M3M Skywalk Office for Sale, Sector 74 Gurgaon

The row this page replaces sold office space for sale in M3M Skywalk at about Rs 14,000 to Rs 20,000 per sq ft. There are no offices in M3M Skywalk. It is a residential tower of 2 and 3 BHK flats in Sector 74, on Golf Course Extension Road, ready to move. The offices a buyer can own at that address are in M3M Corner Walk, the retail and office block of the same mixed-use scheme, and on the figures found they trade at about Rs 14,000 to Rs 16,850 per sq ft. The top of the old band, Rs 20,000, is not supported by any office figure.

This page sets out what a buyer is actually buying, what it costs, what it earns, and why the returns printed on broker pages cannot be right.

Skywalk, Corner Walk, and why listings mix them

M3M's Sector 74 scheme has three names. Skywalk is the tower of flats: 2 BHK homes of about 1,400 to 1,500 sq ft and 3 BHK homes of about 1,800 to 2,100 sq ft. Corner Walk is the commercial part, on about 7.44 acres, with shops of about 300 to 900 sq ft, food and drink, a multiplex, and office space of about 750 to 5,000 sq ft. A third block of studios is sold separately. Broker pages file all three under whichever name ranks, which is how an office listing ended up under a residential tower.

This site also carried two one-unit pages for 2 BHK Skywalk flats of 1,400 and 1,415 sq ft, marked as a new launch although the tower is finished. Those are covered on the M3M Skywalk page, not here.

What an office costs

• Listings put the starting rate at about Rs 14,000 per sq ft.
• One portal's project average moved from Rs 15,050 to Rs 16,850 per sq ft during the last quarter of 2025, a rise of about 12 per cent. That average covers shops and offices together.
• Resale shops on this site's Corner Walk retail page cluster at Rs 15,264, Rs 15,664 and Rs 16,830, with one frontage unit at Rs 36,000.
• Entry into the scheme is quoted at about Rs 42 lakh, which on a 300 sq ft shop is Rs 14,000 per sq ft.

No single office resale with both a size and a price was found. Offices usually sell below ground-floor shops in the same building, so an office rate at or under the shop cluster, Rs 14,000 to Rs 16,850, is the defensible band. Multiplied out, a 750 sq ft office is Rs 1.05 crore to Rs 1.26 crore and a 1,000 sq ft office Rs 1.4 crore to Rs 1.69 crore.

What an office earns, and the yield that follows

The one office lease rate found for Corner Walk is Rs 65 per sq ft a month, and one portal listed offices of about 666 to 1,950 sq ft to let in June 2026. Rs 65 a month is Rs 780 a year. Divide:

Those are gross. If the landlord pays maintenance, which is not published for Corner Walk (Paras Trinity, three sectors away, charges about Rs 18), the return falls by up to a quarter. A 4 to 5.6 per cent gross office yield is low for the Golf Course Extension corridor; M3M Tee Point in Sector 65 works out at about 7 per cent and M3M Urbana in Sector 67 at 5.5 to 9.8 per cent on its own rents.

The returns brokers print, and why they fail

Broker pages for Corner Walk offices advertise 10 to 11 per cent rental returns with a 100 per cent lease guarantee and "double rental benefits", and another says select pre-leased units return 10 to 20 per cent, alongside a general 6 to 9 per cent. Test them against the rent the same brokers quote:

• At Rs 14,000 per sq ft, 10 per cent needs Rs 1,400 a year, or Rs 117 a month: nearly double the Rs 65 lease rate.
• At Rs 65 a month, 10 per cent needs a price of Rs 7,800 per sq ft, and 20 per cent Rs 3,900. No ask is anywhere near either.
• 6 per cent at Rs 65 needs Rs 13,000, just under the starting rate, so the bottom of the 6 to 9 per cent claim is the only part the rent supports.

Lease guarantees were launch-era payment offers from the developer to early buyers. A resale buyer does not inherit one unless it is in the documents. Buy on a signed lease with a named tenant and a rent you can see in a bank statement.

