Splendor Spectrum One Office for Sale, Sector 58 Gurgaon

Splendor Spectrum One is a finished IT office campus of two towers, north and south, on Golf Course Extension Road in Sector 58, Gurugram, built by the Splendor Group on about 6.75 acres. Listings give each tower three basements, a ground floor and nine office floors of about 22,700 to 25,000 sq ft, call the campus LEED Gold and date its completion to 2019. The offices were sold in strata, so a buyer here meets an owner selling one unit, usually with a tenant already in it, and now and then a whole floor.

The row this page replaces printed a band of about Rs 11,000 to Rs 15,000 per sq ft with no working. The dated asks read on 30 September 2026 say something sharper. Let offices of 825 and 975 sq ft ask Rs 16,320 and Rs 14,359 per sq ft, each returning about 6.25 per cent on its lease, and the only ask near Rs 11,000 is for an entire 18,000 sq ft floor with no tenant. The old band's floor is a bulk price for a floor; its top sits below what small let units actually ask.

Every priced ask, divided by its area

Three different things are being sold under one building name: a small unit with a sitting tenant, a small unit with a tenant whose lock-in is nearly over, and a bare floor for a company or a buyer with Rs 20 crore. Each has its own price, and averaging them into one band is how the old row ended up describing none of them.

What the two leases actually return

The 825 sq ft unit is the cleanest deal on the market here, because the broker prints every term. The tenant, Nimbus Post, started in July 2025 on a nine-year lease with a three-year lock-in, at Rs 85 a foot a month. 825 x 85 is Rs 70,125 a month and Rs 8,41,500 a year, and Rs 8,41,500 divided by Rs 1,34,64,000 is 6.25 per cent gross, the same figure the listing prints. The arithmetic holds. A search summary from the same results put the tenant's total take in the building at 15,740 sq ft, which would make this unit one slice of a larger office. Nimbus Post and the advertising firm on the 975 sq ft unit are the only companies in Splendor Spectrum One that the listings read name; no full list of occupants was found. A large tenant is good for occupancy while it stays, and awkward if it leaves, because a block of units would then look for tenants at the same time.

The 975 sq ft furnished unit asks Rs 1.40 crore with a lease that began in June 2023 at Rs 75, a nine-year term, a deposit of three and a half months and a lock-in printed as 3.6 years. 975 x 75 is Rs 73,125 a month and Rs 8,77,500 a year, which is 6.27 per cent on the ask. If "3.6 years" means three years and six months, the lock-in ends around December 2026, about three months from now, and from then the tenant can leave on notice. A buyer would be paying for a lease that is about to become optional, which argues for a discount rather than a premium.

Both leases price the building at the same return, about 6.25 per cent. That is where small let units here are asked on paper, and it is a rich number for this road: this site's pages on Sector 65 find let offices asked at 7 to 7.5 per cent.

The whole floor at Rs 11,000

One leasing site offers an unfurnished floor of 18,000 sq ft, described as an independent unit on a high floor, at Rs 11,000 a foot, Rs 19.80 crore in all. This is the ask the old band's lower figure came from, and it is a different product. A buyer of 18,000 sq ft takes a floor a single company can occupy, with no lease in the listing, and pays Rs 3,359 to Rs 5,320 a foot less than the small let units for taking the letting risk and the volume.

At the building's rents the floor looks cheap. Rs 60 a month is Rs 720 a year, 6.5 per cent on Rs 11,000; Rs 80 a month is Rs 960, or 8.7 per cent. But that return exists only once a tenant signs, a bare floor of this size needs a fit-out before anyone moves in, and the months in between earn nothing. This site's Splendor Spectrum One rent page divides the building's rents by this same Rs 11,000 floor ask to reach 6.5 to 8.7 per cent. That is the right sum for the floor; for an 800 sq ft unit with a tenant, the leases above are the measure.

