Paras Downtown Centre Office for Sale, Golf Course Road

Paras Downtown Centre is a ten-storey office building on Golf Course Road in Sector 53, Gurugram, completed in 2006 by Paras Buildtech. It has two basements, a ground floor and nine upper floors, about 68,000 sq ft built up, office units of about 650 to 3,000 sq ft, and it stands about 300 metres from the Sector 53-54 Rapid Metro station. Its tenants include TransUnion CIBIL, Kellogg India and ICICI Bank.

The row this page replaces printed a band of about Rs 20,000 to Rs 26,000 per sq ft with no listing, deed or rent behind it. The research for this page, on 29 September 2026, found no office in the building offered at a stated price per sq ft. What is published is the rent, and one portal's band in crore with no unit size. So the page works the value out from the rent and shows every step. The answer: about Rs 16,000 to Rs 20,300 per sq ft for an office let at the going rent, which puts the old floor near the top of what the rent supports and the old ceiling well above it.

What is published, and what it means

The crore band needs a size before it means anything. Divide it three ways. On a 3,000 sq ft unit, Rs 7.08 crore is Rs 23,600 per sq ft and Rs 8.50 crore is Rs 28,333. On a 3,400 sq ft office, like the one listed for rent in the building, it is Rs 20,824 to Rs 25,000. On a whole floor of about 8,500 sq ft, it is Rs 8,329 to Rs 10,000, which would be less than half of what the rent supports and is almost certainly not what the band means. The unit's size, carpet and super, settles it, and nobody should negotiate against the band until the seller names the area.

Working the value out from the rent

An office on Golf Course Road is bought for its rent, so the rent sets the price. Offices in the building let at Rs 100 to Rs 110 per sq ft a month on most listings. A year of rent is 12 times that: Rs 1,200 to Rs 1,320 per sq ft. The gross yields this batch has measured on let offices in the same two sectors run from about 6.4 to 7.5 per cent: a let unit at Vatika Towers in Sector 54 at 7.5 per cent, a let suite at Vipul Plaza at 6.4 per cent, a let unit at Ocus Technopolis at 5.8 per cent on an older rent.

• Rs 1,320 divided by 7.5 per cent is Rs 17,600 per sq ft; divided by 6.5 per cent it is Rs 20,308.
• Rs 1,200 divided by 7.5 per cent is Rs 16,000; divided by 6.5 per cent it is Rs 18,462.

That gives about Rs 16,000 to Rs 20,300 per sq ft. A floor let furnished at Rs 135 would support more on paper, Rs 1,620 a year, or Rs 21,600 to Rs 24,900 at the same yields, but part of that rent pays for the furniture, which wears out, and a buyer should not pay for it as if it were floor space.

Now run the old band backwards. At Rs 110 a month, a price of Rs 20,000 per sq ft yields 1,320 divided by 20,000, or 6.6 per cent. A price of Rs 26,000 yields 1,320 divided by 26,000, or 5.1 per cent, before maintenance, property tax or a month of vacancy. A fixed deposit pays more than that with none of the risk, so the top of the old band has no buyer on the numbers.

What a unit costs and earns

The arithmetic for the 1,000 sq ft line: 1,000 times Rs 16,000 is Rs 1.60 crore; times Rs 20,300 is Rs 2.03 crore. The rent is 1,000 times Rs 110, Rs 1,10,000 a month or Rs 13.2 lakh a year. Rs 13.2 lakh on Rs 1.60 crore is 8.25 per cent; on Rs 2.03 crore it is 6.5 per cent. The yield range is the same on every row because the rate per sq ft is the same; only the cheque changes. The 8.3 per cent end applies to a unit already let at Rs 110 and bought at the bottom of the band, which is the deal to look for, not the one to expect.

On top of the price, a buyer in Haryana pays stamp duty of about 7 per cent for a man and 5 per cent for a woman in urban areas, plus a registration fee, and 1 per cent TDS is deducted on a purchase above Rs 50 lakh. On a Rs 2 crore office, stamp duty at 7 per cent is Rs 14 lakh, which alone takes about half a point off the first year's yield.

The building a buyer is getting

Two basements, ground and nine floors, about 68,000 sq ft built up, four passenger lifts and one service lift, car parking in the basements, and a ground-floor bank. The floor size is printed two ways: about 8,500 sq ft on listings and 830 square metres on the developer's page, which is 830 times 10.764, or about 8,934 sq ft. Ten office floors of 8,500 sq ft would be 85,000 sq ft, which does not square with the 68,000 sq ft every source repeats, so either the lower floors are smaller or one number is wrong. For a buyer, that matters: the price is charged on super area, and a mismeasured super area is paid for once and then cannot be let. Have the unit measured.

