Ocus Technopolis Office for Rent, Sector 54 Gurgaon

The Ocus Technopolis office rent per sq ft is about Rs 110 per sq ft a month for office space in Sector 54 Gurgaon, on space described as premium commercial office.

That is an ordinary Golf Course Road rate for a 2006 building. What is not ordinary — and it is the reason this page is worth reading before you look at anything else on the corridor — is that this building tells you its carpet area.

A full floor here is 11,700 sq ft of carpet against 18,000 sq ft of super. Both numbers, published, for the same floor.

Why that single fact matters more than the rent

Super area is what you pay for. Carpet area is what you can put a desk on. The gap between them — the loading — is where a Gurgaon office lease quietly costs more than the headline, and almost no building on this corridor publishes both figures.

Here they are, so the sum can be done:

Fifty-four per cent is above the Gurgaon norm of 30 to 40 per cent. So this is not a bargain — the point is that you can find out it is not a bargain before you sign, which on most of this corridor you cannot.

Put it beside the only other building in this batch that published a real carpet-to-super pair, and the value of the disclosure becomes obvious:

Two buildings quoting the identical Rs 110 differ by about Rs 51 per usable foot — a third — purely on how the area is measured. And for three of these five, the honest answer is that nobody publishes enough to tell. That is the state of disclosure on this market, and it is why the instruction on every page we write is the same: get the carpet and the super area in writing on your own unit and divide them yourself. Here, unusually, you can check the answer against what the building already says.

And the building's own arithmetic reconciles exactly

Ground floor plus six office floors. An 18,000 sq ft plate. About 1,26,000 sq ft in total.

Seven floors at 18,000 sq ft is 1,26,000 sq ft. Not approximately — exactly.

We run this check on every building because a developer's published figures ought to survive division, and most in this batch do not. MGF Metropolis publishes 8,00,000 sq ft while also being described as 318 units of 400 sq ft, which is 1,27,200 — a sixfold gap — with acreage given three different ways. Vatika Professional Point and DLF Plaza Tower both pass. This one passes to the square foot, and together with the carpet disclosure it tells you something real about how carefully the building is documented, which is a reasonable proxy for how carefully it is run.

The rate, corrected narrowly

This page previously showed Rs 110 to Rs 140. The search found Rs 110 and did not find the Rs 140.

That is not proof the Rs 140 never existed — a furnished unit on a high floor could well carry it, and a single search is not a survey. What it changes is where you open. Rs 110 is a figure you can point to on a published listing; Rs 140 is a number that invites a landlord to start there. Open at Rs 110 and ask which specific unit lets above it and why.

Where it sits, and what the half kilometre is worth

The nearest station is Sector 53-54 Rapid Metro, and half a kilometre is walkable in winter and a short auto ride in June — a middling position, better than anything on Golf Course Extension and short of a station at the door. What the Rapid Metro gives you is the interchange: it runs to Sikanderpur, where it meets the Delhi Metro Yellow Line, so Cyber City and central Delhi are both reachable without a car. For most Gurgaon staff that combination matters more than the last two hundred metres.

What the building is

Completed in 2006 on the Sector 54 stretch of Golf Course Road, on the DLF Phase 5 boundary. Ground floor plus six office floors over two basement levels, an 18,000 sq ft plate, air conditioning, power backup, lifts and basement parking. The minimum unit found is about 3,000 sq ft, running up to about 15,000, with a whole floor at 18,000 super.

The builder is Ocus Skyscrapers Realty, trading since 1982, and it put this one up reportedly in eighteen months. That is worth a sentence because you are about to hand somebody six to ten months of rent as a deposit: a firm with four decades of history has filed accounts you can read. And Ocus still gives this building as its own head office address. A developer that occupies the building it sold has to ride its own lifts and sit under its own air conditioning, which is a better alignment of interest than any clause in a brochure — and it is the sort of thing worth checking on any strata building, because it is rare. The caveat that applies across this corridor applies here too — units are strata-owned and traded, some pre-leased with tenants in place, so your actual landlord may be an individual investor and that comfort does not transfer. Establish which, and confirm the registered owner is the party signing.

A twenty-year-old building

2006 is not old for an office building, but it is old enough that the services are a question rather than an assumption. Inspect the air conditioning, the lifts, the basement and the washrooms yourself, and ask when the plant was last replaced and who paid for it. In a strata-owned building, major capital repairs are funded by a levy across owners, so "who pays for the new chillers" is a question with your name somewhere in the answer.

Against that, a twenty-year-old building is a known quantity, and here you can ask the developer directly, because it is a tenant too. You can visit on a Tuesday morning, see who else is in it, and judge the common areas with your own eyes — which is more than most of what this batch covers allows.

Maintenance, the one number nobody publishes

No maintenance figure for this building surfaced. Ask for it in writing before you discuss rent, because on this corridor it is not a rounding error: Orchid Centre on Golf Course Road charges about Rs 19 per sq ft a month and Paras Trinity about Rs 18.

