Vatika Professional Point Office for Rent, Sector 66 Gurgaon

Office space in Vatika Professional Point is quoted at Rs 55, Rs 72 and Rs 80 per sq ft a month. The lowest of the three is a 3,000 sq ft raw unit at Rs 1,65,000 a month; the highest is on 1,000 sq ft. So the spread runs the right way round — but two things are moving at once, and which one you are actually being offered changes the answer completely.

Volume or fit-out? The two readings

Reading one: a volume discount. Rs 80 on 1,000 sq ft against Rs 55 on 3,000 is a 31 per cent reduction for taking three times the area — a clean, ordinary gradient, and one worth knowing because it does not always run this way. This site found the opposite on Salcon Platina Tower, where the volume discount runs backwards.

Reading two: raw against finished. The Rs 55 unit is explicitly described as raw space. If the Rs 80 unit is furnished, then most of that Rs 25 gap is fit-out rather than size — and the arithmetic below decides whether taking raw is worth it.

Why raw at Rs 55 is usually the worse deal

Suppose you can have raw space at Rs 55 or finished space at Rs 80. You save Rs 25 per sq ft a month, which is Rs 300 per sq ft a year. Against that you pay for a fit-out.

A commercial lease in Gurugram is commonly three years with a renewal option, and five is a long one. So on the usual term you never reach the payback — you spend the capital, you depreciate it against somebody else's building, and you hand the improvements back at the end.

Raw space makes sense in exactly three cases: you have a nine-year term and will amortise properly; your requirement is genuinely specialised, such as a lab or a studio, and no landlord fit-out would suit; or the landlord will fund the works against a higher rent, which is the Rs 80 unit by another name. Outside those, take the finished space and keep your capital.

A 12,000 sq ft plate in a small building

The building is a single tower on 2.11 acres: three basements, ground and 13 floors, about 1,58,000 sq ft in total, with a floor plate of roughly 12,000 sq ft. Thirteen floors at 12,000 comes to 1,56,000, so the published figures agree with each other, which is rarer in this research than it should be.

Space is offered from 1,500 sq ft, in raw, fully furnished, built-to-suit, serviced and managed forms — an unusually wide menu, and the reason the rate card has three points on it.

That is a fair position: a bigger plate than the MG Road comparison at a materially lower rate, and a third of Orchid Centre's plate at a third to a half of its rent. Nothing here is mispriced.

Where it sits on the corridor

Rs 55 raw is the cheapest Grade A rate this research has found on Golf Course Extension, and Rs 80 is at the top of the band. One building spans the whole corridor, which is the clearest possible demonstration that on this stretch the fit-out and the unit size matter more than the address.

No maintenance figure is published. On this batch's evidence — Rs 19 per sq ft a month at Orchid Centre on the Road, Rs 18 off MG Road — budget Rs 14 to Rs 19 and get it in writing, because at Rs 55 a Rs 18 charge is a third again on top.

What to settle before you sign

1. Is the rate for raw or finished space? This is the largest variable on the page.
2. If raw, who pays for the fit-out, and over what term will you amortise it?
3. The maintenance charge per sq ft a month, unpublished here and worth a third again on a Rs 55 rate.
4. Which floor, on a 13-floor tower with a 12,000 sq ft plate.
5. Chargeable or carpet on the quoted rate.
6. Whether a serviced or managed option is on the table, since the building offers both and they price differently again.

Frequently asked questions

What is the office rent in Vatika Professional Point, Sector 66 Gurgaon?

Three rates are published: Rs 55 per sq ft a month on a 3,000 sq ft raw unit at Rs 1,65,000, Rs 72 on another, and Rs 80 on a 1,000 sq ft unit. Space is offered from 1,500 sq ft in raw, fully furnished, built-to-suit, serviced and managed forms. No maintenance figure is published, so budget Rs 14 to Rs 19 on this corridor's evidence and get it in writing.

Why is the big unit so much cheaper per sq ft?

Two things are moving at once and you should ask which. Read as a volume discount, Rs 80 on 1,000 sq ft against Rs 55 on 3,000 is a 31 percent reduction for three times the area — an ordinary gradient, though not one that always runs this way, since Salcon Platina Tower on MG Road has a volume discount that runs backwards. Read as fit-out, the Rs 55 unit is explicitly raw space, so most of the Rs 25 gap may be the finish rather than the size.

Raw versus furnished: is Rs 55 better value than Rs 80?

Usually not, on the terms Gurugram actually grants. The Rs 25 saving is Rs 300 per sq ft a year, and a fit-out costs Rs 1,500 to Rs 2,500 per sq ft — a payback of five to eight and a third years. A commercial lease here is commonly three years with a renewal option, and five is long, so on the usual term you spend the capital, depreciate it against somebody else's building and hand the improvements back. Raw works if you have nine years, if your use is specialised, or if the landlord funds the works against a higher rent, which is the Rs 80 unit under another name.

How big are the floors, and how big is the building?

A floor plate of about 12,000 sq ft, in a single tower of three basements, ground and 13 floors on 2.11 acres, totalling about 1,58,000 sq ft. Thirteen floors at 12,000 comes to 1,56,000, so the published figures agree with each other. For comparison, Millennium Plaza off MG Road offers about 9,300 sq ft at Rs 90 to Rs 100, and Orchid Centre on Golf Course Road about 38,000 sq ft at Rs 90 to Rs 140.

How does it compare with the rest of Golf Course Extension?

It spans the whole corridor by itself. Rs 55 raw is the cheapest Grade A rate this research has found on the Extension, below Splendor Spectrum One's Rs 60 to Rs 80 and Splendor Trade Tower's Rs 70 to Rs 78, while Rs 80 sits at the top of the band near Galaxy Magnum's Rs 85. One building covering that range is the clearest demonstration that on this stretch the fit-out and the unit size matter more than the address.

What is the specification?

The amenities are those of a Grade A operational building: centrally air-conditioned and Wi-Fi enabled, with a building management system, high-speed lifts, 24-hour power access, and car and bike parking, across three basements, ground and 13 floors. The unusually wide menu of occupation types — raw, fully furnished, built-to-suit, serviced and managed — is why the rate card has three points on it rather than one.