M3M Tee Point Office for Rent, Sector 65 Gurgaon

The M3M Tee Point office rent per sq ft is Rs 70 per sq ft a month for office space in Sector 65 Gurgaon — and the listing that quotes it is explicit about something most are not. That rate is for a block of 7,000 to 20,000 sq ft.

This page previously showed Rs 80 to Rs 100. We are not correcting it, because we think both figures are true. Here the rent runs the opposite way to size: the small units this development was actually sold in fetch more per square foot than a large block does.

Rent that falls as the block grows

This surprises people, so it is worth explaining rather than asserting. A landlord letting 400 sq ft does the same work as one letting 20,000 — finds a tenant, papers a lease, chases the rent, handles the renewal — for a twentieth of the income. And a small unit has many more possible tenants competing for it, while a 20,000 sq ft requirement has very few. A single occupier who takes a large block removes both the work and the competition in one signature, and is paid for doing so.

The wider lesson, which recurs across every page we write: a per-square-foot rent is not a price until you know what quantity it is a price for. We have now found four separate reasons a rate varies inside a single address, and they are worth holding together:

So the first question here is not "what is the rent" but "what is the rent for the unit you are showing me, at its actual area". Get it quoted that way and the Rs 70 versus Rs 100 confusion disappears.

Sold in 400 sq ft units, and what follows from that

Offices here run 400 to 1,930 sq ft, on the 2nd to 10th floors, with retail from 300 to 2,800 sq ft below. Two buildings on about 2 acres.

Four hundred square feet is not a size a business is designed around. It is a size an investor buys. Which tells you the ownership structure before anybody mentions it: a development cut this fine has a great many separate landlords, and that shapes what a tenant actually experiences.

Your lease terms are one owner's alone, so the firm next door may be paying twenty per cent more or less than you for an identical unit. Nobody has authority over the tenant mix, the trading hours or the state of the common areas, because no one owner holds enough of the building to decide anything. And when the lifts or the chillers need replacing, the cost is a levy that somebody has to collect from owners who may be in another city and may never have visited.

It is the same structure as MGF Metropolis on MG Road, which was sold as 318 units of 400 sq ft. We say this not to warn you off but to point your diligence somewhere useful: in a building like this the maintenance schedule and the sinking-fund terms matter more than shaving Rs 5 off the rent.

What it costs to be here

Thirty-six thousand a month is a genuinely accessible commercial address, and for a small practice — a chartered accountant, a design studio, a broker, a clinic — that wants its own front door rather than a desk in somebody's coworking space, this is well judged. Note though that the fit-out is still the larger cheque: Rs 6 to Rs 10 lakh against Rs 36,000 a month is sixteen to twenty-eight months of rent, spent up front and not recovered. Ask whether the unit comes furnished, and if it does, work out what the premium is over the raw rate before deciding it is expensive.

What you can actually fit

The largest single office unit is about 1,930 sq ft — there is no large floor plate here at all, just a ladder of small units, and 1,930 sq ft is roughly fifteen to twenty desks and a meeting room. If you need more than that in one contiguous space you are assembling two or three units, which means two or three landlords, two or three leases and three separate renewal dates. That is workable and it happens, but price the administration in rather than discovering it.

The existence of a Rs 70 rate for 7,000 to 20,000 sq ft tells you bigger assemblies do exist here. So ask specifically what contiguous space is available, not what total space is available — those are different questions and only one of them is about your floor plan.

No rail on this corridor

Sector 65 is on Golf Course Extension Road, and there is no working station on it. The nearest are on Golf Course Road, a corridor over.

Read that as the price of a station. The Golf Course Extension buildings let at Rs 55 to Rs 100 and the Golf Course Road buildings with rail in walking distance let at Rs 100 to Rs 130 for comparable grade. If your staff drive — and on this corridor almost all of them do — you are being paid a substantial discount to give up something you were not going to use. If your hiring depends on rail, none of that discount helps you.

What the development is

Two buildings on about 2 acres on Golf Course Extension Road in Sector 65, mixing retail on the lower levels with offices from the 2nd to the 10th floor. Fully air conditioned, 100 per cent power backup, CCTV surveillance throughout.

Worth confirming what the 100 per cent power backup actually covers on your unit rather than accepting the phrase — the difference between full backup and lights-and-lifts backup is whether your air conditioning runs during a cut, and in a Gurgaon summer that is the difference between working and going home.

M3M publishes this project on its own site, which is more than most buildings in this batch manage and which is where this page's photographs come from.

