Unitech Commercial Tower Office for Sale, Sector 45 Gurgaon

Unitech Commercial Tower is a small, finished office block in Block B of Greenwood City, Sector 45: three basements, ground and ten floors of about 17,000 sq ft each, completed by Unitech Limited in 2007. Almost everything for sale in it is an office with a tenant already inside, and the listings price those offices the same way every time. They take the rent in the lease, divide by a yield of 6 or 6.5 per cent, and print the answer as the price. That makes this building unusually easy to value, and unusually easy to overpay in.

The row this page replaces printed a rate of Rs 14,000 to 18,000 per sq ft with no working and no rent. The dated asks read on 26 September 2026 run wider: Rs 13,800 to Rs 21,000 per sq ft, from Rs 1.85 crore for a small let office to Rs 9.61 crore for a 4,575 sq ft block. What separates the cheap ones from the dear ones is not the floor or the fit-out. It is the rent in the lease, which runs from Rs 75 to Rs 105 a month, against an asking rent for vacant space of about Rs 95.

The asks, divided

The areas in the first two lines are worked backwards, because those listings print the price, the rent and the return but not the size. Rs 1.85 crore at 6.5 per cent is Rs 12.03 lakh a year; at Rs 75 a foot, Rs 900 a year, that is 1,336 sq ft, which is the 1,337 sq ft office two of the old pages folding in here describe. Rs 3 crore at 6.5 per cent is Rs 19.5 lakh a year; at Rs 82.22 that is about 1,976 sq ft. The block figures check the other way: 4,575 sq ft at Rs 105 is Rs 57.6 lakh a year, and at 6 per cent that is Rs 9.61 crore, exactly the printed price.

The same building, three prices, and which one to buy

Every ask is a lease divided by a yield, so every return on the listings is correct on its own terms. The question the listings never ask is what happens when the lease ends. At the asking rent of Rs 95 for vacant space, the three rates look very different:

• The Rs 13,800 office let at Rs 75 is under-rented. When it re-lets at Rs 95, the buyer's return rises to 8.2 per cent. The lock-in ends after 48 months.
• The Rs 15,200 office let at Rs 82.22 sits a little under market. At Rs 95 it returns 7.5 per cent.
• The Rs 21,000 block let at Rs 105 is over-rented. If the tenant leaves and the space re-lets at Rs 95, the return falls to 5.4 per cent, and the unit is worth about Rs 17,500 a foot at 6.5 per cent. On 4,575 sq ft that is roughly Rs 1.6 crore less than the ask.

So a buyer here should do the opposite of what the headline yields suggest: prefer the office whose lease is below market and whose lock-in is running out, not the one that shows the higher rent. At the market rent, a fair price for vacant or fairly let space is Rs 16,300 to Rs 17,500 a foot, which is Rs 95 a month capitalised at 7 and 6.5 per cent. The old row's Rs 14,000 to 18,000 was about right; it just gave no reason.

The rent and the running costs

Vacant space is advertised at about Rs 95 a foot a month, with maintenance of Rs 15 to Rs 16 on top, and one car park for every 1,000 sq ft. Leases in place run from Rs 75 to Rs 105, on nine-year terms with lock-ins of four to five years. This site's Sector 45 rent page puts the sector at Rs 55 to Rs 90 and Sector 44 next door at Rs 79 to Rs 110, so Rs 95 puts this building at the top of its own sector and in the middle of the one beside it.

Maintenance of Rs 15 to Rs 16 is worth checking against the lease. Under a normal office lease the tenant pays it; if the owner does, a 6.5 per cent return on a Rs 75 rent drops to about 5.2.

How it compares

On Sohna Road, Welldone Tech Park in Sector 48 resells at Rs 7,100 to Rs 8,800 a foot and Spaze iTech Park in Sector 49 at Rs 8,000 to Rs 13,000, both letting at Rs 50 to Rs 63. Unitech Commercial Tower asks about twice as much per foot and lets for about 60 per cent more, so part of the premium is rent and part is address: Sector 45 sits between Golf Course Road and Sohna Road, about 3 km from the Millennium City Centre metro, and the building's small floors of 17,000 sq ft suit a firm that wants a whole floor to itself. For let offices elsewhere in the city, see this site's pre-leased page.

The old pages that fold into this one

Five one-unit pages for this building now fold into this page. Every one names Unitech Commercial Tower 2 in Sector 45, and every one printed nothing but a request to call. The 1,337 sq ft office, listed twice, is almost certainly the let office asking Rs 1.85 crore on a Rs 75 lease.

The middle column is the value at the market rent, not an ask. A unit let above Rs 95 will be offered above it and a unit let below will be offered under it; the gap is the lease, and the lease ends.

