Vipul Agora Office for Sale, MG Road Gurgaon

Vipul Agora is a mall-and-office block of about 2,15,000 sq ft on MG Road in Sector 28, Gurgaon, finished by Vipul Limited around 2008. Shops fill the lower levels and offices the floors above, most of them sold years ago to individual owners, which is why almost everything on sale here is a resale and many units come with a tenant. The row this page replaces printed a band of about Rs 18,000 to Rs 24,000 per sq ft with no unit behind it. Three asks with prices and areas were found on 30 September 2026, and they run from Rs 13,000 to about Rs 20,600 per sq ft. The bottom of the old band sits inside that range. Its top is above every ask found.

Three asks, each divided by its area

One portal gives the building an average ask of about Rs 18,800 per sq ft; it prints no unit behind that figure, so it is recorded here as the portal's claim, and it happens to sit between the two small let offices. A broker also lists an office in Vipul Agora at Rs 2.45 crore without an area, and another offers let blocks of 10,000, 20,000 and 30,000 sq ft without prices. None of those three can be divided, so none is used.

The spread is wide for one building, and it follows ticket size. The small let suites sell for more per foot because an investor with Rs 1.5 to Rs 3.5 crore has many buyers competing with him. A 7,000 sq ft floor costing about Rs 9 crore has few, and its seller prices to reach them.

The 5 per cent listing, checked

The 1,700 sq ft office prints its own return, so its rent can be worked back. Five per cent of Rs 3.50 crore is Rs 17.5 lakh a year. Divide by 12 and the tenant pays about Rs 1,45,833 a month; divide that by 1,700 and the rent is about Rs 86 per sq ft a month. That is at the low end of what offices in the building let for. A buyer who wants 7 per cent from an Rs 86 rent should pay Rs 86 x 12 / 0.07, about Rs 14,700 a foot, or Rs 2.5 crore for the suite, not Rs 3.5 crore. The listing is honest about its return. The return is simply low for a building of this age.

What the rent will carry

Rents found for offices in Vipul Agora, all on super area:

• A furnished 2,200 sq ft office at Rs 100 a month, with maintenance of Rs 20 on top, on a broker listing.
• A second broker's range of Rs 65 to Rs 110 across the units it markets.
• A leasing site's headline of Rs 130, which the sibling rent page on this site takes as the building's asking rent.
• The Rs 86 implied by the 1,700 sq ft sale listing.

Read against the asks: the 837 sq ft suite at Rs 18,160 returns 6.6 per cent if its tenant pays Rs 100 (Rs 1,200 / Rs 18,160) and 8.6 per cent if it pays Rs 130. The 7,000 sq ft floor at Rs 13,000 returns 6 per cent at Rs 65 and 9.2 per cent at Rs 100. The old ceiling of Rs 24,000 needs a rent of about Rs 140 to return 7 per cent, and no office here was found letting above Rs 130.

Paying for carpet, not super area

One leasing page gives a block in the building as about 27,950 sq ft carpet inside about 43,000 sq ft super area. That is 65 per cent efficiency, so about 35 per cent of every foot bought is lobby, corridor and services. Rs 18,160 per sq ft of super area is therefore about Rs 27,900 per sq ft of usable floor (18,160 x 43,000 / 27,950). A newer tower on the same road with 70 to 75 per cent efficiency gives more desks for the same cheque. Ask for the carpet area of the unit on the deed, not the building average.

Where it sits on MG Road

Vipul Agora prices in the middle of the road. It is dearer than Sahara Mall and Delta Square, and its small let suites overlap the lower end of Salcon Platina Tower and DLF Corporate Park. MGF Metropolis Mall, the nearest mall-office building, asks Rs 20,500 and up. A buyer comparing Vipul Agora vs MGF Metropolis is comparing two mall buildings with shared footfall and similar rents; the Rs 2,000 to Rs 4,000 a foot gap is what Vipul Agora's smaller size and older finish cost it. The road's stock is on the MG Road office page and the area on the MG Road real estate page.

The building in figures

A project listing calls Vipul Agora a retail-cum-commercial complex: about 2,15,000 sq ft on about 2.6 acres, with three basements of parking, a ground floor and four upper floors. Offices run from the ground floor to the fourth, and units range from about 200 sq ft to about 11,800 sq ft on a floor, according to a project listing. Leasing pages describe central air conditioning, power backup and bubble lifts. MG Road station on the Yellow Line is about half a kilometre away. It is not a new building: services and finishes are those of 2008, and part of the traffic through the lobby is shoppers, not office staff.

The sources read give no list of the companies in Vipul Agora; the only tenant they describe is the IT company on the 837 sq ft suite for sale. Before buying a let unit, ask the seller or the maintenance office who occupies the floor and how long their leases run.

Title, registration and the developer

No RERA number applies to a building finished nine years before Haryana began registering projects. The owner of any office here is whoever holds its registered conveyance deed, since Vipul Limited sold most units years ago. A resale rests on documents: the seller's registered conveyance deed, a chain of title that ends in a registered transfer from Vipul Limited, the occupation certificate and, for a let office, the lease deed.

