SAS Tower Office for Rent, Sector 38 Gurgaon

SAS Tower is a group of three office towers built by the SAS Group in Sector 38, Gurugram, next to Medanta hospital and about 100 metres off NH-48. Office space here lets at about Rs 70 to Rs 75 per sq ft a month furnished, with about Rs 20 of maintenance on top. The widest spread found runs from Rs 60 to Rs 100. The row this page replaces printed a band of Rs 60 to Rs 100 and a minimum monthly figure that no listing supports; this page sets out what each ask is, what a floor costs all-in, and what a tenant should check.

The buildings are not one tower. Tower A has five floors of about 25,000 sq ft each, some 1,21,000 sq ft; Tower B fourteen floors of about 15,000 sq ft, some 2,10,000 sq ft; and Tower C eight floors of about 17,505 sq ft, some 1,40,036 sq ft, built around 2012 according to a coworking page. Added up, that is about 4.7 lakh sq ft. Which tower you are shown changes the floor plate a lot, so ask which one before you compare quotes.

What landlords ask, and what it comes to

The arithmetic, line by line: Rs 60 times 2,500 is Rs 1,50,000. Rs 70 times 2,600 is Rs 1,82,000. Rs 75 times 3,240 is Rs 2,43,000. The fourth line is printed only as Rs 2,00,000 a month on 2,600 sq ft, and dividing gives Rs 76.9; that listing is marked inactive and pitched at a bank or showroom, so it is likely a ground-floor unit. The Rs 100 for Tower A is a coworking page's headline figure with no unit behind it, and a broker page's Rs 90 also carries no size. Read those two as ceilings, not as the going rate.

One conflict to settle: the 3,240 sq ft furnished office with 52 workstations is quoted at Rs 75 on one leasing site and at Rs 90 in another summary of what looks like the same unit. The listing that gives the full fit-out, the Rs 75 rent and the Rs 64,800 maintenance line is the more detailed document, and the monthly figure it prints, Rs 2,43,000, is Rs 75 on 3,240 exactly. Treat Rs 75 as the ask and Rs 90 as either an older quote or a different floor until the broker shows the unit.

What an office here costs a month, all-in

Take the typical furnished rate of Rs 70, maintenance of Rs 20 and GST of 18 per cent on both:

• 1,000 sq ft: rent Rs 70,000 plus maintenance Rs 20,000 is Rs 90,000; GST of Rs 16,200 brings it to about Rs 1,06,200 a month.
• 5,000 sq ft: rent Rs 3,50,000 plus maintenance Rs 1,00,000 is Rs 4,50,000; GST of Rs 81,000 brings it to about Rs 5,31,000 a month.
• A 17,505 sq ft Tower C floor at Rs 70 and Rs 20: Rs 15,75,450 before GST, about Rs 18,59,000 with it.

A GST-registered business recovers the tax as input credit, so for most companies the working cost is the Rs 90 a sq ft before GST. Electricity is metered and billed on top of all of this, and in a furnished office with central air conditioning it is not a small line. Deposit months, the lock-in and the yearly escalation were not printed by any listing found for this building; the deposit alone can run to several months of rent, so ask for it before you budget.

Floor plates and fit-outs

The three towers suit different tenants. A 25,000 sq ft Tower A floor takes a single large team on one level. Tower B's 15,000 sq ft floors over fourteen storeys suit a company that will take two or three floors, and Tower C's 17,505 sq ft plates sit in between. Two listings, a Tower C fifth floor and a Tower B space, are marketed at 20,000 sq ft, which is larger than either tower's stated floor plate; that is either a combined offer or a super-area figure measured differently, and the lease plan should settle it.

Smaller users are served too. For anyone searching for a 1000 sq ft office in SAS Tower: a 1,000 sq ft ready office with about 13 seats is listed, as is a 2,660 sq ft space in Tower A. The furnished units come fitted: the 3,240 sq ft office has 52 workstations, four cabins, a cafeteria for 13 to 15 people, a reception, a wet pantry, a server room and three free parking spaces. A bare-shell floor saves rent but costs a fit-out; at the furnished units' rent premium, a company staying less than three years is usually better off taking the furnished space.

Who occupies it, and why here

The tenant list leans towards health care, which is no accident beside Medanta. A building directory names Medtronic India Development Centre, ICD Security Solutions, CyberLinks Technologies and State Bank of India in Tower A; Dr Lal PathLabs, the Mytrah Group, AiRo Digital Labs, S V Creditline, PredOmix Technologies, MultiTV Tech Solutions and Quadbit Technologies in Tower B; and Olympus Medical Systems India as Tower C's tenant. One furnished listing was open only to pharma companies. A med-tech, diagnostics or health-software firm that needs to be near a large hospital will find few alternatives this close.

