Galaxy Magnum Tower Office for Sale, Sector 58 Gurgaon

Office space for sale in Galaxy Magnum Tower Sector 58 Gurgaon, the building most listings call Magnum Towers, is sold pre-leased, and the price follows the lease. The let units found on sale are asked at about Rs 12,100 to Rs 16,700 per sq ft, at gross yields of 5.75 to 6.5 per cent: an 8,200 sq ft floor let at Rs 58 a month for Rs 9.92 crore, an 8,264 sq ft unit let at Rs 72 at a printed 6.5 per cent, and a 3,400 sq ft office let at Rs 80 at 5.75 per cent, about Rs 5.68 crore. A furnished 15,000 sq ft floor is asked at Rs 16,500.

The asks, unit by unit

The working on the let units is rent times twelve over price: Rs 58 x 12 over Rs 12,098 is 5.75 per cent, Rs 72 x 12 over Rs 13,292 is 6.5 per cent, and Rs 80 x 12 over Rs 16,696 is 5.75 per cent. So every priced let unit in the building yields between 5.75 and 6.5 per cent gross, and that, not a band borrowed from another building, is this tower's own market. The rent on the lease decides where a unit sits: the Rs 58 floor is the cheapest per foot because its rent is the lowest, and the Rs 80 office the dearest, Rs 4,600 a foot apart inside one address.

What the building lets for, and what that rent is worth

Current lease asks run about Rs 70 per sq ft a month unfurnished and Rs 85 furnished, the latter for an 8,000 sq ft floor fitted with about 40 workstations, 8 cabins and meeting rooms. Magnum Tower 2, built in 2019 with three basements, a ground floor and ten upper floors, offers 8,200 sq ft plates on a 36-month lock-in. Capitalised at the building's own 5.75 to 6.5 per cent, those rents give the values below. They are derived, not asks.

A furnished rent pays for the fit-out as well as the floor, so price a bare-shell unit on the unfurnished rent, and ask which one the lease you are buying actually carries.

The check against the neighbour

Splendor Spectrum One, a Grade A building on the same road, gives an independent test. Its small let offices ask Rs 14,359 to Rs 16,320 per sq ft at about 6.25 per cent gross: an 825 sq ft office let at Rs 85, the same rent as a furnished floor here, is offered at Rs 16,320 per sq ft, and Rs 1,020 a year over Rs 16,320 is 6.25 per cent. The Rs 11,000 per sq ft often quoted for that building is the ask for one whole unfurnished 18,000 sq ft floor, Rs 19.80 crore, which is a different product and should not be used to price a let office here. Our Spectrum One sale page lists each priced unit.

The two buildings agree: let offices on this stretch of Golf Course Extension Road are offered at roughly 5.75 to 6.5 per cent gross. Delhi NCR commercial property is usually put at 6 to 10 per cent, with only Aerocity and Cyber City compressing to 5 or 6, so a buyer here accepts a yield at the low end of the ordinary range.

If a seller quotes materially above about Rs 16,700 per sq ft for a let unit, the yield falls under 5.75 per cent unless the rent is above Rs 80. Ask what justifies it. Sometimes there is a real answer, a longer lock-in, a stronger covenant, a better floor, and sometimes there is not.

The number nobody publishes, and why a buyer should care less than a tenant

The common-area maintenance rate for this building is not published anywhere. On the letting side that is a serious gap, because at the Gurugram Grade A norm of Rs 15 to Rs 25 per sq ft a month it would take the occupancy cost from Rs 85 to about Rs 100 to Rs 110.

For a buyer it matters differently, and the distinction is worth getting right. In a standard Indian commercial lease the tenant pays CAM directly, so it passes through and does not reduce the owner's net rent. But two things can break that:

• A gross lease, where the rent is inclusive and the owner funds maintenance out of it. On Rs 85 that would take a real bite.
• Vacancy. When the unit is empty the owner pays the CAM. On 30,000 sq ft at Rs 20 per sq ft that is Rs 6 lakh a month of carrying cost while you look for a tenant.

So establish which kind of lease you are buying, and model six months of vacancy at the CAM rate before you accept any yield.

Which building is actually being sold

This needs settling before terms, because the Magnum name covers several separate developments in one sector, quoted separately and at very different sizes: Magnum Tower 1 at about 3.5 lakh sq ft, Magnum Tower 2 at about 80,000 sq ft with listings down to 8,200 sq ft, Magnum Global Park at about 6.5 acres and roughly 1.1 million sq ft, and a Magnum Global Tower Park listing at about 50,000 sq ft.

A rate quoted for one is not a rate for another, and on a purchase the confusion is more expensive than on a lease. Get the building name, the tower number, the floor and the unit number in writing, and check they match the conveyance documents rather than the brochure. The point is not academic: a search on 1 October 2026 for this building also surfaced a 3,400 sq ft office let at Rs 130 a month, with a page titled for Magnum Global Park among the results and no clear statement of which building it was in, so it is left out of every figure here. Magnum Global Park has its own page.

The buildings themselves are IT and ITeS space at Sector 58 on Golf Course Extension Road, with large and efficient floor plates running to about 30,000 to 33,000 sq ft. The nearest rail is the Sector 55-56 rapid metro at about 2.5 km — close enough to matter to a tenant's hiring, too far to walk, which is a factor in how easily you re-let.

