Office Space for Sale on Dwarka Expressway Gurgaon

Dwarka Expressway is the Gurgaon office corridor with the best story and the least proof. The 29 km road has been open along its whole length since June 2025, the airport is closer than from any other office belt in the city, and office space sells at about ₹8,500 to ₹17,500 per sq ft — a third to a half of what prime Cyber City costs.

What has not arrived yet is the tenant base to fill what is being built. That is the whole investment case, in both directions.

At a glance

What it costs

That ₹8,500 to ₹17,500 spread is very wide for one corridor. Two buildings a kilometre apart here are not comparable — one may be a delivered Grade A tower and the other a launch-stage floor plate in a sector with no operational neighbours. Price the building and the sector, not the corridor.

The commercial sectors

The corridor runs roughly through Sectors 99 to 115, with 102, 103, 104, 109, 111, 113, 114 and 115 carrying most of the commercial development. M3M's Sector 113 office development is one of the corridor's larger Grade A propositions, and Trinity in Sector 88B sits on the belt's southern flank.

What genuinely changed here

For years the case against this corridor was simple: the road was not finished. Its Haryana stretch opened on 11 March 2024 and the whole 29 km has been open since June 2025, which removes the single biggest historic risk. Leasing on the corridor is covered on our Dwarka Expressway office rent page.

What that buys is access. Delhi at Dwarka is direct. IGI Airport Terminal 3 is among the shortest drives of any Gurgaon office corridor — better than Golf Course Road, better than Sohna Road, comfortably better than Manesar. For a business where people fly weekly, that is a real operating advantage.

The honest constraints

Occupier demand lags supply. A lot of office space is being built here relative to the tenants currently looking for space on this corridor. That gap is what keeps prices low and it is also the risk you are taking.

Much of it is under construction. You carry delivery risk, and a waiting period before any rent arrives. Add GST on an under-construction commercial purchase: two guides give 18% with input tax credit since 22 September 2025 and an older one 12%, so the builder's invoice settles it.

No metro on the corridor.

Assured-return offers need care. They are common on this corridor, and a guaranteed rent promise is a credit call on the developer, not a property yield. If the developer cannot pay, the guarantee is worth nothing and you still own the unit. Read our note on assured-return commercial property in Gurgaon before signing one.

How to buy here sensibly

• Treat it as a five-year-plus hold. Income from year one is not the realistic case.
• Favour delivered or near-delivered buildings over launch-stage floor plates, even at a higher rate.
• Check what is operational around the building today, not what is planned.
• Model your return with twelve months of vacancy in it. If it still works, the buy is sound.
• On a completed building with a completion certificate there is no GST at all — an 18% or 12% difference against under construction, depending on which rate the builder's invoice carries.

Dwarka Expressway against the alternatives

What the band looks like in a real asking price

This corridor is quoted in lump sums about as often as in rates, which makes two listings hard to compare until you have done the division. Two read this week:

• A 6,000 sq ft floor asking ₹7.2 crore. That is ₹12,000 per sq ft.
• 1,334 sq ft at Indiabulls One 09 in Sector 109 at ₹1.86 crore. That is ₹13,943 per sq ft.

Both sit inside the ₹8,500-17,500 band above, in its middle rather than at either edge — which is the useful thing to know about a band that wide. Ask for the area basis too: a rate quoted on chargeable area and one on carpet are not comparable, and on an office floor the difference is usually a quarter to a third.

What you pay beyond the rent

The quoted per-square-foot figure is rarely what leaves your account. On a Gurgaon office lease, budget for all of this:

• Security deposit — commonly three to six months' rent on a commercial lease, and higher in Grade A buildings than in plot-built stock.
• CAM (common area maintenance) — charged on top of rent, and it is the line that varies most between buildings. Ask for the current rate per sq ft and last year's actual, not the budget.
• GST at 18% on commercial rent. If you are GST-registered and using the space for taxable supplies, you can claim it as input tax credit. If your landlord is not registered and you are, reverse charge applies and you pay it directly.
• TDS at 10% under section 393(1) of the Income-tax Act, 2025 (Section 194-I until 31 March 2026), once rent exceeds Rs 50,000 for a month or part of a month — the monthly threshold that replaced Rs 2.4 lakh a year from 1 April 2025. TDS is deducted on the rent, not on the GST component.
• Parking — usually charged per bay per month, separately from rent, and the allocation is a negotiating point.
• Electricity and DG backup — metered separately, with DG typically billed per unit at a higher rate than grid power.
• Brokerage — customarily one to two months' rent on a commercial lease.

If you are buying rather than leasing

Registration in Haryana is charged on the higher of the agreement value or the collector rate, and for commercial property in Gurugram the position is:

• Stamp duty — 7% for a male buyer inside municipal limits, 5% for a female buyer and 6% for joint buyers. Outside municipal limits the rates drop to 5% and 3%.
• Registration fee — a value slab from Rs 100, reaching its Rs 50,000 cap at Rs 90 lakh and above.
• GST — on an under-construction commercial purchase, two guides give 18% with input tax credit since 22 September 2025 and an older one 12%, so the builder's invoice settles it. Nil on a completed property that already has its completion certificate, because that is a sale of immovable property rather than a supply of construction services.
• Collector rate — the floor for valuation, and it is set separately for commercial and residential use. Check the current Gurugram collector rate schedule for the sector before you agree a price, and our Gurgaon registration charges guide for the full working.

On a Rs 1 crore commercial purchase inside municipal limits, that is roughly Rs 7 lakh in stamp duty and Rs 50,000 in registration — about 7.5% before you count GST.

Want a shortlist for this requirement with the carpet area, CAM rate, parking allocation and deposit confirmed before you visit? Tell us the headcount, the budget per seat and the date you need to move in, and we will come back with buildings that actually fit — not a list of everything available.

FAQs

What is the price of office space on Dwarka Expressway?

About ₹8,500 to ₹17,500 per sq ft across Sectors 99 to 115. That spread is wide because the corridor holds both delivered Grade A towers and launch-stage floor plates — price the building, not the corridor.

Which Dwarka Expressway sectors have commercial office space?

Mainly Sectors 102, 103, 104, 109, 111, 113, 114 and 115, within the broader 99 to 115 stretch. M3M's Sector 113 development is one of the larger Grade A propositions on the corridor.

Is Dwarka Expressway a good office investment?

As a five-year-plus hold, potentially. The expressway is operational, airport access is the best of any Gurgaon office corridor and pricing is a third to a half of Cyber City. The risk is that office supply is running ahead of occupier demand, so model your return with twelve months of vacancy in it.

How far is the airport from Dwarka Expressway offices?

IGI Airport Terminal 3 is among the shortest drives of any Gurgaon office corridor — better than Golf Course Road or Sohna Road. Delhi at Dwarka is a direct link at the corridor's northern end.

Should I buy an assured-return office on Dwarka Expressway?

Treat any guaranteed rent promise as a credit call on the developer, not a property yield. If the developer cannot pay, the guarantee is worth nothing and you still own the unit. Check the developer's balance sheet and delivery record before signing.

Is there GST on buying an office on Dwarka Expressway?

Yes, on an under-construction purchase: two guides give 18% with input tax credit since 22 September 2025 and an older one 12%, so check the builder's invoice. Nil on a completed property that already has its completion certificate. On a ₹1 crore unit that difference is ₹18 lakh at 18% or ₹12 lakh at 12%.