power backup and air conditioning after office hours, which buildings often bill separately.

How much does an office in M3M IFC Gurgaon cost a month?

A 2,000 sq ft office at Rs 110 costs about Rs 2,99,600 a month: Rs 2,20,000 rent, Rs 40,000 maintenance and Rs 39,600 GST on the rent. A full 17,000 sq ft Tower 1 floor at Rs 95 costs about Rs 22,45,700 on the same basis. Electricity, parking and GST on maintenance come on top; a GST-registered firm can usually claim back the tax on rent.

What is the M3M IFC address?

M3M IFC stands on Golf Course Extension Road in Sector 66, Gurugram. One listing prints the address as R1004, Badshahpur, Sector 66, Gurugram, Haryana 122022, which is why the building is also searched as M3M IFC Badshahpur; check the postcode against your lease papers. The Sector 55-56 Rapid Metro station is about 5.4 km away by one project page's measure, so staff arrive by road.

What is the M3M IFC building height, and who was the architect?

A published list of Gurgaon's tallest buildings gives M3M IFC as 199.3 metres (654 ft) with 44 floors, completed in 2023. Leasing listings describe Tower 1 as three basements, a ground floor and 40 upper floors, and the second tower as 10 floors. Project pages name Chapman Taylor as the architect.

Is there an M3M IFC companies list?

No tenant list is published in any source read for this page. Karya Network runs a coworking centre in the building, and the lower floors are retail and food: people search the building together with restaurants such as Barbeque Nation, Anardana, Mamagoto and Dhaba 29. Ask the landlord or the facility manager who occupies your floor and the floors around it.

What lock-in does an M3M IFC Tower 1 lease carry?

The Tower 1 listing gives an expected lock-in of 36 months and leaves the security deposit, escalation and lease term to be discussed. In the same sector, Spaze Business Park leases step up 15 per cent every three years, which is a fair opening position to expect here. Put all four terms in the lease before paying anything.

Can I rent a coworking desk in M3M IFC instead?

Yes. Karya Network's centre in the building is listed from Rs 14,000 a dedicated desk a month. Twenty desks cost Rs 2,80,000 a month, against about Rs 3 lakh for a bare 2,000 sq ft office that still has to be fitted out, so a team of under about 25 people should price both before signing a three-year lease.