What to settle before signing

• The quantity your rate applies to — get the rent quoted against the specific unit and its area, not as a per-foot figure. This is the first question here, not the fourth.
• Carpet and super area both, in writing.
• The maintenance charges and their inclusions, quoted separately from rent.
• How the sinking fund is levied, in a development with this many owners, and what happens when an owner does not pay.
• What the power backup covers on your unit.
• Parking bays, written in — shared with retail visitors.
• Whether the unit is furnished, and what the premium is over raw.
• Escalation and lock-in, and whether the deposit is six months or ten.
• Who the registered owner is, and that they are signing.
• The occupation certificate and the dues position on that unit.

Our view

Two things to take away. First, the rent depends on how much you take and it moves the opposite way to the one most people assume — Rs 70 for a 7,000 to 20,000 sq ft block, Rs 80 to Rs 100 for the small units this place was sold in. Rather than pick one number and call the other wrong, understand that both describe the same building at different quantities, and settle the quantity before the rate.

Second, a development cut into 400 sq ft units has a great many landlords, and that shapes everything you will actually experience here: your terms are one investor's, nobody governs the common parts, and capital repairs depend on collecting a levy. That is not a reason to stay away. At about Rs 36,000 a month for 400 sq ft this is one of the genuinely accessible commercial addresses on the corridor, and for a small practice that wants its own front door it is well judged. It is a reason to read the maintenance and sinking-fund terms as carefully as the rent — and to remember that there is no rail on this corridor at all, which is most of why it is cheap.

For the corridor and the comparisons: M3M Urbana Business Park at Rs 60-90 two sectors along, Vatika Professional Point at about Rs 55, Paras Trinity at Rs 70-90 with Rs 18 maintenance, and MPD Tower at Rs 100-105 to see what a station 330 m away costs. The road page is office space for sale on Golf Course Extension Road.

Frequently asked questions

What is the office rent in M3M Tee Point Sector 65 Gurgaon?

Rs 70 per sq ft a month is the rate found — and the listing is explicit that it is for a large block of 7,000 to 20,000 sq ft. This page previously showed Rs 80 to Rs 100, and rather than correcting that we think both are true: the small units this development was sold in fetch more per square foot than a large block does. So what you pay depends on how much you take, and it moves the opposite way to the one most people expect.

Why would a small unit cost MORE per square foot?

Because a landlord letting 400 sq ft is doing the same amount of work — finding a tenant, papering a lease, chasing rent — for a twentieth of the income, and because small units have many more possible tenants competing for them. A single occupier taking 20,000 sq ft removes that work and that competition in one signature, and is paid for it. The same logic runs through this market: at MGF Metropolitan Mall on MG Road the ground-floor shop facing the road costs six times the upper-floor office, and here the small unit costs more than the large block. A rent quote is meaningless until you know what quantity it is for.

How small are the units, and what does that mean?

Offices are 400 to 1,930 sq ft on the 2nd to 10th floors, with retail from 300 sq ft below. Four hundred square feet is not a size a business is designed around — it is a size an investor buys. So expect a development with a great many separate landlords, which has consequences: your lease terms are one owner's alone, nobody has authority over the tenant mix or the common areas, and capital repairs are funded by a levy that somebody has to collect. It is the same structure as MGF Metropolis on MG Road, which was sold as 318 units of 400 sq ft. Read the maintenance and sinking-fund terms as carefully as the rent.

How far is the metro from M3M Tee Point Office for Rent, Sector 65 Gurgaon?

There is no station on this corridor. Sector 65 sits on Golf Course Extension Road and the nearest working stations are on Golf Course Road, a corridor over. That absence is most of why space here lets at Rs 70 to Rs 100 rather than the Rs 100 to Rs 130 the roads with stations command — and it is why, if your staff drive anyway, this corridor is where the value is.

What can I actually fit here?

The largest office unit is about 1,930 sq ft — there is no large floor plate here at all, just a ladder of small units — which is roughly fifteen to twenty desks plus a meeting room. If you need more than that in one contiguous space you are assembling two or three units, which means two or three landlords, two or three leases and three sets of renewal dates. The Rs 70 large-block rate implies bigger assemblies do happen, so ask specifically what contiguous space exists rather than what total space is available.

What should I settle before signing?

The quantity your rate applies to, first — get the rent quoted against the specific unit and its area rather than as a per-foot figure. Then the carpet and super area both in writing, the maintenance charges and their inclusions, how the sinking fund for capital repairs is levied in a development with this many owners, the parking allocation, the escalation and lock-in, the occupation certificate and dues position, and who the registered owner is.