Bestech Chambers Office for Sale, Sushant Lok 1 Gurgaon

Bestech Chambers is a finished office and retail building in Sushant Lok Phase I, Gurugram, a short walk from Millennium City Centre metro, the Yellow Line terminus long known as HUDA City Centre. Listings describe a ground floor and six upper floors over two basements, about 1,40,000 sq ft in all, with a bank and shops at street level and offices above. The row this page replaces printed a single figure of about Rs 20,000 per sq ft. That is a real ask, but it is the top of the range, set by one large furnished floor-part.

Offices ask about Rs 16,000 to Rs 20,000 per sq ft and let at about Rs 94 to Rs 110 a month. The one let unit with a full set of numbers yields 6.0 per cent gross, which is what the metro walk costs you: a lower yield than Sohna Road, for a building tenants can reach without a car.

What sellers ask, divided by the area

• A furnished 2,400 sq ft office at Rs 3.84 crore: Rs 3,84,00,000 over 2,400 is Rs 16,000 per sq ft.
• A let 1,462 sq ft office at Rs 2.75 crore: Rs 2,75,00,000 over 1,462 is Rs 18,810 per sq ft.
• A furnished 8,200 sq ft office on the fifth floor at Rs 20,000 per sq ft: 8,200 times 20,000 is Rs 16.4 crore. The same space is also offered to let at Rs 110, so the owner is testing both markets.

Three asks is a thin base, and none of them is a registered sale. What they show is a spread set by size and by whether a tenant is in place: a vacant furnished office at Rs 16,000, a let small office near Rs 18,800, and a large furnished block at Rs 20,000. On what can be tied to the building, the rate is about Rs 16,000 to Rs 20,000, and a buyer should start negotiating from the lower end unless a lease comes with the unit.

The one-unit page that now folds into this one

This site carried a separate page for a pre-rented office in Bestech Chambers. It printed no area and asked readers to call for the price, though its stored minimum price was Rs 2.75 crore, and it labelled a building finished and let for years as a new launch. It now folds into this page. The Rs 2.75 crore matches the let 1,462 sq ft office above, so that is the unit the table uses.

A second stub on this site, for a pre-leased office in Bestech Sushant Lok, names no building at all. Bestech's name is on more than one commercial building in Sushant Lok, so that page cannot be folded into this one without the tower name; a buyer who arrives there should ask which building the unit is in before anything else.

The rent, and the yield it produces

Office rents found in the building:

• The let 1,462 sq ft office at Rs 94: 1,462 times 94 is Rs 1,37,428 a month. The lease began in February 2025, runs five years with a three-year lock-in, carries a four-month deposit of about Rs 5.5 lakh, and rises 15 per cent after three years. The owner supplied the fit-out.
• The furnished 8,200 sq ft fifth-floor office at Rs 110, with maintenance of Rs 18.
• A furnished 621 sq ft office with one cabin and six workstations, listed without a published rent.
• Ground-floor retail at about Rs 125 to Rs 140.

Maintenance runs about Rs 14 to Rs 18 a month per sq ft, depending on the listing. Those maintenance charges are usually the tenant's under a Gurugram office lease, but the let unit's listing does not say, so check it.

Now divide. The let office earns Rs 1,37,428 times 12, which is Rs 16,49,136 a year. On Rs 2.75 crore that is 6.0 per cent gross, so the listing's printed 6 per cent return is honest arithmetic. After the 15 per cent step in February 2028 the rent becomes about Rs 108, or 6.9 per cent on today's price, if the tenant stays past the lock-in. If the owner pays Rs 18 of maintenance, the yield falls to (94 minus 18) times 12 over 18,810, about 4.8 per cent. For the large floor-part, Rs 110 on Rs 20,000 is 6.6 per cent, and the same Rs 110 on a Rs 16,000 office would be 8.3 per cent, which is why the 2,400 sq ft furnished ask looks like the better buy on paper, if it can be let near Rs 100.