The flats, for completeness

Because searchers often mean the flats, here are the numbers. Listings print about Rs 2.35 crore to Rs 3.43 crore: a 2 BHK from about Rs 2.38 crore and a 3 BHK from about Rs 3.43 crore. One portal's headline says from Rs 2.45 crore while its own text gives Rs 2.35 crore; the difference is the date of the listing. Its average rose from about Rs 17,200 to Rs 17,400 per sq ft in early 2026. Check: Rs 2.38 crore on 1,400 sq ft is Rs 17,000 per sq ft, and at Rs 17,400 a 1,415 sq ft flat is about Rs 2.46 crore. Rs 3.43 crore on 2,100 sq ft is Rs 16,333, and on 1,800 sq ft Rs 19,056, so ask which size the price is for. Flat rents in the complex run about Rs 30,000 to Rs 88,000 a month.

Registration: two numbers

This site's Corner Walk page records Haryana RERA 17 of 2018, dated 24 January 2018, for Corner Walk Phase 1. One portal prints RERA-GRG-723-2020 for Skywalk. They can both be right if the scheme was registered in phases, which the conflicting possession dates for Corner Walk suggest. The Haryana authority's website settles it: search the number the seller's deed cites and check that the block matches.

How it compares

Against Paras Trinity in Sector 63, at about Rs 12,000 to Rs 16,000 on rents of Rs 45 to Rs 65, Corner Walk is newer and about the same price. Against M3M Urbana at Rs 11,000 to Rs 13,100 on Rs 60 to Rs 90, it is dearer for a lower rent. What a Corner Walk office buyer pays extra for is the retail and cinema podium and the housing all around, which should hold tenants; what they give up is yield. The corridor's other offices are on the Golf Course Extension Road office sale page.

Before you pay anything

1. The block: the unit must be a Corner Walk office, not a shop or a Skywalk flat.
2. The registration the deed cites, checked on the Haryana authority's website.
3. The occupation certificate for that block and phase.
4. The lease, if let: tenant, rent, lock-in, escalation, deposit.
5. The arithmetic: rent times twelve over price. Under 5 per cent at Rs 65 means you are paying above Rs 15,600.
6. Maintenance, and who pays it.

Looking to lease rather than buy? The M3M Skywalk rent page covers asking rents, maintenance, deposits and lock-ins in the building.

Frequently asked questions

Can I buy office space in M3M Skywalk, Sector 74?

Not in the tower. M3M Skywalk is a residential tower of 2 and 3 BHK flats. The offices for sale at that address are in M3M Corner Walk, the retail and office part of the same Sector 74 scheme, and they trade at about Rs 14,000 to Rs 16,850 per sq ft on the figures found.

What is the price per sq ft of an office in M3M Corner Walk?

Listings start at about Rs 14,000 per sq ft, and one portal's project average rose from Rs 15,050 to Rs 16,850 during the last quarter of 2025. That average mixes shops with offices; resale shops cluster at Rs 15,264 to Rs 16,830. A 1,000 sq ft office at Rs 14,000 is Rs 1.4 crore.

What rental yield does an office in M3M Corner Walk give?

At the one lease rate found, Rs 65 per sq ft a month, an office earns Rs 780 a year per sq ft. That is 5.6 per cent gross on Rs 14,000 and 4.6 per cent on Rs 16,850, before maintenance and tax. Broker claims of 10 to 11 per cent would need a rent of about Rs 117 a month at Rs 14,000.

Are the lease guarantee and 10 to 20 per cent returns on M3M Corner Walk real?

They are launch-era sales claims and they do not match the rent. At Rs 65 a month, 10 per cent needs a price of Rs 7,800 per sq ft and 20 per cent Rs 3,900, far below any ask. Buy on a signed lease with a named tenant, and divide the rent by the price yourself.

What is the price of a flat in M3M Skywalk?

Listings print about Rs 2.35 crore to Rs 3.43 crore: a 2 BHK from about Rs 2.38 crore and a 3 BHK from about Rs 3.43 crore, with a portal average of about Rs 17,200 to Rs 17,400 per sq ft in early 2026. On 1,400 sq ft, Rs 2.38 crore is Rs 17,000 per sq ft.

What is the RERA number of M3M Skywalk and Corner Walk?

Two numbers circulate. Corner Walk Phase 1 is recorded as Haryana RERA 17 of 2018, dated 24 January 2018, and one portal prints RERA-GRG-723-2020 for Skywalk. They may be separate phases of one scheme. The Haryana authority's website settles which one the unit's deed cites.

Is M3M Skywalk ready to move?

Yes. The flats are ready and possession has been offered. Corner Walk was built in phases, and dates for its later phases differ between sources, so an office buyer should ask for the occupation certificate for the block the unit is in.