Orient Bestech Business Tower Office for Sale, Sector 34 Gurgaon

Orient Bestech Business Tower is a finished office campus of two towers on NH-48, the old NH-8, in Sector 34, Gurugram, built by Bestech Group. The developer and several portals give about 6.25 lakh sq ft: Tower 1 of ground plus eight floors with plates of about 50,000 to 60,000 sq ft, and Tower 2 of ground plus four with plates of about 20,000 sq ft. The typical saleable office is about 2,500 sq ft. The row this page replaces printed about Rs 9,000 to Rs 12,000 per sq ft. No listing found supports that band, and the one published sale figure is well below it.

This is a building mostly let in large blocks to companies, not a strata market with dozens of small units for sale. That is why so little is priced, and why a buyer here has to do more of the arithmetic personally than on Sohna Road or near the metro.

What is actually published

• A portal band of Rs 1.5 crore to Rs 6 crore for 2,500 to 10,000 sq ft. Rs 1,50,00,000 over 2,500 is Rs 6,000 per sq ft; Rs 6,00,00,000 over 10,000 is also Rs 6,000. Two ends at exactly the same rate mean one number multiplied out, not two sales.
• No individually priced office tied to the Sector 34 towers was found, vacant or let.
• The old row's Rs 9,000 to Rs 12,000 had no listing behind it.

So the honest answer is that a price per sq ft for this building could not be established. Rs 6,000 is a figure to test, and it may be stale. Offices across Gurugram sell for about Rs 5,500 to Rs 25,000 per sq ft, as the city office price page sets out, and a Grade A tower on NH-48 would not normally sit at the very bottom of that range.

Two Bestech business towers, one name

The biggest trap here is the name. Bestech has a Bestech Business Tower on Sohna Road in Sector 48 as well as this Orient Bestech Business Tower in Sector 34 on NH-48. Listings mix them:

• A pre-rented 2,500 sq ft office under the plain Bestech Business Tower name lets at Rs 78.56 per sq ft with three months' deposit. It does not say which building.
• A 2,000 sq ft pre-leased unit under the same name lets at Rs 41. Another leasing site puts a pre-leased Bestech Business Tower unit on Sohna Road.
• A tenant list of PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft and Cognizant, and a building of ground plus nine floors with about 7.5 lakh sq ft, come from a listing under the shorter name. Neither matches the developer's 6.25 lakh sq ft and eight upper floors for the Sector 34 campus.
• One listing site titles its page for the Sector 34 building but files it at a Sector 48 address.
• Most pages put the campus in Sector 34; one leasing page puts it in Sector 37 on main NH-8. The sector plan and the title deed settle it; the developer's own page says Sector 34.

Until a listing gives the tower, the floor and the sector, treat any price or rent under the Bestech Business Tower name as belonging to either building.

Why the numbers do not reconcile

Put the published figures together and they break. Rs 78.56 a month is Rs 942.72 a year per sq ft; on Rs 6,000 that is 15.7 per cent gross. No Grade A office in Gurugram yields that, so either the Rs 6,000 band is stale, or the Rs 78.56 rent is for the Sohna Road building, or both. Rs 41 on Rs 6,000 gives 8.2 per cent, which is plausible, but Rs 41 is low for a large NH-48 tower. The old row's Rs 9,000 to Rs 12,000, with the old rent row's Rs 55 to Rs 70, would give 5.5 to 9.3 per cent: plausible, but not backed by a single listing. The lesson is that none of these combinations is a yield anyone has banked.

For comparison, Unitech Cyber Park in Sector 39 values let offices at about Rs 14,000 to Rs 16,000 with rents of Rs 75 to Rs 90, and Pace City in Sector 37 quotes about Rs 3,077 per sq ft of building in an industrial estate. Offices to let in the NH-48 sectors next door run about Rs 45 to Rs 85, mostly below Rs 65, on the Sector 32 office rent page, and Rs 40 to Rs 115 on the Udyog Vihar office rent page.

