Orient Bestech Business Tower Office for Rent, Sector 34 Gurgaon

Orient Bestech Business Tower is a two-tower office campus of about 6.25 lakh sq ft on NH-48, the old NH-8, in Sector 34, Gurugram, built by Bestech Group. Tower 1 is ground plus eight floors with plates of about 50,000 to 60,000 sq ft, and Tower 2 is ground plus four with plates of about 20,000 sq ft. The row this page replaces printed rent of about Rs 55 to Rs 70 per sq ft a month. No listing found for the Sector 34 towers supports or disproves that band: the campus lets in large blocks to companies, and landlords here rarely publish a rate.

What is published sits under the shorter name Bestech Business Tower, which Bestech also uses for a separate building on Sohna Road in Sector 48. So the first job for a tenant is to make sure every quote is for the Sector 34 campus.

Rents that have been published

Rs 78.56 on 2,500 sq ft is Rs 1,96,400 a month; Rs 41 on 2,000 sq ft is Rs 82,000. Neither says whether the space is bare shell, warm shell or furnished. The honest range is about Rs 41 to Rs 79, on listings that may belong to either building, and a quote from the landlord for a named floor is the only figure to rely on.

What an office costs a month, all in

Three rents bracket the market: Rs 41 and Rs 78.56 from the listings above, and Rs 65, the middle of the Rs 45 to Rs 85 band for offices in neighbouring Sector 32. Maintenance for this campus was not published, so the sums below add Rs 18, the upper end of what another Bestech building in Sushant Lok charges, as a placeholder to replace with the landlord's figure. GST at 18 per cent applies to commercial rent and maintenance when the landlord is registered.

• 5,000 sq ft at Rs 78.56: rent Rs 3,92,800, plus Rs 90,000 of maintenance at Rs 18, is Rs 4,82,800; with GST, about Rs 5,69,704 a month. Three months' deposit on the rent is Rs 11,78,400.
• 5,000 sq ft at Rs 65: Rs 3,25,000 plus Rs 90,000 is Rs 4,15,000; with GST, about Rs 4,89,700.
• 5,000 sq ft at Rs 41: Rs 2,05,000 plus Rs 90,000 is Rs 2,95,000; with GST, about Rs 3,48,100.
• 1,000 sq ft at Rs 78.56: Rs 78,560 plus Rs 18,000 is Rs 96,560; with GST, about Rs 1,13,941. Units here come in about 2,500 sq ft pieces, so a 1,000 sq ft office is more likely a sublet or a coworking cabin than a direct lease.

Fit-out is on top of all of this if the floor is bare shell, and on a nine-year lease it is usually the tenant's cost.

Lease terms to expect

• Term: nine years in three blocks of three, on the upper ground floor offered here.
• Lock-in: not published for this campus. Let units in Bestech Chambers, another Bestech building, carry a three-year lock-in.
• Escalation: not published. Fifteen per cent after three years is the common pattern in the Gurugram listings read for this series of pages.
• Deposit: three months on the 2,500 sq ft listing; ask whether it rises with the rent.
• Parking: basement parking, with Tower A listed over three basements; the number of slots per 1,000 sq ft was not published.

Who the building is for

Floors of 20,000 to 60,000 sq ft make this a campus for back offices, technology teams and service centres that want a single large plate on the highway. A tenant list of PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft and Cognizant appears on a listing under the shorter name; it may be this campus or the Sohna Road tower. There is no metro station on this stretch of NH-48, so a team that commutes by train will find it hard; a team on cabs or company buses will not notice.

How it compares on NH-48 and nearby

• Sector 32, next door on NH-48: about Rs 45 to Rs 85, most below Rs 65.
• Udyog Vihar: about Rs 40 to Rs 90 for plot-built space and Rs 85 to Rs 115 for Grade A.
• Pace City, Sector 37: about Rs 12 to Rs 40 in an industrial estate, with a land-use question to settle.
• The Southern Peripheral Road: furnished offices at about Rs 65 to Rs 75.
• Unitech Cyber Park, Sector 39: bare space at about Rs 75 to Rs 90.

Against that set, Rs 55 to Rs 70 for a large Grade A plate on NH-48 is believable, and Rs 78.56 would put it level with Unitech Cyber Park. The Sohna Road namesake and its neighbours are on the Sohna Road office page; smaller suites across the city are on the small office rent page.

Before you sign

1. The building: the lease must name Orient Bestech Business Tower, Sector 34, NH-48, and the tower and floor.
2. The area: super area and carpet area, and which one the rent is charged on.
3. The rent and the fit-out: bare shell, warm shell or furnished, and who pays for the fit-out.
4. Maintenance: the per sq ft charge, what it covers, and how it rises.
5. Lock-in and escalation: the lock-in end date and the step at each renewal.
6. Deposit: months, refund terms and whether it is topped up on escalation.
7. Parking and power: slots per 1,000 sq ft and backup power hours.
8. The occupation certificate for the tower, and the landlord's title.

Weighing a purchase instead of a lease? The Orient Bestech Business Tower sale page sets the asking prices against these rents and works out the yield a buyer would get.

Frequently asked questions

What is the rent for office space in Orient Bestech Business Tower?

No asking rent tied firmly to the Sector 34 towers was published. Listings under the shorter Bestech Business Tower name show Rs 78.56 per sq ft a month on a 2,500 sq ft office and Rs 41 on a 2,000 sq ft office, but Bestech has a second tower of that name on Sohna Road. Offices in the neighbouring NH-48 sectors let at about Rs 45 to Rs 85.

What are the maintenance charges in Orient Bestech Business Tower?

They could not be established from the pages read. Two other Gurugram office buildings on this site charge about Rs 14 to Rs 18 and Rs 18.50 to Rs 20 a month per sq ft, which is a reasonable range to ask about, but the landlord's figure for this campus is the one to write into the lease.

What is the lock-in and lease term in Orient Bestech Business Tower?

A 32,000 sq ft upper ground floor here is offered on a nine-year lease of three plus three plus three years, the usual pattern for company tenants. The lock-in on that offer was not published. On smaller let units in other Bestech buildings, three-year lock-ins with a 15 per cent step after three years are common; ask for both in writing.

How much security deposit do landlords ask in Orient Bestech Business Tower?

A pre-rented 2,500 sq ft office under the Bestech Business Tower name was let with three months' deposit. At Rs 78.56 that is Rs 5,89,200. The deposit is negotiable; agree in writing when and how it is refunded.

Is Orient Bestech Business Tower near a metro station?

No metro station serves this stretch of NH-48, and a distance to the nearest station was not established from the pages read. Staff reach the campus by car, cab or company bus; parking is in basements, with Tower A listed over three.

Which companies are in Orient Bestech Business Tower?

A listing under the Bestech Business Tower name names PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft and Cognizant, but does not say which of Bestech's two business towers it means. The large floor plates here suit that kind of company tenant.

What office sizes are available in Orient Bestech Business Tower?

Floors are large: about 50,000 to 60,000 sq ft in Tower 1 and about 20,000 sq ft in Tower 2. A 40,000 sq ft block in Tower A and a 32,000 sq ft upper ground floor have been offered. Units are sold in about 2,500 sq ft pieces, so that is the practical minimum; a 1,000 sq ft office is unlikely here.