MGF Megacity Mall Office for Rent, MG Road Gurgaon

The MGF Megacity Mall office rent per sq ft is about Rs 65 per sq ft a month for office space in MG Road Gurgaon. The letting we found is specific: 816 sq ft, unfurnished, first floor, ready to move, with air conditioning, power backup, round-the-clock security, a lift and car parking. That works out to about Rs 53,000 a month.

Which makes this the cheapest of MGF's three malls on this road by a wide margin. The interesting part is not the discount — it is that you do not appear to be paying for it in location.

The cheapest of the three, and arguably the best station

The nearest metro station here is Sikanderpur, and it is where the Delhi Metro Yellow Line meets the Rapid Metro. That single fact is worth more than it looks. From Sikanderpur you can reach Cyber City and the whole Golf Course Road office corridor without leaving the network — no auto, no cab, no last mile. MG Road station, which serves the two dearer malls, is Yellow Line only: better for a trip to central Delhi, worse for almost any journey that stays inside Gurgaon.

Think about whose commute that actually serves. If your staff live in Delhi and travel in, MG Road station is marginally better. If your staff live in Gurgaon — and most Gurgaon office staff do — or if your working day involves meetings in Cyber City or on Golf Course Road, Sikanderpur is the more useful station of the two, and this is the cheaper building.

So where does the 35 per cent go?

Being honest about the discount matters more than celebrating it, so here is what we can and cannot account for.

Fit-out explains a real slice of it. The unit found here is unfurnished. The comparable figures at Metropolis and Metropolitan are for furnished or premium space. In Gurgaon a furnished premium is worth roughly Rs 15 to Rs 25 a foot, so a genuine like-for-like comparison would put Megacity somewhere around Rs 80 to Rs 90 furnished rather than Rs 65 — which narrows the gap considerably without closing it.

The rest is building, floor and owner. All three malls are strata-owned, which means every unit is negotiated with a different individual investor and the rate depends on which floor you land on and when that owner bought. A 35 per cent spread within one strata building is common; across three of them it tells you very little about relative quality.

And one figure is doing a lot of work. The Rs 65 comes from one letting. Treat it as the lowest published figure for this building, not as a proven market rate. If a landlord here asks Rs 85 for a furnished unit, that is not evidence anyone is being unreasonable.

The fit-out is the real cheque

On a unit this size the rent is not the big number, and a small firm that plans around the rent alone gets caught.

The fit-out is twenty to forty months of rent, spent before anybody sits down, and it does not come back when you leave. That is the single most important number on this page for a firm taking space here, and it is the reason the coworking option below deserves a proper costing rather than a glance.

You can take space here without a lease

alt.f operates a coworking space in this building. So you can take a desk or a private cabin on a monthly fee: no deposit of that scale, no lock-in, no fit-out, and no responsibility for the mall.

For a firm under about ten people that is usually cheaper all in, and the arithmetic above is why — a Rs 12 to Rs 20 lakh fit-out on an 816 sq ft unit is capital you could be spending on staff. The trade is cost per seat and less control over your own space. But if you are weighing a small lease here against a cabin upstairs, do the sums over three years including the fit-out you will not recover, not over one month of rent.

Worth noting that both of the other two malls have the same escape hatch — Metropolis has a serviced business centre on its first floor — so on this road you can get a metro-connected Gurgaon address without a lease in any of the three MGF buildings.

What the mall is, and one figure not to misread

Around 3 acres on Mehrauli-Gurgaon Road in Sector 28. MGF publishes about 4,00,000 sq ft built and about 2,00,000 sq ft saleable.

That gap looks alarming and is not. Built area counts basements, parking, plant rooms and service cores that were never going to be sold to anybody, and a 50 per cent built-to-saleable ratio is ordinary for a mall with parking underneath it. It is a different measure from the carpet-to-super loading you will be quoted on your own unit, and it tells you nothing at all about that.

We say this because we made exactly that mistake on the sibling page for MGF Metropolitan, where we briefly offered these Megacity figures as corroboration of a heavy carpet-to-super loading. They are not corroboration and we have withdrawn it. The lesson is the instruction: ask for the carpet area and the super area on your own unit, separately and in writing, and divide them yourself. No published total for a building — the developer's, a portal's or ours — substitutes for that.

Maintenance, and the strata questions

No maintenance figure for this mall surfaced. Ask for it in writing before you discuss rent, and expect a mall's to run above an office tower's: escalators, common air conditioning across a large public area, retail-standard cleaning and heavy footfall on every surface. For reference from buildings we hold pages on, Orchid Centre on Golf Course Road charges about Rs 19 per sq ft a month and Paras Trinity about Rs 18 — and those are offices. On a Rs 65 rent, a Rs 20 maintenance is nearly a third again.

Then the questions that matter in any strata-owned mall, where your landlord owns one unit and nobody owns the building:

• How is the sinking fund for capital repairs levied, what does it currently hold, and what happens when an owner does not pay?
• When were the lifts, escalators and chillers last replaced, and who paid?
• Who is the registered owner of your unit, and are they the party signing the lease?
• What parking is allocated to your unit in writing, given that mall parking is shared with shoppers?

Megacity vs Metropolis vs Metropolitan

MGF has three malls on this road and their names read alike, and the usual advice to check the name is not sufficient here because the publishers themselves get it wrong. One mall directory states outright that MGF Metropolitan is "also known as MGF Metropolis", merging two separate buildings into a single entry. The same specifications get attached to different malls by different sources, and listings place them in Sector 25 and Sector 28 interchangeably.