What the metro buys, and what it costs

Listings put the building about 300 metres, a five-minute walk, from the metro. For an occupier that is the whole case: staff arrive by train, and the Yellow Line runs to Cyber City connections and central Delhi. For an investor it cuts both ways. Tenants pay more here than on Sohna Road, but buyers pay about twice as much per sq ft, so the yield ends up lower. A 6 per cent office next to the metro is a steadier asset than an 8 per cent office 7 km from it, but it is not a high-income one.

How it compares near the metro

Vipul Square, also in Sushant Lok I, trades at about Rs 16,000 to Rs 17,300 per sq ft with suites let at Rs 89 to Rs 90, a 6.2 to 6.8 per cent gross yield: nearly the same deal as Bestech Chambers at the bottom of its range. Unitech Cyber Park in Sector 39 has let offices valued at about Rs 14,000 to Rs 16,000. Leasing around the station is on the HUDA City Centre office page and the Sushant Lok office rent page; more let stock across the city is on the pre-leased property page.

Who this suits, and who should look elsewhere

It suits an investor who wants a let office of 1,500 to 2,500 sq ft next to the metro for about Rs 2.75 to Rs 4 crore at a 6 per cent gross yield, and who values tenant demand over income. It suits an occupier who wants to own a furnished office that staff can reach by train. It does not suit a buyer chasing 8 per cent or more, one who counts a yield without asking who pays maintenance, or one who needs a large new floor plate.

Before you pay anything

1. The building name: confirm the unit is in Bestech Chambers, not another Bestech building in Sushant Lok, on the title deed.
2. The title: a registered conveyance deed in the seller's name and a charge search.
3. The area: super area and carpet area, and which one the price divides by.
4. The lease, if let: tenant, rent, lock-in end date, deposit and the 15 per cent step.
5. Maintenance: Rs 14 to Rs 18, and who pays it under the lease.
6. The arithmetic: rent times twelve over the all-in price, including stamp duty.

Frequently asked questions

What is the price of office space in Bestech Chambers, Sushant Lok?

About Rs 16,000 to Rs 20,000 per sq ft on the asks found. A furnished 2,400 sq ft office asks Rs 3.84 crore, Rs 16,000 per sq ft; a let 1,462 sq ft office asks Rs 2.75 crore, Rs 18,810 per sq ft; and a furnished 8,200 sq ft fifth-floor office asks Rs 20,000 per sq ft, about Rs 16.4 crore.

What rent does an office in Bestech Chambers earn?

About Rs 94 to Rs 110 per sq ft a month for offices. A let 1,462 sq ft unit pays Rs 94, which is Rs 1,37,428 a month, and a furnished 8,200 sq ft floor-part asks Rs 110. Ground-floor retail asks about Rs 125 to Rs 140. Maintenance of about Rs 14 to Rs 18 a month comes on top.

What is the rental yield on a pre-leased office in Bestech Chambers?

About 6 per cent gross. The let 1,462 sq ft unit earns Rs 16,49,136 a year on Rs 2.75 crore, which is 6.0 per cent, and the listing's own 6 per cent claim checks out. Rs 110 on a Rs 20,000 office is 6.6 per cent. If the owner pays Rs 18 of maintenance, the let unit's yield falls to about 4.8 per cent.

How far is Bestech Chambers from the metro?

Listings put it about 300 metres, or a five-minute walk, from Millennium City Centre, the Yellow Line station long called HUDA City Centre. That walk is the main reason offices here cost about twice what Sohna Road offices do.

How big is Bestech Chambers, and who built it?

Bestech Group built it. Listings describe a ground floor and six upper floors over two basements, a total area of about 1,40,000 sq ft, with shops and banks at street level and offices above. Its completion year could not be established from the pages read.

Which companies are in Bestech Chambers?

Listings name ICICI Bank, on a fresh lease from November 2025, and a Looks Salon outlet in the retail, with private companies in the offices. The let 1,462 sq ft office is taken by a private limited company that the listing does not name.

Is Bestech Chambers RERA registered?

No registration number was found. It is a finished, let building, and a resale of a completed unit does not need one. A purchase rests on the conveyance deed, the occupation certificate and any lease in place.