Paras Trinity Office for Rent, Sector 63 Gurgaon

Office space for rent in Paras Trinity Sector 63 Gurgaon is quoted two ways: about Rs 45 per sq ft a month for bare shell, about Rs 65 for space already fitted. A thirty per cent gap, apparently.

Maintenance here is about Rs 18 per sq ft a month, and both tenants pay it. That makes bare shell about Rs 63 all-in against Rs 65 fitted — a difference of roughly two rupees a foot, before you have spent a single rupee building the place out. The headline gap is not the gap.

The two quotes, all-in

Read it again with the fit-out in view. On 10,000 sq ft, choosing bare shell saves Rs 20 a foot in rent, or Rs 2 lakh a month. Against that you are funding cabling, air conditioning distribution, flooring, partitions, lighting, a pantry and a reception — a capital sum that on Gurgaon Grade A space runs into a great many lakhs and lands in month one, not month thirty-six.

So bare shell is the right answer when you want the space built to your specification and your lease is long enough to amortise the spend. It is the wrong answer when the only reason for it was that Rs 45 read better than Rs 65.

The fit-out, worked out on 10,000 sq ft

Since the rent difference is what tempts people into bare shell, here is the comparison over a three-year term on 10,000 sq ft. The rent and maintenance figures are this building's; the fit-out figure is the variable, so it is left as the thing you get quoted rather than a number we invent.

That last line is the whole decision. If you can fit out 10,000 sq ft for less than about Rs 720 a foot, bare shell wins over three years. If you cannot — and a proper Grade A office fit-out in Gurgaon usually cannot — fitted is cheaper as well as faster, and you keep the capital.

Two adjustments to make before you trust it. On a five-year term the rent saving grows and the break-even rises, so bare shell gets more attractive the longer you commit. And the fit-out is capital spent in month one against rent spread over thirty-six, so if cash matters more than the total, fitted wins by more than the table shows.

Rs 18 is a large maintenance line

It is about forty per cent of the bare-shell rent. On most Gurgaon buildings the ratio is lower, and this is the single number a tenant here should get in writing before discussing rent at all — along with what it covers.

Expect it to carry common-area air conditioning, power backup, lifts, security and housekeeping. What matters is what it does not carry: in-unit air conditioning running hours, any after-hours HVAC charge, and electricity, which is metered separately. Ask for last year's actual bills on a comparable unit rather than the quoted rate.

What size you can take

The floor plate is about 15,983 sq ft across 13 floors, and the building has been marketed in everything from suites of about 400 sq ft to contiguous blocks of 10,000 to 12,000 sq ft. That range is genuinely useful: a six-person firm and a two-hundred-person occupier can both be housed here, which is not true of most buildings on this road.

If you are taking 8,000 sq ft or more, ask about a whole floor. A single-tenant floor removes the shared-corridor compromises and usually gets you a better maintenance conversation, because you are the only one on it.

What the corridor costs you

The Sector 55-56 Rapid Metro station is about 3.5 km away. That is a drive or an auto, not a walk, and it is most of why Golf Course Extension Road prices below Golf Course Road, where stations sit on the road itself.

If your staff drive, that discount is free money. If your hiring depends on people reaching the office by rail, price the difference honestly: a corridor over, the rent is half again as much and the station is at the door.

What to settle before signing

• The carpet area in writing on your unit.
• The maintenance rate and its inclusions, plus actual bills from a comparable unit.
• Bare shell or fitted, and what the landlord contributes to a fit-out — sometimes a rent-free period, sometimes nothing.
• Escalation and lock-in. Fifteen per cent every three years and a three-year lock-in on five are both normal here.
• Parking bays for your unit, written in, not the building's total.
• The occupation certificate and the dues position on that unit.

Our view

The reason this building is worth a look is that it offers both bare shell and fitted space, which exposes a trade most Gurgaon landlords keep vague. Once the Rs 18 maintenance is on the table, the Rs 45 and Rs 65 quotes are about two rupees apart, and the real decision is capital: do you want to spend fit-out money to get exactly the office you want, and will you be here long enough for that to pay.

Most tenants under about 5,000 sq ft should take fitted and put the capital elsewhere. Above that, with a five-year term, building it yourself starts to make sense.

If you are buying rather than leasing here, the same rent numbers set the yield, and that arithmetic is on office space for sale in Paras Trinity. For the corridor either side, see office space on Golf Course Extension Road, office space on Golf Course Road and office space at Sohna Road.

Frequently asked questions

What is the office rent in Paras Trinity Sector 63 Gurgaon?

About Rs 45 per sq ft a month for bare shell and about Rs 65 for fitted space, both plus maintenance. Maintenance here is quoted at about Rs 18 per sq ft a month, which is the number most quotes leave out and the one that changes the comparison.

Is bare shell at Rs 45 actually cheaper than fitted at Rs 65?

Barely, and probably not. Add the Rs 18 maintenance and bare shell is about Rs 63 per sq ft a month against Rs 65 fitted — a difference of about Rs 2 a foot before you have spent anything on a fit-out. On 10,000 sq ft that is Rs 20,000 a month of saving against a fit-out costing many times that in year one. Bare shell makes sense when you want the space built to your own specification and will stay long enough to amortise it, not because the headline is lower.

How much is maintenance and what does it cover?

About Rs 18 per sq ft a month, quoted separately from the rent. That is roughly 40 per cent of the bare-shell rent, which is high, and it covers common-area air conditioning, power backup, security, housekeeping and lifts. Get the rate and the inclusions in writing before you agree a rent, because it is the line that moves after signature.

What size space can I take?

From about 400 sq ft up to whole floors. The floor plate is about 15,983 sq ft across 13 floors, and contiguous blocks of 10,000 to 12,000 sq ft have been marketed here, so the building works for a six-person firm and for a single occupier taking a floor.

How far is the metro from Paras Trinity Office for Rent, Sector 63 Gurgaon?

The Sector 55-56 Rapid Metro station is about 3.5 km away. That is a drive or an auto, not a walk, and it is a large part of why this corridor is priced below Golf Course Road, where stations sit on the road itself.

What should I settle before signing?

The carpet area in writing, the maintenance rate and its inclusions, whether the space is bare shell or fitted and what the landlord contributes to a fit-out, the escalation and lock-in, the parking allocation, and the occupation certificate with the dues position on that unit.