Unitech Cyber Park Office for Sale, Sector 39 Gurgaon

Unitech Cyber Park is the four-tower IT office campus in Sector 39, on the Jharsa side of NH-48, about 2 km from Medanta. It was built by Unitech in the 2000s, Tower D was finished in 2007, and it has been let floor by floor to IT and back-office firms ever since, with banks and fast-food outlets on the ground level. Most of what is sold here is sold with a tenant in it, so a search for office space for sale in Unitech Cyber Park is really a question about the lease. This page used to answer it with a rate of Rs 12,000 to Rs 16,000 per sq ft and nothing else. The one office ask on the listings that carries a price divides to about Rs 14,100 per sq ft, and the rents in the building put a fair price at about Rs 14,000 to Rs 16,000. The bottom of the old band had nothing under it.

That is a smaller correction than on some buildings, and the more useful finding is about the rent. The lease that comes with the priced unit pays Rs 67 a month, while fresh bare space in the same towers lets at Rs 75 to Rs 90. A buyer here is paying today's price for yesterday's rent, and the question is how long it takes the lease to catch up.

At a glance

What sellers ask, divided by the area

The listings read for this page carry plenty of pre-leased units and very few prices. The ones that can be divided:

• A 5,425 sq ft office let to an IT company, offered at Rs 7.65 crore. Rs 7.65 crore over 5,425 sq ft is Rs 14,101 per sq ft, and the listing itself prints Rs 14,105. The tenant pays Rs 67 a sq ft, about Rs 3.67 lakh a month, on a nine-year lease with a three-year lock-in and 15 per cent escalation every three years.
• A 3,200 sq ft ground-floor unit let to State Bank of India, offered at Rs 10.40 crore. That is Rs 32,500 per sq ft, at a stated return of 4.25 per cent, on a ten-year lease from 2020 with 25 per cent escalation every five years. A lockable ground-floor bank branch is priced as retail, not as office space, and it is kept out of the office rate.

One portal tracks an average for the building that rose from about Rs 14,400 to Rs 15,500 per sq ft in the first quarter of 2026 and to about Rs 16,250 in the second. No priced office unit on the listings sits at that level, so it is printed here as that portal's claim. A 1,800 sq ft listing that divides to Rs 1,667 per sq ft is a typing error, probably a rent or a lakh figure in the wrong box, and it is dropped.

The four one-unit pages that now fold into this one

This site also carried four separate pages for pre-leased offices in Unitech Cyber Park, Sector 39, each printing price of call against one size. They now fold into this page. All four name the same building and the same sector, so none is left out. Two give 3,600 sq ft and two give 4,400 sq ft; the listings elsewhere carry one pre-leased unit of about each size, so these are most likely two suites, each listed twice. The table keeps every size, what the old rate implied for it and what the size implies at the building's one priced office ask.

The old band on those two sizes spanned Rs 1.44 crore and Rs 1.76 crore. That is not a price, it is a guess with a wide margin. The ask in the last column is a real number, but only one of them, and the lease attached to each suite will move its value more than anything else on this page.

The rent, and the yield it produces

The letting side of the building is much better documented than the sale side. The rents on the listings read for this page:

• The 5,425 sq ft IT lease at Rs 67, the lowest rent and the one that comes with the priced unit.
• A 3,700 sq ft bare-shell office at Rs 75, and a furnished office offered at a discounted Rs 75.
• Office space for general use at Rs 90.
• A furnished 4,413 sq ft office at Rs 100.
• A fully furnished 25,000 sq ft floor at Rs 110, available at once.

So bare space lets at Rs 75 to Rs 90 and furnished space at Rs 100 to Rs 110, and the building sits squarely in that range across its towers. Now divide. The IT lease pays Rs 67 times 12, or Rs 804 a year per sq ft, on Rs 14,101: a 5.7 per cent gross yield. The same unit re-let at Rs 90 would earn Rs 1,080, or 7.7 per cent. The bank unit's 4.25 per cent is the price of a State Bank tenant on a ten-year lease, and it is a low return for a buyer who needs income now.

What the escalation does to a Rs 67 lease

The lease on the priced unit steps up 15 per cent every three years. Rs 67 becomes about Rs 77 after the first step and about Rs 89 after the second, by which point the yield on the Rs 7.65 crore price is about 7.5 per cent. In other words, the lease reaches today's market rent in about its seventh year. A buyer who accepts 5.7 per cent now is buying that path. One who needs 7 per cent from the first month should offer against the rent in place: Rs 804 divided by 0.07 is about Rs 11,500 per sq ft, or about Rs 6.2 crore for the suite.

That gap, between Rs 11,500 on a yield buyer's arithmetic and Rs 14,100 on the seller's ask, is the whole negotiation on a low-rent lease. On a unit let at Rs 90 the two sums meet: Rs 1,080 divided by 0.07 is Rs 15,400, and at 7.5 per cent it is Rs 14,400. That is why the fair band for a normally let office here is Rs 14,000 to Rs 16,000.

For comparison, Signature Towers at the South City I gate, another Unitech office complex on the same highway, trades at about Rs 16,500 on rents of Rs 95 to Rs 100, and MVL iPark in Sector 15 asks less on a Rs 70 rent. The wider picture is on the Gurgaon office price page.

