Vatika Business Park Office for Sale, Sector 49 Gurgaon

Vatika Business Park is the three-block office campus Vatika Group built on about 6.88 acres on Sohna Road in Sector 49. The blocks stand around a one-acre central courtyard, hold about 8,70,000 sq ft between them in around 166 units, and house roughly 11,000 people working for tenants such as TCS, Xerox, McKinsey and JCI India. Anyone searching for Vatika Business Park office for sale wants to know what a let unit costs and what it earns. This page used to answer with Rs 10,000 to Rs 14,000 per sq ft and no rent. The asks that carry both a price and a rent divide to about Rs 10,450 to Rs 11,040 per sq ft, on rents of Rs 61 to Rs 69 a month, which is a gross yield of 7.0 to 7.5 per cent.

The old floor was close. The old ceiling was not. On a 1,000 sq ft unit, the size two of this site's one-unit pages describe, Rs 14,000 means Rs 1.40 crore. The 1,000 sq ft unit actually on offer, let at Rs 61, is priced at Rs 1.045 crore. A buyer who opened at the top of the old band would have offered about Rs 35 lakh too much, for a 5.2 per cent yield instead of 7.

At a glance

What sellers ask, divided by the area

The priced listings read for this page, with the rent each one comes with:

• A 1,000 sq ft unit let at Rs 61 a month on a fresh nine-year lease from February 2021, with a three-year lock-in and six months' deposit, offered at Rs 1,04,50,000. That is Rs 10,450 per sq ft, and Rs 732 a year over Rs 10,450 is exactly the 7.0 per cent the listing prints.
• A unit let to JCI India at Rs 69 on a nine-year lease, offered from Rs 11,040 per sq ft. Rs 828 a year over Rs 11,040 is 7.5 per cent.
• A 5,800 sq ft floor let to an IT company at Rs 47, offered at Rs 11,000 per sq ft, Rs 6.38 crore. Rs 564 over Rs 11,000 is only 5.1 per cent.
• A fully furnished office at Rs 13,000 per sq ft, with no rent printed.

One older listing offers part of McKinsey's 2 lakh sq ft Knowledge Centre in 500 sq ft lots, let at Rs 66 with a stated 8.5 per cent return. That return implies about Rs 9,300 per sq ft. The tenancy dates from 2010 and the listing reads as years old, so it shows where the building traded, not where it trades now. One portal puts the building's average at about Rs 12,350 per sq ft in early 2026, up from Rs 11,450 a quarter earlier. No priced let unit on the listings sits that high, and on a Rs 61 rent it would be a 5.9 per cent yield.

So the honest band for a let office is Rs 10,450 to Rs 11,040, with furnished space asked up to Rs 13,000. The deciding document is the lease. The 5,800 sq ft floor at Rs 11,000 on Rs 47 is the one to question: it is priced like the others and pays two-thirds of their rent.

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

This site also carried three pages for pre-leased offices in Vatika Business Park, Sector 49, each printing price of call. All three name the same building and sector, so all three belong here, and they now fold into this page. Two give 1,000 sq ft, and are quite possibly the Rs 61 unit above listed twice. The third gives no size at all, so it cannot be priced.

If you ring about both 1,000 sq ft pages, ask for the tenant and the lease start date first. If both answers come back as the same company and February 2021, you are looking at one unit.

The rent, and the yield it produces

Offices in Vatika Business Park let at about Rs 47 to Rs 70 per sq ft a month on the listings read for this page:

• The 5,800 sq ft IT-let floor at Rs 47, the low end.
• Bare shell at about Rs 50 and furnished at about Rs 70, on one leasing page.
• The 1,000 sq ft unit at Rs 61, on a 2021 lease.
• A headline of Rs 65 for the building on one office-leasing site.
• The JCI India unit at Rs 69, and a 6,600 sq ft furnished office at Rs 69 to Rs 69.50 on a lease from April 2023.

That matches the Rs 40 to Rs 70 this site prints for the whole sector on the Sector 49 office rent page, and puts Vatika Business Park at the upper end of it. The lease terms the leasing pages quote are typical of the corridor: nine years, a lock-in of about 36 to 42 months, six to seven months' deposit, and step-ups of 10 per cent after three years and 15 per cent after six on one listing.

Now divide. A 1,000 sq ft unit at Rs 61 earns Rs 7.32 lakh a year: 7.0 per cent on Rs 1.045 crore, and 5.2 per cent on the Rs 1.40 crore the old ceiling implied. The JCI unit yields 7.5 per cent. The 5,800 sq ft floor earns Rs 32.7 lakh a year on Rs 6.38 crore: 5.1 per cent.

How to price a unit here

A let office is priced from its rent: rent divided by yield. At Rs 65 a month, one sq ft earns Rs 780 a year. At 7 per cent that is worth about Rs 11,100 per sq ft; at 7.5 per cent, about Rs 10,400. That is the band the two better-priced listings sit in. At the Rs 47 the IT floor pays, the same sum gives only about Rs 7,500 to Rs 8,100, so Rs 11,000 for that floor only makes sense if its rent is due to reset soon towards the building's Rs 60s. Ask when the lease was signed and when the next step-up falls before you accept that price.

For comparison, offices in the Omaxe mall in the same sector sell at about Rs 10,700 to Rs 12,200 per sq ft, as the Omaxe Gurgaon Mall office page shows, and the wider corridor is on the Sohna Road office page. Vatika Business Park sits in the same price band as the mall, with a campus of large corporate tenants behind it, which is the better position for a buyer who wants a tenant to stay.

