Gopaldas Bhawan Office for Rent, Barakhamba Road Delhi

Gopaldas Bhawan, also written Gopal Das Bhawan and on some listings Gopaldas Tower, is a glass-fronted office tower at 28 Barakhamba Road, Connaught Place, about 0.1 km from Barakhamba Road metro. One building page puts it at about 3,01,307 sq ft built up, with floors of about 15,065 sq ft, and says it went up in the late 1990s as one of the first glass-facade buildings in the capital. On the dated quotes found on 30 September 2026, offices here let at Rs 110 to Rs 130 per sq ft a month, plus Rs 33.50 of maintenance.

The row this page replaces printed a band of roughly Rs 120 to Rs 200, marked as an estimate, with no source. The bottom was close. The top came from a broker page that prints the same Rs 170 to Rs 200 line for several Connaught Place towers, and no dated listing for this building asks anything like it. What this building does publish, unusually, is its lease terms, and those are where a tenant should start.

Five quotes, and one band that is not about this building

Two more figures sit around these. A coworking operator's page for the building calls commercial space here Rs 100 a foot, the lowest figure found. A building guide updated in March 2025 said asks hovered around Rs 120 to Rs 140. Both sit inside or just below the band the dated listings make.

The odd one is the furnished office. At Rs 125 it asks less per foot than the bare space on the tenth and sixteenth floors at Rs 130, which is backwards: a tenant normally pays Rs 20 to Rs 30 more for someone else's fit-out. Two readings fit. The furnished office may be on a low floor or have an old fit-out that the landlord prices to move, or the Rs 130 asks are opening positions with room in them. Either way it tells a tenant that Rs 130 for bare space is not a floor price. The Rs 150 to Rs 175 on the leasing site is a broker's band, not a quote for a named floor, and should be treated as the top of what a landlord will try.

The lease terms, which this building publishes

Most Connaught Place listings say "deposit negotiable" and stop. The two bare-space listings for Gopaldas Bhawan print the whole structure:

• Security deposit: three months' rent.
• Lock-in: three years.
• Lease term: nine years.
• Escalation: 15 per cent every three years.
• Power: 1 kVA for every 100 sq ft, with 100 per cent backup, and central air conditioning.

The furnished 3,600 sq ft office asks differently: six months' deposit with a 12-month lock-in. That is the usual trade. A landlord who has spent money on furniture wants more cash up front but lets the tenant leave sooner, because a furnished office relets faster.

The step-up matters over a full term. At 15 per cent every three years, Rs 130 becomes Rs 149.50 in year four and about Rs 171.93 in year seven. On 4,750 sq ft that is Rs 6,17,500 a month for the first three years, Rs 7,10,125 for the next three and about Rs 8,16,644 for the last three, or about Rs 7.72 crore of rent across nine years, before maintenance or tax. A tenant who expects to stay should argue about the escalation as hard as the opening rent.

A month in Gopaldas Bhawan, worked out

Rent and maintenance are charged on super area. GST at 18 per cent is added to the rent; a GST-registered firm can usually claim it back. Electricity is metered separately.

The cash to sign is the other number. Three months' deposit on the 4,750 sq ft office at Rs 130 is Rs 18,52,500, and on 10,000 sq ft it is Rs 39,00,000. The furnished office's six months comes to Rs 27,00,000, which is more than the 4,750 sq ft bare deposit for a smaller space. A tenant taking bare space also pays for its own fit-out; ask for one to three months rent-free while it is done.

Why the Rs 33.50 matters as much as the rent

At a Rs 130 rent, maintenance of Rs 33.50 takes the cost to Rs 163.50 a foot before tax, and maintenance is about 20 per cent of that. Narain Manzil, a few buildings along Barakhamba Road, publishes Rs 8 of general maintenance and Rs 20 for power backup and cooling, Rs 28 in all. Its bare shell asks Rs 165, so its rent plus maintenance is about Rs 193. On those figures Gopaldas Bhawan is about Rs 29.50 a foot cheaper, all-in, for bare space. The gap is real, but it is smaller than the rent alone suggests, and it closes if the Rs 33.50 here leaves out anything the Rs 28 there includes. Get the maintenance schedule before comparing.

The tower: floors, size and age

The sources do not agree on the floor count, and the difference matters when a floor is being described to you:

• One listing: one basement, ground, upper ground and 18 floors.
• A building page: 19 floors of about 15,065 sq ft, in about 3,01,307 sq ft. Nineteen floors of that size come to about 2,86,000 sq ft, so the total is believable if the ground and upper ground levels are counted.
• A third listing: a 16-floor building. That cannot stand when the market lists a part of the sixteenth floor and a coworking operator lists floors B1 to 19.

The sanctioned building plan and the occupancy certificate settle the count; ask the landlord for both. Space is let from about 1,500 sq ft up to a whole floor of about 15,000 to 16,000 sq ft, and offers found run from 3,600 sq ft to 14,500 sq ft. A late-1990s tower means older lifts, services and facade than the glass buildings of Aerocity; ask when the lifts and chillers were last replaced.

Who is already in the building

No published tenant directory for Gopaldas Bhawan was found, so this list is pieced together. The names attached to the address across listing and building pages include Tata Advanced Systems, IndusInd Bank, whose Barakhamba branch is here, Sberbank, DSP Investment Managers, Indorama, Cipla, Qube Real Estate Advisory and Signature Global. The last is on record: a document Signature Global filed with the Haryana real estate regulator gives its registered office as the 13th floor, Dr Gopal Das Bhawan, 28 Barakhamba Road. A visa application centre occupies the upper ground floor, which means queues of applicants in the lobby on working days. For a law firm or a bank back office, that is a detail worth seeing in person.