The price list that does not match its own summary

One portal publishes a price table for the building: 1,500 sq ft at Rs 2.32 crore, 2,000 sq ft at Rs 3.1 crore, 3,000 sq ft at Rs 4.65 crore, 4,500 sq ft at Rs 6.97 crore, 6,000 sq ft at Rs 9.3 crore, 9,500 sq ft at Rs 14.72 crore and 9,999 sq ft at Rs 15.49 crore. Every line divides to between Rs 15,467 and Rs 15,500 a foot: Rs 2,32,00,000 over 1,500 is Rs 15,467 and Rs 9,30,00,000 over 6,000 is Rs 15,500. The same page then calls the typical rate about Rs 17,000, and its resale 2,000 sq ft office at Rs 3.4 crore is Rs 17,000.

So one portal carries two rates Rs 1,500 apart, neither dated nor tied to a lease. A table in which every size costs the same per foot is a formula, not seven sellers. At its Rs 15,500, a Rs 75 rent returns 5.8 per cent and a Rs 85 rent 6.6 per cent; at Rs 17,000, even Rs 85 returns 6.0 per cent. Treat the table as the portal's model and the two dated leases as the evidence.

Rent, maintenance and the net return

Rents found for the building run from Rs 60 a month on one leasing site, through Rs 75 on the let 975 sq ft unit and Rs 80 on a 7,200 sq ft furnished office, to the Rs 85 in the Nimbus Post lease. The furnished office is quoted with maintenance charges of Rs 19 a foot. Check who pays them. If a lease makes the owner carry the maintenance, the Rs 85 unit nets Rs 66, which is Rs 792 a year and 4.9 per cent on Rs 16,320.

Turned round, the rents set the price. At 7 per cent gross, a Rs 75 rent supports Rs 12,857 a foot (Rs 900 a year divided by 0.07), Rs 80 supports Rs 13,714 and Rs 85 supports Rs 14,571. At the 6.25 per cent the two listings accept, Rs 85 supports Rs 16,320, which is exactly the Nimbus Post ask.

The building, and its two registration numbers

• Developer: Splendor Group, whose own page lists Spectrum One as a completed IT park on 6.75 acres in Sector 58, with three levels of parking.
• Towers and floors: north and south towers, each with three basements, a ground floor and nine upper floors on the listings; the developer's page prints "8+9 floors".
• Floor plates: about 22,700 to 25,000 sq ft, and a 22,722 sq ft floor is listed in the south tower. Ten office levels of that size come to roughly 2,27,000 to 2,50,000 sq ft a tower above ground, on our arithmetic. An international agency's listing gives about 2,50,000 sq ft; a coworking operator's page gives about 4,80,000 sq ft built-up per tower. Both cannot describe office area, and the occupation certificate states what was sanctioned.
• Completion: 2019 on the listings, with a launch date given as 7 December 2017.
• Registration: portals print RERA number 376 of 2017; the developer's page prints HRERA-571/2017/2267. The HRERA Gurugram registration certificate settles which is the registration number.
• Metro: about 2 to 2.5 km to the Sector 55-56 Rapid Metro station on Golf Course Road.

Sector 58 against the rest of the road

Spectrum One vs Galaxy Magnum Tower is the comparison most buyers in Sector 58 make. The two let at about the same top rent, Rs 85, and this site's Galaxy Magnum Tower page finds no published rate there, only a value implied from that rent. Down the road, Splendor Trade Tower in Sector 65, the same group's older building, sells let suites at Rs 12,500 to Rs 12,900 for 7.25 to 7.5 per cent, and M3M Tee Point asks Rs 12,000 to Rs 14,000 for about 7 per cent. Spectrum One is the newer building, closer to Golf Course Road and the metro, and asks about Rs 2,000 to Rs 3,400 a foot more than the Sector 65 let stock for the same kind of lease. The corridor's other stock is on the Golf Course Extension Road office page and the corridor's property page.

A fair price, by what you are buying

• Small unit let at Rs 85, lock-in running to 2028: Rs 14,571 at 7 per cent up to the Rs 16,320 asked at 6.25 per cent; the top end only with a registered lease and a tenant of known standing.
• Small unit let at Rs 75, or with a lock-in about to end: about Rs 12,857 at 7 per cent to Rs 14,400 at 6.25 per cent, on Rs 900 a year.
• Vacant small unit: no dated vacant ask was found. On a Rs 75 to Rs 80 rent at 7 per cent it is worth about Rs 12,857 to Rs 13,714 before the months it sits empty.
• Whole floor: Rs 11,000 is the one ask, and it suits a buyer who can fund a fit-out and wait for a single tenant.