The companies in Magnum Towers, Sector 58, give the building its covenant: one portal lists Getronics, PENTAX Medical, Cians Analytics, Akzo Nobel India, Accolite and Axis Bank among the occupiers of Magnum Tower 1, and Mahou India, Alcobrew Distilleries and Nineroot Technologies in Magnum Tower 2.

Before you agree a price

1. The lease deed — tenant, rent, start date, lock-in, escalation, deposit — read against the landlord's bank statement showing the rent arriving.
2. The remaining term. Eight years to run and eighteen months are different assets at the same headline yield.
3. The escalation clause: percentage, interval, and whether it is fixed or a market review.
4. Gross or net lease, and the CAM rate, because that decides whether the rent on the lease is your income or your gross.
5. Which building and tower, matched to the conveyance, not the brochure.

Frequently asked questions

What does office space cost to buy in Galaxy Magnum Tower Sector 58?

Let units are asked at about Rs 12,100 to Rs 16,700 per sq ft: an 8,200 sq ft floor let at Rs 58 a month for Rs 9.92 crore (Rs 12,098), an 8,264 sq ft unit let at Rs 72 at a printed 6.5 per cent (about Rs 13,292) and a 3,400 sq ft office let at Rs 80 at 5.75 per cent (Rs 16,696, about Rs 5.68 crore). A furnished 15,000 sq ft floor is asked at Rs 16,500. The lease on the unit, not the tower, sets where it sits in that range.

What yield do let offices in Magnum Towers give?

Between about 5.75 and 6.5 per cent gross on every priced let unit found: 5.75 per cent on the Rs 58 and Rs 80 leases, 6.5 per cent on the Rs 72 lease, and a printed 5.81 per cent on a 1,440 sq ft unit. Splendor Spectrum One on the same road offers its let offices at about 6.25 per cent. Delhi NCR commercial property is usually put at 6 to 10 per cent, so this is the low end of the ordinary range, not a compressed prime yield.

What if a seller asks for more than Rs 16,700 per sq ft?

Then, unless the unit's rent is above Rs 80 a month, the yield falls under 5.75 per cent, below every priced let unit found in the building. Ask what justifies it. Sometimes there is a real answer, a longer lock-in, a stronger tenant covenant, a better floor or a longer remaining term, and sometimes there is not. The answer should be in documents.

Does the unpublished maintenance rate matter to a buyer?

Less than it does to a tenant, but not nothing. In a standard Indian commercial lease the tenant pays CAM directly, so it passes through and does not reduce your net rent. Two things break that: a gross lease, where rent is inclusive and you fund maintenance out of it, and vacancy, where you pay the CAM yourself — on 30,000 sq ft at Rs 20 per sq ft that is Rs 6 lakh a month while you look for a tenant. Establish which lease you are buying and model six months empty.

Which Magnum building would I actually be buying?

Ask precisely, because the name covers several: Magnum Tower 1 at about 3.5 lakh sq ft, Magnum Tower 2 at about 80,000 sq ft with listings down to 8,200 sq ft, Magnum Global Park at about 6.5 acres and roughly 1.1 million sq ft, and a Magnum Global Tower Park listing at about 50,000 sq ft. Get the building, tower, floor and unit number in writing and check them against the conveyance documents rather than the brochure.

How easily would this re-let?

The floor plates help and the location is mixed. Plates of 30,000 to 33,000 sq ft suit a single occupier putting a whole function on one level, which is a real draw. Against that, the nearest rail is the Sector 55-56 rapid metro at about 2.5 km — close enough to matter for a tenant's hiring, too far to walk. Ask whether the building runs a shuttle, because that is part of your re-letting story.

Which companies are in Magnum Towers, Sector 58?

One portal lists Getronics, PENTAX Medical, Cians Analytics, NNR Global Logistics, Akzo Nobel India, CO-OFFIZ, Accolite, Safeguard World Payroll Services and Axis Bank in Magnum Tower 1, and Mahou India, Alcobrew Distilleries and Nineroot Technologies (Chqbook) in Magnum Tower 2. For a buyer the tenant that matters is the one on your own lease, so ask for its name, its lock-in and its remaining term.

Where is Magnum Towers, and what is the nearest metro station?

On Golf Course Extension Road in Sector 58, Gurugram. The nearest rail is the Sector 55-56 rapid metro station, about 2.5 km away: close enough to matter for a tenant's hiring, too far to walk.

Our view

Magnum Towers no longer needs to be priced by borrowing a neighbour's yield: the building has its own let units on sale, and they say about Rs 12,100 to Rs 16,700 per sq ft at 5.75 to 6.5 per cent gross. That is a fair rather than generous return for a finished Grade A tower on Golf Course Extension Road, and Splendor Spectrum One next door prices its let offices the same way. What moves the number is the lease: a Rs 58 rent and a Rs 80 rent put two units in the same building Rs 4,600 a foot apart. Settle which Magnum building it is, read the lease, and price the unit on its own rent rather than on the building's best one.

In short: Let units at about Rs 12,100 to Rs 16,700 per sq ft and 5.75 to 6.5 per cent gross; the lease on the unit, not the tower's name, sets the price.

This site's other Magnum Towers sale page carries the same asks; it reads Rs 12,100 to Rs 16,500 because the 3,400 sq ft unit at Rs 16,696 surfaced after it was written. The Magnum Towers unit page gathers the individual listings. For the letting side of this same building, see office space for rent at Galaxy Magnum Tower. For the neighbour the yield band is drawn from, Splendor Spectrum One in Sector 58, and for the compressed-yield end of the market, Andaz Aerocity in Delhi.