Which Vatika, and which Sector 49 address

Vatika Group has several office buildings in Gurgaon with similar names, and figures travel between them. Vatika Towers is on Golf Course Road in Sector 54, One on One is on NH-48 in Sector 16, and Vatika Professional Point is in Sector 66. All three trade at different rates from this campus. In Sector 49 itself, Vatika City is the developer's housing estate, not an office building. Within the park, a serviced-office operator runs a business centre in one block, and its desk rates are not a lease rent. Most searches for Vatika Business Park vs Vatika City come from someone who has seen both names on Sohna Road; one is offices, the other is homes. Name the building and the block in every question you ask.

The developer, and what it means for a finished campus

Vatika Limited is in an insolvency process that a lender began at the National Company Law Tribunal. On 27 March 2026 the appeal tribunal (the NCLAT) confined that process to one residential project, Aspirations in Sector 88B, and held that it could not reach the company's other projects. For a unit in Vatika Business Park that is already conveyed to its owner, the process does not touch the title. Where it could matter is a unit still held by a Vatika company, or one whose conveyance was never registered: check who the seller is and that the title carries no charge.

Registration

There is no RERA number to check, and none is needed. The campus was let by 2010, when the McKinsey lease on the listings began, which is years before Haryana started registering projects in 2017. A purchase rests on the registered conveyance deed, the occupation certificate and the lease in place.

Who this suits, and who should look elsewhere

It suits an investor who wants a let office of about 1,000 sq ft for about Rs 1 crore to Rs 1.1 crore, at a 7 to 7.5 per cent gross yield, in a campus whose tenants are large companies. It suits a buyer who wants a Sohna Road office at the mall's price with better tenants around it. It does not suit anyone expecting capital growth from a finished campus on a corridor where supply is deep: Spaze iTech Park alone holds about 1.4 million sq ft in the same sector. It does not suit a buyer who takes an asking price without asking what the lease pays, because the 5,800 sq ft floor shows how far apart price and rent can drift. More let stock across the city is on the pre-leased property page.

Before you pay anything

1. The lease: tenant, start date, lock-in, step-up dates and deposit. The difference between Rs 47 and Rs 69 is the whole value of the unit.
2. The block and unit number, and whether the seller is an owner or a Vatika company.
3. The area basis. Divide by the super area on the deed.
4. The title: a registered conveyance with no charge on it.
5. Maintenance: the rate, who pays it, and the no-dues letter.

Frequently asked questions

What is the price of office space for sale in Vatika Business Park?

About Rs 10,450 to Rs 11,040 per sq ft on the let units read in September 2026. A 1,000 sq ft unit let at Rs 61 is offered at Rs 1.045 crore, and a unit let to JCI India at Rs 69 from Rs 11,040 per sq ft. Furnished space is asked up to Rs 13,000. The old Rs 14,000 ceiling would have priced the 1,000 sq ft unit at Rs 1.40 crore.

What rent does an office in Vatika Business Park earn?

About Rs 47 to Rs 70 per sq ft a month. Bare shell lets near Rs 50 and furnished space near Rs 70; let units on the sale listings pay Rs 61 and Rs 69, and a 6,600 sq ft furnished office took Rs 69.50 in 2023. A 5,800 sq ft floor let to an IT company pays only Rs 47. Leases run nine years with step-ups every three.

What is the rental yield on a pre-leased office in Vatika Business Park?

About 7.0 to 7.5 per cent gross on the better-priced units. The 1,000 sq ft unit earns Rs 7.32 lakh a year on Rs 1.045 crore, exactly 7.0 per cent, and the JCI India unit yields 7.5 per cent at Rs 11,040. The 5,800 sq ft floor at Rs 11,000 on a Rs 47 rent yields only 5.1 per cent, so ask when its rent resets.

How big is Vatika Business Park, and who are the tenants?

About 8,70,000 sq ft in three blocks on 6.88 acres, arranged around a one-acre central courtyard, with around 166 units and about 11,000 people at work. Tenants named on the listings include TCS, Xerox, McKinsey, whose Knowledge Centre takes about 2 lakh sq ft, and JCI India. A serviced-office operator also runs a business centre inside one block.

Is Vatika Business Park the same as Vatika City or Vatika Towers?

No. Vatika City is the same developer's housing estate, also in Sector 49 on Sohna Road, and Vatika Towers is an office building on Golf Course Road in Sector 54 that trades at nearly twice this campus's rate. Vatika Professional Point is in Sector 66. Rates and tenants get printed against the wrong building, so name the building and block in every question.

Does the Vatika Limited insolvency affect a buyer in Vatika Business Park?

Not for a unit already conveyed to its owner. On 27 March 2026 the appeal tribunal confined the insolvency process against Vatika Limited to one housing project, Aspirations in Sector 88B, and held it could not reach the company's other projects. The care needed is with a unit still held by a Vatika company or never conveyed: confirm the seller and check the title for charges.

Does Vatika Business Park have a RERA number?

No, and none is needed. The campus was let by 2010, when McKinsey's lease on the listings began, which is years before Haryana began registering projects in 2017. A purchase rests on the registered conveyance deed, the occupation certificate and the lease in place. A portal page carrying registration details for this campus is a template, not a number.