SS Plaza Office for Rent, Sector 47 Gurgaon

SS Plaza is a small commercial block SS Group built on about one acre in Sector 47, off Sohna Road, with about 96 to 108 units of shops, showrooms and small offices. People search for it as an office building, and this page answers that search, but the rents say something else: SS Plaza lets at about Rs 110 to Rs 150 per sq ft a month, two to three times the Rs 45 to Rs 60 that ordinary office floors in Sector 47 fetch. It is priced and let as retail. A small firm that wants a road-facing, walk-in office can have one here. A firm that just wants desks will pay far less a few hundred metres away.

The old version of this page gave the same band in outline. This one adds the listings behind it, the lease terms that were published, what a unit costs a month all-in, and how it compares with the buildings around it.

What the listings ask, unit by unit

• A 560 sq ft semi-furnished office at Rs 75,000 a month. Rs 75,000 over 560 sq ft is Rs 133.9 per sq ft. This is the only listing labelled as an office with a rent.
• A 1,604 sq ft unit at Rs 140: 1,604 times 140 is Rs 2,24,560 a month. Another listing asks Rs 2.25 to Rs 2.5 lakh for a unit of the same size, which is Rs 140 to Rs 156.
• A 1,400 sq ft ground-floor shop at Rs 130: Rs 1,82,000 a month, with three months' deposit, which is Rs 5,46,000 at signing.
• A 2,102 sq ft shop let to Modern Bazaar at Rs 110: Rs 2,31,220 a month when the lease began in September 2018, on nine years with a three-year lock-in and a 10 per cent escalation.
• A 1,691 sq ft unit let to a bank on a 12-year lease. Its sale listing prints Rs 45,000 per sq ft and a 4 per cent return, which implies a rent of about Rs 150 per sq ft, about Rs 2.54 lakh a month.

So the band is about Rs 110 to Rs 150, with offices in the middle at about Rs 134. The lowest rent is on the biggest and oldest lease; the highest belongs to the bank. Size, floor and frontage decide the rent here far more than furnishing does. None of the listings separated bare shell from warm shell or fully furnished, and the only furnished unit, the 560 sq ft office, sits in the middle of the band, so a furnishing premium could not be established.

What an office here costs a month

Take the office rent of Rs 134 per sq ft:

• A 560 sq ft office: Rs 75,000 rent. GST at 18 per cent on commercial rent adds Rs 13,500, so Rs 88,500 before maintenance and power. A GST-registered tenant can usually claim that back.
• A 1,000 sq ft office, the top of the office sizes: 1,000 times 134 is Rs 1,34,000. GST adds Rs 24,120, making Rs 1,58,120. Three months' deposit would be Rs 4,02,000. The same space at the Sector 47 office rate of Rs 45 to Rs 60 would cost Rs 45,000 to Rs 60,000 before GST.
• A 5,000 sq ft office: no single unit here is that large. Joining three or four units at Rs 110 to Rs 134 would cost Rs 5.5 lakh to Rs 6.7 lakh a month in rent. At Spaze Platinum Tower's Rs 50 to Rs 65 the same area costs Rs 2.5 lakh to Rs 3.25 lakh. Here the gap is Rs 3 lakh or more a month.

Maintenance could not be established from any listing. Ask for it in writing: every Rs 10 per sq ft of maintenance adds Rs 10,000 a month to a 1,000 sq ft unit.

Lease terms that were published

Only two listings printed terms, so the lock-in period and deposit below are the whole published record. The ground-floor shop at Rs 130 asks for three months' deposit. The Modern Bazaar lease runs nine years with a three-year lock-in and a 10 per cent escalation. For a small office, expect the owner to ask for something similar: three to six months' deposit, a lock-in, and a step-up every year or every three years. None of that is fixed by the building; each unit has its own owner, and each lease is negotiated separately.

Floor plates, parking and transport

There are no floor plates in the office-tower sense. The listings give three groups of units: shops of about 303 to 408 sq ft, offices of about 550 to 1,000 sq ft and showrooms of about 1,000 to 1,691 sq ft, with the 2,102 sq ft Modern Bazaar shop the largest found. A company that needs more than about 1,700 sq ft in one room will not find it here.

The listings mention car parking, power backup and an ATM, but not how many car parks go with a unit. No source read named the nearest metro station or a walking distance, so none is printed here. Plan for staff arriving by car, cab or bus, and ask the owner what parking the lease includes.

Who occupies the building

A bank on a 12-year lease, Modern Bazaar in a large ground-floor shop, an ATM, and small shops and service offices. It is a neighbourhood retail block. That is its strength for a clinic, an insurance or travel office, a small branch or a consultancy that wants walk-in clients: the footfall comes with the address. It is its weakness for a back office that pays for footfall it does not need.