The building

The listings agree on three basements, ground and ten floors, about 1,87,000 sq ft built up with floors of about 17,000 sq ft, and completion in 2007. The arithmetic holds: 11 floors of 17,000 sq ft is 1,87,000. One portal gives the same 1,87,000 sq ft for two towers, Tower 1 and Tower 2, together; nearly every listing for sale is in Tower 2, and all five old pages named it. If a unit is offered as Tower 1, confirm which building it is in before comparing its price. Unitech's own contact page still lists its Gurgaon marketing office on the first floor of Tower II. Units run from about 1,200 to 7,300 sq ft, and the tower is on Arya Samaj Road in Block B of Greenwood City, Unitech's plotted colony in the sector.

Registration, and the developer

No registration number exists or is needed: the tower was completed about a decade before the Haryana authority began registering projects in 2017. The documents that close a sale are the occupation certificate, the seller's conveyance deed, the lease and the maintenance agreement.

The conveyance deed deserves the most attention. Unitech Limited has been run by a government-appointed board since 2020, under a Supreme Court order, and buyers in several of its projects are still waiting for homes and papers the old management never delivered. On a finished commercial tower that mainly means one thing: make sure the seller holds a registered conveyance deed in their own name, not only an allotment letter or an agreement with Unitech. Stamp duty in Haryana is 7 per cent for a man, 5 per cent for a woman and 6 per cent jointly, plus the registration fee; there is no GST on a completed resale, and TDS at 1 per cent applies above Rs 50 lakh.

Who this suits

An investor who wants a let office between Golf Course Road and Sohna Road and will buy the lease, not the headline return, ideally one let below Rs 95 with its lock-in ending. A firm that wants to own a whole floor of 17,000 sq ft or a part of one. Not a buyer paying Rs 21,000 a foot for a Rs 105 lease without asking what the office re-lets for, and not anyone whose seller cannot produce a registered conveyance deed.

Before you pay anything

1. The rent in the lease against Rs 95. Above it, discount the price; below it, the reset is in your favour.
2. Lock-in end and lease expiry. The listings quote four and five-year lock-ins on nine-year leases.
3. Who pays the Rs 15 to Rs 16 maintenance.
4. A registered conveyance deed in the seller's name, not an allotment letter from Unitech.
5. Tower 1 or Tower 2, and the floor, written on the agreement.

Frequently asked questions

What is the price of office space for sale in Unitech Commercial Tower Sector 45?

The dated asks read on 26 September 2026 divide to Rs 13,800 to Rs 21,000 per sq ft. A let office of about 1,337 sq ft asks Rs 1.85 crore, a furnished let office of about 1,976 sq ft Rs 3 crore, and a 4,575 sq ft let block Rs 9.61 crore, or Rs 3.16 crore and Rs 3.90 crore for its 1,506 and 1,856 sq ft parts. Each ask is the lease rent divided by 6 or 6.5 per cent.

What is the office rent in Unitech Commercial Tower?

Vacant space is advertised at about Rs 95 per sq ft a month, with maintenance of Rs 15 to Rs 16 on top and one car park per 1,000 sq ft. Leases already in place run from Rs 75 to Rs 105 a month on nine-year terms with four to five-year lock-ins. The gap between a lease rent and Rs 95 is the main thing that sets a unit's price.

Is the 6 to 6.5 per cent return on pre-leased units in Unitech Commercial Tower real?

On each unit's own lease, yes: the listings compute the price from it. The risk is the reset. A block let at Rs 105 and priced at Rs 21,000 returns only 5.4 per cent if it re-lets at the Rs 95 market. An office let at Rs 75 and priced at Rs 13,800 returns 8.2 per cent at Rs 95. Buy the under-rented lease, not the higher headline rent.

What is a fair price per sq ft in Unitech Commercial Tower?

About Rs 16,300 to Rs 17,500 a foot for space let at the market or vacant. That is the Rs 95 monthly rent, Rs 1,140 a year, capitalised at 7 and 6.5 per cent. Asks above that are paying for a lease above market; asks below it, such as the Rs 13,800 office on a Rs 75 lease, carry a rise when the lease renews.

Who built Unitech Commercial Tower and when was it completed?

Unitech Limited built it in Block B of Greenwood City, its plotted colony in Sector 45, and the listings give 2007 as the completion year. Unitech has been run by a government-appointed board since 2020, so a buyer should insist on a registered conveyance deed in the seller's name rather than an allotment letter or agreement with the company.

Does Unitech Commercial Tower have a RERA number?

No, and none is needed. The tower was completed around 2007, roughly ten years before the Haryana real estate authority began registering projects in 2017. The documents to ask for are the occupation certificate, the seller's registered conveyance deed, the lease in force and the maintenance agreement, with the tower and floor named on the sale deed.

How big is Unitech Commercial Tower?

Three basements, ground and ten floors of about 17,000 sq ft, some 1,87,000 sq ft in all, which the arithmetic of 11 floors confirms. One portal gives that same total for Tower 1 and Tower 2 together; nearly all sale listings are in Tower 2. Offices trade from about 1,200 sq ft to a 7,300 sq ft floor, and a let 4,575 sq ft block is on the market.