The developer matters only where the chain is incomplete. Vipul Limited, a listed company, was admitted to insolvency in January 2020, and the appeal tribunal set that aside once it settled with the creditor. In July 2021 the tribunal admitted a second petition, brought by the residents of Vipul Greens in Sector 48 over deposits the company had not refunded. The present stage of that case could not be established from the sources read. A unit whose transfer from Vipul was never registered depends on the company's signature, and that is the unit to walk away from.

Who this suits

No owner or tenant reviews of Vipul Agora were among the pages read, so this judgement rests on the asks and rents above. It suits an investor who can get a let suite of 800 to 2,000 sq ft at about Rs 15,000 to Rs 18,000 a foot with a lease of Rs 100 or more, a walk from the metro. It suits an owner-occupier who wants a large floor on MG Road and can take the 7,000 sq ft office near Rs 13,000. It does not suit a buyer paying above Rs 20,000 for a lease near Rs 86, a buyer who needs an efficient modern floor plate, or anyone relying on the old Rs 24,000 figure as a guide.

Before you pay a token

1. The lease: tenant, rent per sq ft, start date, lock-in, escalation and months left to run.
2. Divide it: the yearly rent over the price; below 6.5 per cent, ask why.
3. Super and carpet area of the unit, both on the deed.
4. The chain of title back to Vipul Limited, and the occupation certificate.
5. Maintenance: the rate (Rs 20 on one listing), who pays it, and the no-dues letter.
6. Parking: bays allotted in the three basements.

This page carries charts, not photos of Vipul Agora: no picture of the building published by the developer was found. A visit shows what matters more than a photo, the lifts, the air conditioning and how much of the lobby traffic is shoppers.

Leasing rather than buying? The Vipul Agora rent page works through the monthly cost of an office here. Let offices across the city are gathered on the pre-leased property page. Vipul's three-tower office campus in Sector 43 is a different building, covered on the Vipul Tech Square rent page; check that every quote names Vipul Agora.

Frequently asked questions

What is the price of office space for sale in Vipul Agora?

Three priced asks were found on 30 September 2026. A pre-leased 837 sq ft office let to an IT company is offered at Rs 1.52 crore, which is Rs 18,160 per sq ft. A pre-leased 1,700 sq ft office is offered at Rs 3.50 crore, Rs 20,588 per sq ft. A semi-furnished 7,000 sq ft office is offered at Rs 13,000 per sq ft, about Rs 9.10 crore. One portal puts the building's average ask at about Rs 18,800.

What rent does an office in Vipul Agora earn?

Between about Rs 65 and Rs 130 per sq ft a month on super area. A broker lists a furnished 2,200 sq ft office at Rs 100 plus Rs 20 maintenance, a second broker quotes Rs 65 to Rs 110 across units, and a leasing site prints Rs 130 as its headline. The 1,700 sq ft office on sale with a 5 per cent return implies a rent of about Rs 86.

Is a pre-leased office in Vipul Agora a good investment?

Only at the right price for its lease. The 1,700 sq ft office at Rs 3.50 crore states a 5 per cent return, which is Rs 17.5 lakh a year, or about Rs 86 per sq ft a month; that is thin for a 2008 building. The 837 sq ft office at Rs 18,160 a foot returns 6.6 per cent if it earns Rs 100 a month, and 8.6 per cent only if it earns Rs 130. Ask for the lease before the price.

How big is Vipul Agora, and when was it built?

About 2,15,000 sq ft on about 2.6 acres on MG Road in Sector 28, with three basements, a ground floor and four upper floors. Leasing pages date it to 2008. Shops and the mall sit on the lower levels and offices above, with units from about 200 sq ft to about 11,800 sq ft on a floor.

Does Vipul Agora have a RERA number?

No, and none applies. The building was finished around 2008, nine years before Haryana began registering projects in 2017. A resale rests on the seller's registered conveyance deed, the chain of title back to Vipul Limited and the building's occupation certificate.

How far is Vipul Agora from the metro?

The nearest metro station is MG Road on the Yellow Line, about half a kilometre away by a leasing page's measure, so staff can walk from the train. That is one of the reasons offices on this stretch of MG Road let for more than those on Sohna Road or Golf Course Extension Road, which have no metro.

How does Vipul Agora compare with MGF Metropolis Mall for an office buyer?

Vipul Agora is cheaper. MGF Metropolis Mall, on the same stretch of MG Road, asks about Rs 20,500 to Rs 24,000 per sq ft for offices on this site's refreshed page, with furnished rents of Rs 100 to Rs 140. Vipul Agora's asks run Rs 13,000 to about Rs 20,600 on rents of Rs 65 to Rs 130, so the gap is in the lower end of Vipul Agora's range, not the top.

What is the address and pin code of Vipul Agora Mall?

Listings place Vipul Agora on Mehrauli-Gurgaon Road, usually called MG Road, in Sector 28, Gurugram, near Sahara Mall and about half a kilometre from MG Road metro station. No source read printed a postal code for the building, so take the pin code from the seller's conveyance deed or a maintenance bill for the unit rather than from a listing.