Suncity Trade Tower Office for Rent, Sector 21 Gurgaon

Office space for rent in Suncity Trade Tower Sector 21 Gurgaon does not have a rate. It has three, and which one applies to you depends on what is already inside the floor.

Bare shell lets at about Rs 45 per sq ft a month, furnished at about Rs 65, and a pre-let floor with a bank as tenant has been quoted at Rs 78. That is the honest way to describe this building, and it is more useful than an average, because the Rs 20 between bare and furnished is a decision you get to make rather than a price you have to accept.

What it costs

This is the cheapest serious office address in Gurgaon that is still inside the NH-48 orbit. Udyog Vihar is literally across the road and starts where this building's furnished rate finishes.

Bare shell or furnished: the arithmetic

The gap is Rs 20 per sq ft a month, which is Rs 240 a year. A fit-out at even Rs 1,800 per sq ft — the bottom of the Grade A range — takes about seven and a half years of that saving to pay back. At Rs 2,500 per sq ft it takes over ten.

These are small floors, typically 1,500 to 3,500 sq ft, and small floors go on three and five-year leases. So for most tenants here the furnished floor is the right answer, and the bare-shell discount is only real if you are staying a long time or you need a layout no existing fit-out gives you. That is the opposite of the conclusion on a large Grade A floor with a nine-year term, and it is worth saying plainly because the Rs 45 is the number that draws people in.

Work it on your own floor: divide your fit-out quote by Rs 240, and if the answer is more years than your lease has, take the furnished space.

The address

Sector 21 sits on the Old Delhi-Gurgaon Road next to Dundahera, directly across from Udyog Vihar and a few minutes from the Delhi border at Kapashera. For staff living in west or south-west Delhi the commute here is shorter than to almost anywhere else in Gurgaon, and that is the substantive argument for the building.

What it does not have is rail. There is no metro on the Old Delhi-Gurgaon Road, and the nearest stations are on the Cyber City side of NH-48. If your hiring case depends on public transport, this is the wrong address and the right one costs about three times as much.

The building

Two basements, ground and four floors, developed by Suncity Projects, with power backup, lifts, parking and round-the-clock security. Units run about 1,500 to 3,500 sq ft, with a 3,400 sq ft bare-shell floor and a 34,250 sq ft contiguous requirement both marketed. A building of this height does not hold many large plates, so this suits a team of fifteen to eighty rather than a back office of four hundred.

That a bank has taken space here at Rs 78 is worth noting. A bank's premises team applies a checklist most small tenants do not — power redundancy, security, access control, a landlord who answers the phone — and a building that has passed it once is a better bet than one that has not.

Five things to settle before you sign

1. Bare or furnished, and what "furnished" includes. The Rs 20 gap should buy workstations, cabins, cabling, air conditioning distribution and a pantry. Get the inventory in the lease.
2. Maintenance, separately. Neither the Rs 45 nor the Rs 65 is a maintenance-inclusive figure until somebody writes that down. Every other building in this batch charges Rs 20 to Rs 30 on top.
3. Power backup per sq ft. On a building of this size the DG sizing was done for the original occupiers. Confirm the capacity your equipment will actually draw.
4. Parking bays, counted. Two basements across a whole building is not many, and an allocation you were told about is not one you have.
5. Escalation. Twelve per cent every three years is the Gurgaon structure. On a cheap building a tenant has leverage; spend it here rather than on the headline rate.

Our view

The right building for a small firm that needs a Gurgaon address, a short drive from Delhi and the lowest occupancy cost it can get without leaving the NH-48 orbit. Take the furnished space: at Rs 65 against Rs 45, the fit-out you avoid is worth more than the rent you save on any lease shorter than seven years, and the leases here are shorter than that.

In short: Rs 65 furnished is the sensible number, not Rs 45. Ask what maintenance costs on top, because nobody has volunteered it.

Frequently asked questions

What is the office rent in Suncity Trade Tower Sector 21 Gurgaon?

About Rs 45 per sq ft a month bare shell and about Rs 65 furnished. A pre-let floor with a bank as tenant has been quoted at Rs 78. So the building is a Rs 45 to Rs 78 range depending on fit-out and covenant, not a single number — and the Rs 20 gap between bare and furnished is what a fit-out costs you in rent rather than capital.

Is bare shell at Rs 45 or furnished at Rs 65 the better deal?

Bare shell vs furnished comes down to your lease length rather than to which looks cheaper. The gap is Rs 20 per sq ft a month, or Rs 240 a year. A fit-out at even Rs 1,800 per sq ft takes about seven and a half years of that saving to pay back, and these are small floors on short leases. On a three or five-year term, take the furnished space; the bare-shell discount only works if you are staying a long time or you need a layout nobody else's fit-out gives you.

Where exactly is Sector 21 Gurgaon?

On the Old Delhi-Gurgaon Road next to Dundahera, directly across from Udyog Vihar and a few minutes from the Delhi border at Kapashera. It is the cheapest serious office address in Gurgaon that is still inside the NH-48 orbit, and the drive to the Delhi border is shorter from here than from almost anywhere else in the city.

How does it compare with Udyog Vihar across the road?

Sector 21 vs Udyog Vihar is the comparison that matters here, and this building undercuts it. Udyog Vihar's plot-built stock runs about Rs 40 to Rs 90 per sq ft a month and its Grade A about Rs 85 to Rs 115, against Rs 45 to Rs 65 here. The buildings are comparable in age and standard; what you give up is the Udyog Vihar name and the density of corporate neighbours that comes with it.

Is there a metro station nearby?

No. There is no rail on the Old Delhi-Gurgaon Road, and the nearest stations are on the Cyber City side of NH-48. Staff arrive by road, and for anyone living in west or south-west Delhi that is genuinely quick. For anyone relying on the metro it is the wrong address.

What size offices are available here?

Small. About 1,500 to 3,500 sq ft is the common unit, so a 2000 sq ft requirement is exactly what this building is built around, and a 3,400 sq ft bare-shell floor and a 34,250 sq ft contiguous requirement have both been marketed. A building of two basements, ground and four floors does not hold many large plates, so this suits a team of fifteen to eighty rather than a back office of four hundred.