Getting there

The building sits on the Medicity side of Sector 38, about 100 metres off NH-48 and near the Sohna Road end of the city. There is no metro within walking distance. Millennium City Centre on the Yellow Line is about 3.6 km from Sector 38 by one route site, and a portal puts the station within 6 km of the building. Staff will drive, take a cab or use the highway buses, and the last kilometre adds time at peak hour. Covered parking is offered, with free spaces attached to the furnished units; ask how many cars your floor gets and what extra slots cost.

How it compares nearby

This site has checked several office buildings on the same side of the city. Welldone Tech Park in Sector 48 asks about Rs 55 with Rs 20 of maintenance. ILD Trade Centre on Sohna Road asks about Rs 50 before maintenance. Vipul Tech Square in Sector 43, near Golf Course Road, asks about Rs 100. At Rs 70 to Rs 75 furnished, SAS Tower sits between the Sohna Road buildings and the Golf Course Road ones, which is about where its location puts it: better placed on the highway than Sohna Road, without Golf Course Road's metro. The corridor's other offices are on the Sohna Road office page, and flexible desks on the Gurgaon coworking page.

For balance: a furnished office here costs about Rs 15 to Rs 20 a sq ft more than a bare Sohna Road office, and some of that is the furniture, not the address. Compare like with like.

Before you sign

1. Which tower and floor, and whether the area quoted is super or carpet.
2. The rent basis: bare shell, warm shell or furnished, and what furniture stays at the end.
3. Maintenance: confirm the Rs 20, what it covers, and how it rises each year.
4. The deposit in months, the lock-in and the escalation, none of which the listings print.
5. Electricity and air-conditioning hours: the metered rate and the charge for work after hours.
6. Parking: the number of free slots and the price of extra ones.
7. GST: rent and maintenance both attract 18 per cent; check your input credit.
8. The owner: units are individually owned, so see the title of the unit you lease.

Weighing a purchase instead of a lease? The SAS 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 office rent in SAS Tower, Sector 38 Gurgaon?

Most asks sit at Rs 70 to Rs 75 per sq ft a month for furnished space, with maintenance of about Rs 20 on top. The full spread found runs from Rs 60, on a 2,500 sq ft furnished office offered only to a pharma company, to Rs 100, which a coworking page quotes for Tower A. One broker page asks Rs 90.

What are the maintenance charges in SAS Tower?

About Rs 20 per sq ft a month, printed on two furnished listings: Rs 52,000 a month on 2,600 sq ft and Rs 64,800 on 3,240 sq ft. GST at 18 per cent is charged on both the rent and the maintenance, so a Rs 70 rent costs about Rs 106 a sq ft all-in.

How much does a 1,000 sq ft office in SAS Tower cost a month?

About Rs 1.06 lakh all-in at the typical rate: Rs 70,000 of rent at Rs 70, Rs 20,000 of maintenance at Rs 20, and Rs 16,200 of GST on the Rs 90,000. A 5,000 sq ft office on the same terms comes to about Rs 5.31 lakh a month.

Which companies have offices in SAS Tower?

Tenants named by a building directory include Medtronic India Development Centre and State Bank of India in Tower A; Dr Lal PathLabs, AiRo Digital Labs, Mytrah, PredOmix Technologies and MultiTV Tech Solutions in Tower B; and Olympus Medical Systems India, which the same directory lists as Tower C's tenant. Many are in health care, which suits a building next to Medanta.

How big are the floors in SAS Tower?

It depends on the tower. Tower A has about 25,000 sq ft a floor over five floors, Tower B about 15,000 sq ft over 14 floors, and Tower C about 17,505 sq ft over eight floors, by one directory's count. Listings offer anything from about 1,000 sq ft to a 20,000 sq ft floor.

What is the nearest metro station to SAS Tower?

Millennium City Centre, the old HUDA City Centre station on the Yellow Line, about 3.6 km from Sector 38 by one route site; a portal says within 6 km. There is no station within walking distance, so staff come by car, cab or the NH-48 buses. The building is about 100 metres off NH-48, beside Medanta.

What lock-in and lease term should I expect in SAS Tower?

No listing found for the building prints a lock-in or a deposit. A coworking page says leases here run three to ten years or more and take one to three months to move in, fit-out included. Ask for the lock-in, the deposit in months and the escalation in writing before signing.