How it compares with nearby buildings

The rates for the other four come from this site's own pages: Spaze Platinum Tower, office rent in the Omaxe mall, ILD Trade Centre and Raheja Mall. The sector picture is on office space in Sector 47 and office rent in Sector 49, and the corridor on the Sohna Road office page.

SS Plaza vs Spaze Platinum Tower is the comparison most tenants make, and the answer is plain: SS Plaza costs about twice what its neighbours charge. The premium buys a small road-facing unit in a building people walk into. If the business does not need that, the premium buys nothing.

Buying rather than renting

The same units sell at about Rs 21,000 to Rs 45,000 per sq ft, and the office-labelled ones at about Rs 30,000 to Rs 35,000. At Rs 134 a month, one sq ft earns Rs 1,608 a year, which is about 5.4 per cent on Rs 30,000. The arithmetic for owners, including the bank unit at Rs 7.61 crore, is on the SS Plaza sale page. SS Group's other projects are on the SS Group page.

Registration and the owner's papers

SS Plaza has no RERA number. The listings date possession to December 2010 on one portal and March 2017 on another; both are before Haryana's registration rules took effect in mid-2017. A tenant does not need a RERA number, but does need to know the landlord owns the unit. Ask for the conveyance deed and the occupation certificate, which also settles which possession date is right.

Before you sign

1. The unit: shop, office or showroom, which floor, and whether it faces the road.
2. The area: super or carpet, and the rent per sq ft on that basis.
3. Maintenance: the rate, who pays it, and power backup billing.
4. Deposit, lock-in and escalation, written in the lease, and whether GST is on top of the rent.
5. Parking: how many car parks come with the unit.
6. Title: the owner's conveyance deed and the building's occupation certificate.
7. Signage and use: whether the lease allows a sign on the frontage and your kind of business.

Frequently asked questions

What is the rent for office space in SS Plaza, Sector 47?

About Rs 110 to Rs 150 per sq ft a month on the listings read. A 560 sq ft semi-furnished office asks Rs 75,000 a month, which is about Rs 134 per sq ft. A 1,604 sq ft unit is let at Rs 140, a 1,400 sq ft ground-floor shop at Rs 130, a 2,102 sq ft shop at Rs 110 and a 1,691 sq ft bank unit at about Rs 150. Ordinary office floors elsewhere in Sector 47 let at about Rs 45 to Rs 60.

Why is SS Plaza rent so much higher than other offices on Sohna Road?

Because SS Plaza is let as retail. Its units are small, face a busy road and are taken by a bank, a supermarket and shops that pay for frontage and walk-in trade. An office that only needs desks and a lift lobby pays Rs 50 to Rs 65 at Spaze Platinum Tower in the same sector and Rs 33 to Rs 70 in the Omaxe mall in Sector 49.

What are the maintenance charges in SS Plaza?

No maintenance figure was published on any listing read for this page, so it could not be established. Ask the owner for the current rate per sq ft, whether it is charged on super area, who pays it under the lease, and whether power backup is billed separately. Every Rs 10 per sq ft of maintenance adds Rs 10,000 a month to a 1,000 sq ft unit.

What deposit and lock-in do SS Plaza landlords ask for?

One ground-floor shop listing asks for three months' rent as deposit. The one lease whose terms were published, a 2,102 sq ft shop let to Modern Bazaar, runs nine years from September 2018 with a three-year lock-in and a 10 per cent escalation. Office tenants should expect a similar shape and negotiate the lock-in down for a small unit.

Is there a metro station near SS Plaza?

None of the sources read gave a metro station or a walking distance for SS Plaza, so this page does not print one. The building sits in Sector 47 off Sohna Road, and staff will mostly come by car, cab or bus. Ask the owner about visitor parking and how many car parks the unit carries before you sign.

Who are the tenants in SS Plaza?

The listings name a bank on a 12-year lease in a 1,691 sq ft unit and Modern Bazaar in a 2,102 sq ft ground-floor shop, and mention an ATM. The rest of the building is small shops, showrooms and small offices. It is a neighbourhood retail block with offices above, not a corporate office tower.

What office sizes are available for rent in SS Plaza?

Small ones. The listings group the units as shops of about 303 to 408 sq ft, offices of about 550 to 1,000 sq ft and showrooms of about 1,000 to 1,691 sq ft, with one shop of 2,102 sq ft. A team needing 5,000 sq ft would have to join three or four units from different owners, which is rarely possible here.