What a buyer is getting

Large floor plates, a highway frontage and corporate tenants. A 32,000 sq ft upper ground floor is offered to let on a nine-year lease of three plus three plus three years, the structure a company takes for a back office or a technology team. Tower A is listed with three basements for parking. There is no metro station on this stretch of NH-48, and a distance to the nearest one was not established from the pages read; staff reach it by car, cab or company bus.

For a small investor, that is a harder building to own than a metro-side strata block. A 2,500 sq ft unit inside a floor let to one company depends on that company renewing, and a vacant unit in a large-plate tower is harder to let on its own than a small suite on Sohna Road. The Sohna Road namesake, and the road's other offices, are on the Sohna Road office page; more let stock is on the pre-leased property page.

Who this suits, and who should look elsewhere

It suits a buyer who already has a named unit and a lease in hand, and who wants a large-plate NH-48 office let to a company. It suits an occupier who needs 10,000 sq ft or more near the highway. It does not suit a buyer who wants a published market rate to price against, one who needs a metro station, or one who cannot confirm which Bestech business tower the unit is in.

Before you pay anything

1. The building: Orient Bestech Business Tower, Sector 34, NH-48, not the Sohna Road namesake, on the title deed.
2. The tower and floor: Tower 1 or Tower 2, and the unit's share of the floor.
3. The title: a registered conveyance deed in the seller's name and a charge search.
4. The lease: tenant, rent, lock-in end, deposit and escalation, read in full.
5. The arithmetic: rent times twelve over the all-in price; if it comes out above 10 per cent, something in the numbers is wrong.

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

Frequently asked questions

What is the price of office space in Orient Bestech Business Tower, Sector 34?

No individually priced unit was found. The only published figure is a portal band of Rs 1.5 crore to Rs 6 crore for offices of 2,500 to 10,000 sq ft, which is Rs 6,000 per sq ft at both ends: one rate multiplied out, not two sales. Treat it as a floor to test, not a price.

Is Rs 9,000 to Rs 12,000 per sq ft right for Orient Bestech Business Tower?

Nothing found supports it. The old row on this site printed that band with no listing behind it, and the only published band works out to Rs 6,000. A seller's quote, divided by the super area on the title deed, is the only way to know the real rate.

What rent does an office in Orient Bestech Business Tower earn?

No rent tied firmly to this building was found. A pre-rented 2,500 sq ft office under the Bestech Business Tower name lets at Rs 78.56 per sq ft with three months' deposit, and a 2,000 sq ft unit at Rs 41, but those listings do not say which of Bestech's two business towers they mean. A 32,000 sq ft upper ground floor here is offered on a nine-year lease without a published rent.

What is the rental yield on a pre-leased office here?

It cannot be settled from what is published. Rs 78.56 on Rs 6,000 would be 15.7 per cent, which no Grade A office in Gurugram yields, and Rs 41 on Rs 6,000 would be 8.2 per cent. The mismatch says the band, the rent or the building behind the rent is wrong. Divide the lease rent by the actual price before paying.

How big is Orient Bestech Business Tower?

About 6.25 lakh sq ft across two towers, on the developer's figure repeated by several portals. Tower 1 is ground plus eight floors with plates of about 50,000 to 60,000 sq ft; Tower 2 is ground plus four with plates of about 20,000 sq ft. One leasing page gives Tower A three basements. A 7.5 lakh sq ft, ground-plus-nine figure on a pre-leased listing may belong to the Sohna Road namesake.

Is Orient Bestech Business Tower the same as Bestech Business Tower on Sohna Road?

No. Orient Bestech Business Tower is in Sector 34 on NH-48, the old NH-8. Bestech Business Tower is a separate building on Sohna Road in Sector 48. Listings mix the two, and one listing site files the Sector 34 building under a Sector 48 address, so confirm the tower and sector on the title deed.

Which companies are in Orient Bestech Business Tower?

A pre-leased listing under the Bestech Business Tower name lists PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft and Cognizant, but does not say which of the two buildings it means. No tenant list tied firmly to the Sector 34 towers was found.