The towers, and why the tower matters

The campus has four towers, and the listings describe them differently enough that the tower belongs in every question. Tower A is the low, wide one: ground and seven floors, about 4.3 lakh sq ft, with plates of about 53,000 sq ft. Towers B and C rise to 15 floors over three basements, with about 4.1 and 4.4 lakh sq ft and plates of about 26,000 to 27,000 sq ft. Tower D was completed in 2007. Big plates suit a single IT tenant taking a floor; the smaller units of 3,600 to 5,500 sq ft that investors buy are subdivisions, and a subdivided floor re-lets more slowly than a whole one. Tower B also houses a serviced-office operator, which is why co-working seat prices show up in searches for the building; those are not office rents.

Listings file the campus under Sector 39, Village Jharsa and South City 1. They are the same place: the towers stand where Sector 39 meets the highway. HUDA City Centre metro is about 3 km away, which is a drive or a shuttle, not a walk. More let stock in the city is on the pre-leased property page.

The developer, and what it means for a finished building

Unitech Limited has been run since 2020 by a board the central government nominated under the Supreme Court's supervision, and on 17 August 2026 the court approved a new chairman and managing director. For a finished, strata-sold office campus that mostly does not matter: a unit belongs to its owner. It matters for paperwork. A unit whose conveyance from Unitech to the first buyer was never registered is slow to fix while the company is in court-supervised resolution, and it is the one unit in this building not to buy.

Registration

There is no RERA number, and none is needed. The campus was built and occupied before Haryana began registering projects in 2017. A portal page that promises "RERA details" for Unitech Cyber Park is using a template. A sale rests on the registered title, the occupation certificate for the tower and the lease in place.

Who this suits, and who should look elsewhere

It suits an investor who wants a let IT office on NH-48 for about Rs 5 crore to Rs 7.5 crore and can wait for escalations to lift a below-market lease. It suits a buyer who values a campus with banks and food on the ground floor, since tenants do. It does not suit anyone who needs 7 per cent from day one on a Rs 67 lease, and it does not suit a buyer who confuses the bank branch's Rs 32,500 per sq ft with an office rate. Tenants looking at the same stretch can compare offices near HUDA City Centre.

Before you pay anything

1. The registered conveyance deed in the seller's name, and the chain back to Unitech.
2. The lease: tenant, start date, lock-in, escalation dates and the rent in place against Rs 75 to Rs 90 for bare space today.
3. The tower, A, B, C or D, and the floor.
4. The area basis: divide the price by the super area on the deed.
5. Maintenance: who pays it, and the association's no-dues letter.

Frequently asked questions

What is the price of office space for sale in Unitech Cyber Park Gurgaon?

The one office ask with a price on the listings read in September 2026 is a 5,425 sq ft unit let to an IT company at Rs 7.65 crore, which is Rs 14,101 per sq ft. On the rents in the building, a normally let office is worth about Rs 14,000 to Rs 16,000 per sq ft. A ground-floor bank unit at Rs 32,500 is priced as retail.

What rent does office space in Unitech Cyber Park earn?

Bare space lets at Rs 75 to Rs 90 per sq ft a month and furnished space at Rs 100 to Rs 110, including a full 25,000 sq ft furnished floor at Rs 110. Older leases can sit below that: the priced 5,425 sq ft unit is let to an IT tenant at Rs 67, which is the rent a buyer of that unit inherits.

What is the rental yield on a pre-leased unit in Unitech Cyber Park?

About 5.7 per cent gross on the priced unit: Rs 67 a month is Rs 804 a year against Rs 14,101 per sq ft. Re-let at Rs 90, the same unit would earn 7.7 per cent. The State Bank branch on the ground floor returns 4.25 per cent, which is the price of a bank tenant on a ten-year lease.

How long does a Rs 67 lease take to reach market rent?

With 15 per cent escalation every three years, Rs 67 becomes about Rs 77 after three years and about Rs 89 after six, which is roughly today's bare rent. By then the yield on a Rs 14,100 price is about 7.5 per cent. A buyer who needs 7 per cent immediately should offer near Rs 11,500 per sq ft instead.

Which tower of Unitech Cyber Park is which?

Tower A has a ground floor and seven upper floors, about 4.3 lakh sq ft, with plates near 53,000 sq ft. Towers B and C rise to 15 floors over three basements, about 4.1 and 4.4 lakh sq ft each. Tower D was completed in 2007. Tower B also holds a serviced-office centre, whose seat prices are not office rents.

Does Unitech Cyber Park have a RERA number?

No. The campus was built and occupied before Haryana began registering projects in 2017, so there is nothing to register. A purchase rests on the registered conveyance deed, the occupation certificate for the tower and the lease in place. A portal page advertising registration details for this campus is running a template.

Is it safe to buy in a Unitech building while the company is under a court-supervised board?

For a finished, strata-sold office unit, mostly yes, because the unit belongs to its owner rather than to Unitech. The risk sits in a unit whose conveyance from Unitech was never registered, since fixing that during a court-supervised resolution can take years. Buy only a unit whose title chain ends in a registered deed in the seller's name.