Papers to see before paying a token

1. The HRERA Gurugram registration certificate, to settle 376 of 2017 against HRERA-571/2017/2267, and the occupation certificate for the tower.
2. The registered lease: tenant, start date, the exact end of the lock-in, escalation, deposit, and whether the rent is on super or carpet area.
3. Maintenance: whether the Rs 19 a foot falls on the owner or the tenant.
4. The seller's conveyance deed and the super-to-carpet ratio of the unit.
5. Shared tenants: for a unit inside a larger tenant's office, how many other owners share that tenant and whether their leases end together.
6. Parking: bays allotted to the unit in the three basement levels.
7. The unit itself: photos of Splendor Spectrum One show a LEED Gold glass campus, not the state of a let unit's fit-out, so see it during the tenant's working hours.

Frequently asked questions

What does an office in Splendor Spectrum One cost to buy?

Let units ask Rs 14,359 to Rs 16,320 per sq ft on the dated listings read on 30 September 2026: a furnished 975 sq ft office at Rs 1.40 crore and an 825 sq ft office at Rs 1,34,64,000. The one whole floor on offer, 18,000 sq ft unfurnished, asks Rs 11,000 a foot, Rs 19.80 crore in all. The smallest ticket found is the 825 sq ft unit at about Rs 1.35 crore.

What rental yield does a pre-leased office in Splendor Spectrum One give?

About 6.25 per cent gross on both dated leases. The 825 sq ft unit earns Rs 70,125 a month at Rs 85, which is Rs 8,41,500 a year on a Rs 1,34,64,000 ask. The 975 sq ft unit earns Rs 73,125 a month at Rs 75, Rs 8,77,500 a year on Rs 1.40 crore, which is 6.27 per cent. For a 7 per cent return the same units would have to sell at about Rs 14,571 and Rs 12,857 a foot.

Why is the 18,000 sq ft floor priced at only Rs 11,000 a sq ft?

Because it is a whole unfurnished floor with no tenant named, sold in one piece for Rs 19.80 crore. The buyer carries the letting, the empty months and the fit-out, and pays Rs 3,359 to Rs 5,320 a foot less than the small let units for taking that on. Let at Rs 60 to Rs 80 a month it would return 6.5 to 8.7 per cent, but only after a tenant signs.

What rent do offices in Splendor Spectrum One earn?

Rs 60 to Rs 85 per sq ft a month on the listings found: Rs 60 on one leasing site, Rs 75 on the let 975 sq ft unit, Rs 80 on a 7,200 sq ft furnished office, and Rs 85 on the lease to Nimbus Post that began in July 2025. Maintenance was quoted at Rs 19 a foot on the furnished office.

What is the RERA number of Splendor Spectrum One?

Two numbers are in print. Portals give 376 of 2017 with a launch date of 7 December 2017; the Splendor Group's own page gives HRERA-571/2017/2267. Listings say the campus was completed in 2019. The registration certificate on the HRERA Gurugram site and the occupation certificate for the tower settle it, so ask the seller for both.

How many towers and floors does Splendor Spectrum One have?

Two towers, north and south, on about 6.75 acres. Listings give each tower three basements, a ground floor and nine upper floors, with plates of about 22,700 to 25,000 sq ft; the developer's page prints its floor count as 8+9. An agency listing calls one of them Spectrum One Tower 2, but no source read said whether Tower 1 is the north or the south tower, so the deed should name the tower. The nearest metro station is Sector 55-56 on the Rapid Metro, on Golf Course Road, about 2 to 2.5 km away.

Is the Rs 15,500 per sq ft price list for Splendor Spectrum One reliable?

Not as a price. One portal's table runs from 1,500 sq ft at Rs 2.32 crore to 9,999 sq ft at Rs 15.49 crore, and every line divides to Rs 15,467 to Rs 15,500 a foot, while the same page calls the typical rate Rs 17,000. The same rate at every size is a formula, not seven sellers. The two dated leases, both near 6.25 per cent, are the better evidence.