M3M Urbana Business Park Office for Rent, Sector 67 Gurgaon

Office space for rent in M3M Urbana Business Park Sector 67 Gurgaon runs between Rs 60 and Rs 90 per sq ft a month. Both ends of that are the same building, in the same month, and the gap between them is not the market.

Golf Course Road proper lets at roughly Rs 110 to Rs 150 per sq ft a month. This building, four years old and a corridor over, lets at about half that. What you give up for the discount is rail: there is no station within walking distance here, and if your staff drive to work that costs you nothing at all.

What the money buys, corridor by corridor

Read across and the trade is legible. You are not paying less because the building is worse — it is newer than most of what Golf Course Road offers. You are paying less because nobody can reach it by train.

The 500 sq ft point, which is the real reason firms end up here

Most Grade A stock on these corridors starts at two or three thousand square feet. A firm of six that wants a Grade A address therefore has two options: take a coworking membership, or sign for three times the space it needs. This building cuts its office floors into suites from about 500 sq ft, across two towers — North at G+10 and South at G+19 — and that is unusual enough to be the deciding feature for a small tenant.

At Rs 60 a foot, 500 sq ft is about Rs 30,000 a month plus maintenance. At Rs 90 it is about Rs 45,000. Either is inside what a six-person firm would pay for desks in a managed centre, and it comes with its own door, its own lease and its own name on it.

Why one building has a thirty-rupee spread

Because it is strata-owned. Each suite has a different investor-landlord, a different fit-out and a different position in the tower, and there is no single building owner publishing one rate. Floor level, frontage and whether the unit comes fitted decide where in Rs 60 to Rs 90 you land.

The practical consequence: see at least three units before you agree a rate. The first one shown to an enquiry is rarely the one at Rs 60, and the difference over a three-year lease on 800 sq ft is about Rs 8.6 lakh.

What it actually costs a month

The rent is the smallest part of the conversation you will have with your accountant. Take an 800 sq ft suite at the middle of the band, Rs 75 per sq ft, and the monthly picture looks like this. The rent figure is this building's; the maintenance, GST and TDS lines are the standard Gurgaon mechanics and are shown so the shape is clear — ask for the actual maintenance rate on your unit rather than assuming this one.

Two things fall out of that table. The maintenance line is nearly a sixth of the rent and it is the number nobody negotiates, because it arrives after the rent has been agreed. And the deposit sits on top: at six to ten months of rent, an 800 sq ft suite at Rs 75 means Rs 3.6 lakh to Rs 6 lakh parked with a landlord you have not met, which is the single largest reason to confirm that the person signing is the registered owner.

What to check before signing

Five things, in the order they cost you money:

• The carpet area in writing on your unit, not the building's typical efficiency.
• The maintenance rate and what it covers — quoted separately and the line that moves most.
• Allocated parking bays for your unit, written into the lease. There is retail at the base of this development, and it competes for parking in the evening and at weekends.
• Escalation and lock-in — fifteen per cent every three years and a three-year lock-in on a five-year lease are both normal here.
• Who actually owns the unit. With strata stock, confirm the registered owner is the person signing your lease.

Our view

The reason to be here is unit size; the reason it is affordable is the missing railway. A six-person firm holding a 500 sq ft suite on its own lease in a 2021 Grade A building at half Golf Course Road money is a good trade, provided everybody drives. The thing to watch is that Rs 60 and Rs 90 are both real and both in this building, so the negotiation matters more than the timing.

If you are buying rather than leasing here, the same numbers run the other way and we have done that arithmetic on office space for sale in M3M Urbana. The two corridors this page keeps measuring against have pages of their own — office space on Golf Course Road and office space at Sohna Road — and office space for sale on Golf Course Extension Road covers the rest of this stretch.

Frequently asked questions

What is the office rent in M3M Urbana Business Park Sector 67 Gurgaon?

Rs 60 to Rs 90 per sq ft a month plus maintenance, depending on the unit. Rs 60 is the bare-shell, lower-floor end and Rs 90 the fitted, better-positioned end. For comparison, Golf Course Road proper runs nearer Rs 110 to Rs 150, so this corridor is roughly half price for stock that is newer.

What is the smallest office I can take here?

About 500 sq ft. That is the genuinely unusual thing about the building: most Grade A stock on these corridors starts at two or three thousand square feet, so a firm of six either takes a coworking membership or overcommits. Here it can hold its own lease.

Why is the rent range so wide for one building?

Because it is strata-owned. Each suite has its own investor-landlord, its own fit-out and its own view, and there is no single building owner setting one rate. Floor, frontage and whether the unit comes fitted decide where in the Rs 60 to Rs 90 band you land — not the month you sign in.

How does this compare with Golf Course Road or Sohna Road?

Golf Course Road asks roughly double and gives you the Rapid Metro. Sohna Road is priced closer to this but its Grade A stock is older. M3M Urbana sits between them: newer than Sohna Road, cheaper than Golf Course Road, and without rail.

Is there parking, and how much?

The development has multi-level parking, and it also carries retail at the base, which competes for it at weekends and in the evening. Get the allocated bays for your unit written into the lease rather than relying on the building's total.

What should I settle before signing here?

The carpet area in writing, the maintenance rate and what it covers, the allocated parking bays, the escalation and lock-in, and the occupation certificate with the dues position on that unit. With strata stock, also confirm who the registered owner is and that the person letting it to you is that owner.