And note how the loading compounds it. Maintenance is charged on super area, not carpet. A Rs 19 maintenance on 18,000 sq ft is Rs 3.42 lakh a month, which against 11,700 sq ft of usable floor is Rs 29 per carpet foot. Add that to the Rs 169 and the real cost of a floor here is close to Rs 198 per square foot you can actually use. That is the number to compare, and you will not find it on any listing.

Ask what it covers: air conditioning in tenant hours, common-area power, the DG, water, security, lift AMC, property tax, and how capital repairs are funded.

What to settle before signing

• Carpet and super area on your unit, in writing — the building publishes them for a full floor, so there is no excuse for vagueness on yours.
• The maintenance rate and its inclusions, and remember it is levied on super area.
• Which floor, and what is above and below you.
• Parking bays for your unit, written in — two basement levels exist, your allocation is separate.
• The state of the plant: air conditioning, lifts, and when they were last replaced.
• How capital repairs are levied across owners.
• Escalation and lock-in, and whether the deposit is six months or ten.
• Who the registered owner is — Ocus, or the investor who bought the floor.
• The occupation certificate and the dues position on that unit.

Our view

The reason to take this building seriously is documentary rather than architectural. It publishes a carpet area, its floor count and plate and total reconcile to the square foot, and its developer has been trading since 1982. None of that makes the space cheap — a 54 per cent load puts the real rent near Rs 169 per usable foot, and close to Rs 198 once maintenance is estimated in. What it makes the space is knowable, and on a corridor where three of the five buildings we hold pages on publish nothing you could check, that is worth paying something for.

The rate correction is small: the row showed Rs 110 to Rs 140 and only the Rs 110 turned up, so open there rather than at the top. Then do the only piece of arithmetic that matters — the carpet divided into the rent — and compare that figure, not the headline, against everything else on your shortlist. This building is the one that will give you the numbers to do it.

For the corridor and the comparisons: Veritas Tower in the next sector at Rs 110-130 with the same station, MGF Metropolitan Mall where the identical Rs 110 buys a 100 per cent load, and Vatika Professional Point at about Rs 55 to see what leaving the rail corridor saves. The road pages are office space on Golf Course Road and office space for sale on Golf Course Extension Road.

Frequently asked questions

What is the office rent in Ocus Technopolis Sector 54 Gurgaon?

About Rs 110 per sq ft a month plus maintenance, on space described as premium commercial office. This page previously showed Rs 110 to Rs 140; the Rs 140 did not appear in this search, which is not the same as proving it never existed — a furnished unit on a high floor could carry it. Treat Rs 110 as the rate anybody can point to and open there.

Why does the carpet area matter so much here?

Because this building actually publishes one, and almost nothing else on this corridor does. A full floor here is 11,700 sq ft of CARPET against 18,000 sq ft of SUPER — a loading of about 54 per cent. That means Rs 110 of super area is roughly Rs 169 per square foot you can actually put a desk on. Without that pair of numbers a rate is not a price, and the reason to value this building is that it gives you both. When a broker quotes you Rs 110 somewhere else, ask what the carpet is before you decide which is cheaper.

Do the building's own numbers add up?

Yes, exactly, which is rarer than it should be. It is a ground floor plus six office floors on an 18,000 sq ft plate, and it publishes about 1,26,000 sq ft in total. Seven floors of 18,000 is 1,26,000. Most buildings in this batch publish a total area, a floor count and a plate that cannot all be true at once, so a building whose three figures reconcile to the square foot has told you something about how carefully it is documented.

How far is the metro from Ocus Technopolis Office for Rent, Sector 54 Gurgaon?

The nearest station is Sector 53-54 Rapid Metro, about 0.5 km away — walkable in winter, a short auto ride in June. From there the Rapid Metro runs to Sikanderpur, where it meets the Delhi Metro Yellow Line, so Cyber City and central Delhi are both reachable without a car. That is a middling position: better than the 3.5 km at Paras Trinity or the proposed-only station at Vatika Professional Point, not as good as a station at the door.

How old is the building, and who built it?

Completed in 2006 — reportedly in eighteen months — by the builder Ocus Skyscrapers Realty, a firm trading since 1982. One detail worth more than the dates: OCUS STILL GIVES THIS BUILDING AS ITS OWN HEAD OFFICE ADDRESS. A developer that occupies the building it sold has to live with its own lifts, its own air conditioning and its own basement, which is a better alignment of interest than anything a brochure can promise. Twenty years old still means inspect the services and ask when the plant was last replaced and who paid — but ask it knowing the developer is down the corridor.

How much space can I take?

The minimum unit found is about 3,000 sq ft, running up to about 15,000, and a whole floor is 18,000 sq ft of super area — about 11,700 of carpet. If you need a contiguous block larger than a floor this is the wrong building: there is one plate per level over six office floors, and two floors joined by a stair is not one floor twice the size whatever a broker tells you.