A developer's page and a portal both say the project stands on 5 acres. A ten-storey building of 68,000 sq ft would use a small fraction of that, nothing else supports it, and it is not printed here as fact. One portal says the building has its occupation certificate and then describes it as approved for residential use, which is plainly a template error for an office building; ask for the certificate itself. Listings spell the name both ways, Paras Downtown Centre and Paras Downtown Center; it is the same building. And do not confuse it with Paras Downtown Square, a shopping mall in Zirakpur near Chandigarh.

How it compares with its neighbours

• Vatika Towers in Sector 54: let units asked at Rs 17,467 to Rs 20,000 per sq ft, on rents of about Rs 98 to Rs 110. The closest match in age and rent.
• Vipul Plaza in Sector 54: let suites at Rs 15,520 to Rs 18,382, yields of 6.4 to 7.5 per cent.
• Ocus Technopolis in Sector 54, another 2006 building: let units at Rs 16,500 to Rs 18,000.
• Veritas Tower in Sector 53: no current ask; Rs 18,200 to Rs 24,000 worked out from rents of Rs 110 to Rs 130.
• Orchid Centre across the road: no sale rate published; the same rent-based method gives a wide band.

Every priced ask found on these five buildings sits between about Rs 15,500 and Rs 20,000 per sq ft. None reaches Rs 26,000. Paras Downtown Centre, with rents in the same range and a shorter walk to the Rapid Metro than most of them, belongs in that band, perhaps at its upper half because of the station. For renters, the letting side of the road is covered on the Orchid Centre rent page and the Golf Course Road office page; buyers comparing other corridors can start at the commercial property for sale page.

The case against

It is a twenty-year-old building. The lifts, chillers and facade date from 2006, and their replacement will be paid for out of the maintenance, which no listing publishes. Four passenger lifts serve the whole building. Floors of about 8,500 to 9,000 sq ft cap a single tenant at around 100 people, so a vacant unit competes with newer towers on the same road asking Rs 130 or more for larger plates. The public record has no priced sale, so the buyer has nothing to anchor against except the rent. And a small strata unit in a building shared with coworking operators can sit empty longer than a floor would, because the operators soak up the small-office demand.

Before you buy

1. The size: carpet and super area in writing, and a measurement. One listing in the building prints a carpet area larger than its super area, which is impossible.
2. The lease: on a let unit, the tenant, the rent, the start date, the lock-in and the escalation. A yield worked on a rent that is about to reset is not a yield.
3. Maintenance and property tax: the monthly rate and who pays it, owner or tenant.
4. The title chain: the conveyance deed from Paras Buildtech to the first owner and every sale since.
5. The occupation certificate: a copy, since the only mention found is on a portal with an error in it.
6. The price against the rent: divide the annual rent by the price. Under 6.5 per cent gross, walk away or negotiate.

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

Frequently asked questions

What is the price of an office in Paras Downtown Centre?

No listing found prints a price per sq ft. One portal shows a band of Rs 7.08 to Rs 8.50 crore for offices in the building without the size of the units. Worked back from the rent of Rs 100 to Rs 110 a month at a gross yield of 6.5 to 7.5 per cent, an office is worth about Rs 16,000 to Rs 20,300 per sq ft. Treat that as our arithmetic, not a quote.

Is the Rs 7.08 to 8.50 crore band for Paras Downtown Centre fair?

It depends entirely on the size, which the listing does not give. On a 3,000 sq ft unit it would be Rs 23,600 to Rs 28,333 per sq ft, above anything the rent supports. On a 3,400 sq ft office it would be Rs 20,824 to Rs 25,000. On a whole floor of about 8,500 sq ft it would be Rs 8,329 to Rs 10,000, far too cheap for Golf Course Road. Ask for the size and the lease before reading anything into it.

What rental yield does an office in Paras Downtown Centre give?

At Rs 110 a month the rent is Rs 1,320 per sq ft a year. Bought at Rs 18,000 per sq ft that is 7.3 per cent gross; at Rs 20,000 it is 6.6 per cent; at Rs 26,000 it would be 5.1 per cent. Maintenance, property tax and vacancy come out of that.

What office sizes can you buy in Paras Downtown Centre?

The developer's page and broker listings put the units at about 650 to 3,000 sq ft, and floors at about 8,500 to 8,934 sq ft. Some owners hold a whole floor, which comes up for sale as a single lot.

Is Paras Downtown Centre RERA registered?

No, and it does not need to be. It was completed in 2006, before Haryana began registering projects under RERA in 2017. One portal says the building has its occupation certificate; ask for a copy with the sale papers.

Who are the tenants in Paras Downtown Centre?

Listings name TransUnion CIBIL, Kellogg India, Neoris Consulting, Raintree Systems, Bigo, French Connection, Global Interio, MTTK Trading, TOP Technologies, ICICI Bank and two coworking operators, one of them Smartworks. A unit let to one of them is a pre-leased buy; ask for the lease, the rent and the lock-in.

How far is Paras Downtown Centre from the metro?

About 300 metres from the Sector 53-54 Rapid Metro station, which connects to the Yellow Line at Sikanderpur.