With rates running from about Rs 65 here to about Rs 110 at the other two, getting the name wrong is not a clerical matter — it is a 70 per cent error in your budget, in either direction. Confirm the mall on the draft lease deed and on the last maintenance bill. A listing heading is written by whoever wants your call, and in this case they may honestly not know either.

What to settle before signing

• Which of the three MGF MG Road malls, on the draft lease deed.
• Carpet and super area both, in writing, on your unit — and do the division yourself.
• The fit-out cost, quoted, before you agree the rent. On this size of unit it is the larger number.
• The maintenance rate and its inclusions, separately from rent.
• The sinking fund: how it is levied, what it holds, what happens on default.
• Parking bays for your unit, written in.
• Who the registered owner is, and that they are signing.
• Escalation and lock-in, and whether the deposit is six months or ten.
• The occupation certificate and the dues position on that unit.
• Whether a cabin in the coworking space costs you less over three years, fit-out included.

Our view

This is the value pick of MGF's three MG Road malls, and the reason it is interesting rather than merely cheap is the station. At about Rs 65 a foot it lets roughly a third below Metropolis and Metropolitan, and part of that gap is honest — the unit found here is unfurnished while their comparable rates are for furnished or premium space, which in Gurgaon is worth Rs 15 to Rs 25 a foot. But the discount is not paid for in connectivity. Megacity is walking distance from Sikanderpur, the interchange where the Yellow Line meets the Rapid Metro, and from there Cyber City and Golf Course Road are reachable without leaving the network. The two dearer malls sit on a Yellow Line-only station. For most Gurgaon occupiers, the cheap one has the better station.

What you actually give up is capital. Unfurnished space on 816 sq ft means Rs 12 to Rs 20 lakh of fit-out — twenty to forty months of rent, spent up front and not recovered — plus the usual strata-mall position where your landlord owns one unit and nobody owns the building. Budget the fit-out first and the rent second; that ordering is the whole difference between a good decision and a surprise in month one.

And if you are under about ten people, price the alt.f coworking space in this building before you sign anything at all. It removes the fit-out, the deposit and the lock-in in one move, and you keep the station.

For the road and the comparisons: the MG Road property hub, MGF Metropolis Mall at about Rs 100 and sold as 318 units, MGF Metropolitan Mall at Rs 95-110 with the station at its edge, and DLF Plaza Tower at Rs 100-128 if you would rather have a single institutional landlord than a strata mall.

Frequently asked questions

What is the office rent in MGF Megacity Mall MG Road Gurgaon?

About Rs 65 per sq ft a month plus maintenance. The letting we found is specific and checkable: 816 sq ft, unfurnished, first floor, ready to move, with air conditioning, power backup, round-the-clock security, lift and car parking. At Rs 65 a foot that unit is about Rs 53,000 a month. Treat Rs 65 as the lowest published figure for this building rather than a proven market rate — it is one letting, not a survey.

Why is this the cheapest of MGF's three MG Road malls?

Megacity lets at about Rs 65 while MGF Metropolis is around Rs 100 and MGF Metropolitan Rs 95 to Rs 110 — a spread of about 35 per cent between the same developer's buildings on the same road. Part of it is that the unit found here is unfurnished while the comparable figures at the other two are for furnished or premium space, which is a real difference worth Rs 15 to Rs 25 a foot in Gurgaon. The rest is building, floor and the individual owner, because all three are strata-owned and each unit is negotiated separately. What the gap is NOT is a worse location, which is the next question.

How far is the metro, and is Sikanderpur better than MG Road station?

Megacity is described as walking distance from Sikanderpur. For travel inside Gurgaon, Sikanderpur is the more useful station of the two: it is the interchange where the Delhi Metro Yellow Line meets the Rapid Metro, so from here you reach Cyber City and the Golf Course Road office corridor without leaving the network. MG Road station, which serves Metropolis and Metropolitan, is Yellow Line only — better for central Delhi, worse for Gurgaon. So the cheapest of the three malls arguably has the most useful station, and that is the most interesting thing on this page.

How big is the mall?

Around 3 acres, with MGF publishing about 4,00,000 sq ft built and about 2,00,000 sq ft saleable. That built-to-saleable gap is ordinary rather than alarming — built area counts basements, parking and plant that were never going to be sold to anybody. It is a different measure from the carpet-to-super loading you will be quoted on your own unit, and it tells you nothing about that, so ask for your carpet and super areas separately and in writing.

Can I take space here without signing a lease?

Yes. alt.f operates a coworking space in this building, so you can take a desk or a private cabin on a monthly fee with no six-to-ten-month deposit, no lock-in and no fit-out. For a firm under about ten people that is usually cheaper all in than leasing, because on unfurnished space at this size the fit-out is the big cheque rather than the rent — Rs 1,500 to Rs 2,500 a sq ft, so Rs 12 to Rs 20 lakh on an 816 sq ft unit against about Rs 53,000 a month of rent.

Is this the same as MGF Metropolis or MGF Metropolitan?

No, and the public record is unhelpful here. MGF has three malls on MG Road with names that read alike, and one mall directory states outright that MGF Metropolitan is 'also known as MGF Metropolis', merging two separate buildings into one entry. The same specifications get attributed to different malls by different publishers, and listings place them in Sector 25 and Sector 28 interchangeably. Since the rates run from about Rs 65 here to about Rs 110 at the other two, getting the name wrong costs real money. Confirm the mall on the draft lease deed and on the maintenance bill, never on the listing heading.