A private company, Gopal Das Estates & Housing, incorporated in 1974, has its registered office at 28 Barakhamba Road. The old row named "Gopaldas" as the developer; the sources read do not say who owns each floor today, and in an older Connaught Place tower floors are often held by different owners. Your lease is with whoever holds the registered title to your floor, so ask to see it.

Barakhamba Road and Connaught Place neighbours

On asking rent, Gopaldas Bhawan is the cheaper end of Barakhamba Road. Narain Manzil asks Rs 35 more a foot for bare space, Rs 165 against Rs 130, and its let offices sell at about Rs 27,000 a foot on the Narain Manzil sale page, a useful check on what a floor here might be worth to an investor. The CBD benchmark of Rs 293 describes the newer Grade A stock, and it shows how far an older tower on the same road sits below it. For south Delhi's cheaper office market, see DLF Towers in Jasola, at Rs 95 to Rs 110 on this site's page; for new glass towers by the airport, Worldmark 3 at Aerocity. Old Delhi's own office stock is on the Omaxe Chandni Chowk rent page.

What could not be established

No source gave the exact completion year beyond "late 1990s", a parking allocation per 1,000 sq ft, the carpet-to-super ratio, or whether GST is charged on the maintenance bill. No registration under the real estate act applies to a tower finished two decades before the act. None of this stops a lease, but each belongs in writing before one is signed.

Checklist before the lease

1. Floor and area: which floor, the super area and the carpet area, and the loading between them.
2. Maintenance schedule: what the Rs 33.50 covers, and whether cooling hours and backup are inside it.
3. Escalation: 15 per cent every three years is the opening position; ask for 12 or for a longer interval.
4. Title: the registered deed for the floor, or board authority for a company owner.
5. Parking: the number of bays in writing; in Connaught Place they are scarcer than space.
6. Rent-free fit-out period: one to three months for bare space.
7. Lifts and chillers: when they were last replaced, in a tower from the late 1990s.

Frequently asked questions

What is the rent for office space in Gopaldas Bhawan?

The dated quotes found on 30 September 2026 run from Rs 110 to Rs 130 per sq ft a month on super area: Rs 110 for an unfurnished 14,500 sq ft floor on the seventh level, Rs 125 for a furnished 3,600 sq ft office, and Rs 130 for bare space of 4,750 sq ft on the sixteenth floor and 10,000 sq ft on the tenth. One leasing site asks Rs 150 unfurnished and Rs 175 furnished. The Rs 170 to Rs 200 band on another site is the same wording it prints for other Connaught Place towers, so it is not evidence about this one.

What are the maintenance charges in Gopaldas Bhawan?

Rs 33.50 per sq ft a month for common-area maintenance, on two listings for the tenth and sixteenth floors. That is about a fifth of the occupancy cost at a Rs 130 rent, and more than the Rs 28 (Rs 8 general plus Rs 20 for power backup and cooling) quoted for Narain Manzil down the road. Ask what the Rs 33.50 covers, whether air conditioning and backup are inside it, and whether GST is added.

What deposit, lock-in and escalation does Gopaldas Bhawan ask?

The two bare-space listings ask three months' deposit, a three-year lock-in, a nine-year lease term and a 15 per cent step-up every three years. A furnished 3,600 sq ft office asks six months' deposit with a 12-month lock-in. On 4,750 sq ft at Rs 130, three months is Rs 18,52,500.

How much does a 4,750 sq ft office in Gopaldas Bhawan cost a month?

About Rs 8,87,775 before electricity: Rs 6,17,500 of rent at Rs 130, Rs 1,59,125 of maintenance at Rs 33.50 and Rs 1,11,150 of GST at 18 per cent on the rent. With the 15 per cent step-ups, the rent alone over a nine-year term comes to about Rs 7.72 crore.

How many floors does Gopaldas Bhawan have?

One listing gives one basement, a ground floor, an upper ground floor and 18 upper floors, and a building page gives 19 floors of about 15,065 sq ft in a built-up area of about 3,01,307 sq ft. A third listing calls it a 16-floor building, which cannot be right when the same market lists space on the sixteenth floor and a coworking operator lists floors up to 19. The sanctioned plan and occupancy certificate settle the count.

Which companies have offices in Gopaldas Bhawan?

Occupants named across listing and building pages include Tata Advanced Systems, IndusInd Bank's Barakhamba branch, Sberbank, DSP Investment Managers, Indorama, Cipla and Signature Global, whose registered office on the 13th floor appears in a document it filed with the Haryana real estate regulator. A visa application centre is on the upper ground floor. Tenant lists age, so check who is on the floor you are shown.

What is the Gopaldas Bhawan address and pin code?

Dr Gopal Das Bhawan, 28 Barakhamba Road, Connaught Place, New Delhi 110001. The 110001 pin code is the one the company registry prints for Gopal Das Estates & Housing, whose registered office is at the same address. Some listings call the building Gopaldas Tower or Gopal Das Bhawan; all of them mean number 28.

How far is Gopaldas Bhawan from Barakhamba Road metro?

The distance is about 0.1 km on one listing, and a six-minute walk on a transit planner. Barakhamba Road, the nearest station, is on the Blue Line, one stop from the Rajiv Chowk interchange, so staff can reach the building by train from Noida, Dwarka and, with one change, Gurgaon.