DLF City Court Office for Rent, Sikanderpur Gurgaon

Furnished office space in DLF City Court lets at Rs 60 to Rs 65 per sq ft a month. That is not a typing error and it is not shell space: one published unit is 425 sq ft, furnished, with ten workstations, a cabin and a meeting room, at Rs 60. Another is 2,500 sq ft furnished at Rs 65.

Set that against the rest of this corridor. Millennium Plaza, two metro stops away, quotes Rs 90 to Rs 100 for raw space. Furnished space here is a third cheaper than unfurnished space there, in a building at a metro interchange. The rest of this page is about why, and who that suits.

Do the sum per desk, because that is the real comparison

A firm looking at 425 sq ft with ten workstations is not really choosing between offices. It is choosing between a small private office and ten co-working desks, so put the numbers in the same units:

A private office at an interchange metro station, with your own door and your own meeting room, at a third to a fifth of a shared desk. That is the finding, and nobody publishes it, because the two markets advertise in different units and nobody converts between them.

Be fair about what the Rs 3,315 excludes, though: electricity, internet, a receptionist, tea, cleaning and printing are yours to arrange and pay for, and a co-working desk includes all of them. Add a realistic figure for those and the gap narrows. It does not close.

Why it is this cheap: the units are tiny

DLF City Court is three towers on about two acres, two basements plus ground plus ten floors, with roughly 150,000 sq ft built up divided into around 222 office and retail units averaging under 700 sq ft each.

That single fact explains the rent. A building of 222 small units cannot be let to a company; it is let to 222 small tenants, one at a time, by whoever owns each unit. There is no institutional landlord setting a rate, no single leasing agent holding the line on price, and no tenant large enough to make a building-wide deal. Every letting here is a separate negotiation between a small owner who wants the unit filled and a small tenant who can walk away. Prices in that market are soft.

Compare the shape at DLF Centre Court on Golf Course Road, where one landlord lets 19,400 sq ft floors to Fortune 500 companies from Rs 75. Same developer, same city, entirely different market — and Centre Court is the dearer of the two despite letting whole floors, which is the opposite of what volume usually does to a price.

What the location is genuinely worth

This is the best-connected office address in Gurugram and it is not close. Sikanderpur is the interchange between the Delhi Metro yellow line and the Rapid Metro, which means a tenant here is reachable from central Delhi without a change and from the whole Golf Course Road corridor in one hop. Cyber City is minutes away.

For a firm whose staff and visitors arrive by metro, that is worth more than a better building further out. It is the honest argument for taking a small, unglamorous unit here rather than a nicer one elsewhere, and it is why the rent being low is surprising rather than obvious.

Three things a small tenant should check here

Who your landlord is, and what they own. In a 222-unit building your landlord is an individual, not a company with a leasing department. Ask how many units they own, how long they have held them, and whether the unit is mortgaged. A single-unit owner in financial difficulty is a risk to your tenancy that no institutional landlord poses.

What maintenance costs, and what it buys. Budget around Rs 18 per sq ft a month on this corridor — the figure this batch has measured on MG Road, against about Rs 14.60 in Jasola and Rs 19 on Golf Course Road. In a building of small owners, the association's ability to collect decides whether the lifts work, and you will feel that before your landlord does.

Whether the furniture is really included, and who fixes it. "Furnished" in a 425 sq ft unit means somebody's workstations, somebody's air conditioner and somebody's wiring. Get an inventory into the lease with a condition note, and settle who repairs what before you move ten people in.

Who this building is right for

Teams of about five to forty people who want a private address at a metro interchange and do not need the building to impress anyone. Professional practices, small consultancies, sales offices, back offices and satellite teams of larger firms. A 2,500 sq ft unit at Rs 65 is Rs 1.63 lakh a month for a floor of your own.

It is wrong for anyone who needs a contiguous plate, a corporate lobby, or certainty about the building's upkeep. If your clients form an opinion from the entrance, spend the money on Golf Course Road instead and accept Rs 90 to Rs 140.

What to settle before you sign

• The rate, the maintenance charges and what electricity is billed at, as three separate numbers.
• Whether the quoted area is carpet or chargeable. On a 425 sq ft unit the difference is a third of your rent.
• A furniture inventory with a condition note, in the lease.
• Your landlord's ownership and whether the unit is mortgaged.
• The lock-in and the notice period, which in a soft market should favour you.

Frequently asked questions

What is the office rent in DLF City Court, Sikanderpur Gurgaon?

Furnished space lets at about Rs 60 to Rs 65 per sq ft a month. One published unit is 425 sq ft furnished with ten workstations, a cabin and a meeting room at Rs 60, and another is 2,500 sq ft furnished at Rs 65. Budget maintenance of roughly Rs 18 per sq ft a month on top, and electricity separately.

Why is furnished space here cheaper than unfurnished space nearby?

Because of how the building is owned. It holds around 222 office and retail units averaging under 700 sq ft in about 150,000 sq ft, so every letting is a negotiation between one small owner who wants the unit filled and one small tenant who can walk away. There is no institutional landlord holding a rate, and prices in that market are soft.

Is a small office here cheaper than co-working?

Substantially. A 425 sq ft unit with ten workstations at Rs 60 is Rs 25,500 a month, or Rs 2,550 a workstation, and about Rs 3,315 once maintenance is added. Gurugram co-working desks typically run Rs 6,000 to Rs 15,000. The honest caveat is that electricity, internet, reception, tea, cleaning and printing are yours to arrange here and are included there, which narrows the gap without closing it.

How good is the location?

It is the best-connected office address in Gurugram. Sikanderpur is the interchange between the Delhi Metro yellow line and the Rapid Metro, so the building is reachable from central Delhi without a change and from the whole Golf Course Road corridor in one hop, with Cyber City minutes away.

What should a small tenant check in a building of 222 owners?

Three things. Who your landlord is, how many units they own and whether the unit is mortgaged, because an individual owner in difficulty is a risk no institutional landlord poses. What the owners' association charges and whether it collects, because that decides whether the lifts work. And a furniture inventory with a condition note in the lease, since furnished here means somebody's own workstations and wiring.

Is DLF City Court the same as DLF Centre Court?

No, and they are easy to confuse. City Court is on Mehrauli-Gurgaon Road at Sikanderpur, a building of around 222 small units letting from Rs 60. Centre Court is on main Golf Course Road in Sector 42, twin towers letting whole 19,400 sq ft floors to Fortune 500 companies from Rs 75. Same developer, different markets.