Bestech Business Tower Pre Rented Office for Sale, Sohna Road

Bestech Business Tower is a Bestech Group office building on Sohna Road in Sector 48, Gurugram: ground plus nine floors, about 7.5 lakh sq ft, with floor plates of 40,000 to 80,000 sq ft let mostly to large companies. It was finished around 2012, and what comes up for sale now is strata office space with a tenant already paying rent. On the asks read on 7 October 2026, those let units cost Rs 9,200 to Rs 17,000 per sq ft, from Rs 1.97 crore for 2,000 sq ft, and return 5 to 6 per cent gross.

The old row printed about Rs 9,800 per sq ft and a minimum of Rs 3 crore. The first figure is real: it is the Rs 1.97 crore 2,000 sq ft unit below, at Rs 9,850. The Rs 3 crore minimum matches no listing found, and a single rate hides the more useful fact, which is that the price of a unit here follows the lease attached to it.

The let units on sale, divided out

Each yield is the year's rent over the price. For the Oxane unit, Rs 82,000 times 12 is Rs 9,84,000, and Rs 9,84,000 over Rs 1,97,00,000 is 5.0 per cent. For the Convergys unit, Rs 13,80,000 over Rs 2.30 crore is 6.0 per cent, and the furnished unit's Rs 25,50,000 over Rs 4.25 crore is also 6.0 per cent. All three listings print returns their own figures support, which is not always so on Sohna Road. A fourth listing prints 6.5 per cent, but the summary read gave no price or rent to check it against.

One portal also shows the building from Rs 1.7 crore for 1,138 sq ft to Rs 19.9 crore for 13,274 sq ft. Divide them and both come to about Rs 14,940 to Rs 14,990 per sq ft: one rate of about Rs 15,000 applied to two sizes, not two sales. It is left out of the range above.

Old leases below the market, one above it

This site's Sector 48 rent page, read on 4 October 2026, has Bestech Business Tower letting unfurnished space at about Rs 60 to Rs 70 per sq ft a month. Set the three leases against that.

• Oxane at Rs 41 and Convergys at Rs 46 pay well under today's rent. That is why they sell under Rs 10,000 a foot. The Oxane lease runs nine years with a 42-month lock-in, four months' deposit and 15 per cent every three years, so its next step takes Rs 41 to about Rs 47 and the yield on today's price to about 5.75 per cent. If either unit were re-let at Rs 60, the Convergys unit would return 7.8 per cent on Rs 9,200 and the Oxane unit 7.3 per cent on Rs 9,850.
• The furnished unit at Rs 85 pays more than the building's unfurnished rate, because the rent covers the owner's furniture and fit-out. The lease runs nine years with six months' deposit and 15 per cent after three years. If the tenant left and the space re-let unfurnished at Rs 60 to Rs 70, the return on Rs 17,000 would fall to 4.2 to 4.9 per cent. At that price a buyer is paying for the multinational to stay.

So the two cheap units carry upside if their tenants renew at market, and the dear one carries downside if its tenant goes. That is the reverse of how the per sq ft figures read at first glance.

What a unit is worth on today's rent

An office let at today's Rs 60 to Rs 70 is worth about Rs 10,300 to Rs 14,000 per sq ft, depending on whether a buyer wants 7 or 6 per cent. The portal's Rs 15,000 sits above even the top of that. The Oxane unit, priced at Rs 9,850 on a Rs 41 lease, is a bet that the lease will reset toward the market at renewal; on its current rent alone it is worth Rs 7,000 to Rs 8,200.

A strata unit inside a big floor

The building was designed for companies that take whole floors, and the units sold to investors are pieces of those floors: 2,000 or 2,500 sq ft inside a plate of 40,000 sq ft or more. When the company on that floor stays, the owners of each piece are paid. When it leaves, every unit on the floor goes empty at once, and a 2,500 sq ft piece with no front door of its own is hard to let separately until the floor is taken again. Ask the seller whether your unit is walled and metered on its own, and which other owners share the floor with you. Leases to one company across a floor are what the building was built for, and the risk that carries belongs in the price.

The building

Bestech Group's own page gives about 7.5 lakh sq ft, ground plus nine floors and floor plates of 40,000 to 80,000 sq ft, on the Gurugram-Sohna road. Listing summaries add three basements, two plus one with mechanical car parking, a typical floor of about 80,200 sq ft and a construction date of 2012; none of these was confirmed on the developer's page. Companies named by listings include PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft, Cognizant, Xerox and GreyOrange, and one let unit is leased to Oxane Partners. On the ground floor, Axis Bank has a branch in shops 4 and 5, ICICI Bank a branch in shops 2 and 3, and IndusInd Bank a cash machine in shop 1.

The address is Bestech Business Tower, Sohna Road, Sector 48, Gurugram. The ICICI branch and a pin-code directory give 122018; the Axis branch gives 122004. Searches for the Bestech Business Tower Gurgaon address or the Bestech Business Tower Sector 48 Gurgaon pin code turn up both, and they describe the same building.

Two Bestech business towers in Gurugram, and one in Mohali

Listings often drop the full name, and Bestech has more than one building it could mean. Orient Bestech Business Tower is a two-tower campus on NH-48 in Sector 34, with its own page on the developer's site and on this one. Bestech also has a Business Tower in Sector 66, Mohali. The units on this page all name Sohna Road and Sector 48. The listing read today puts the Oxane lease at Rs 41 here, in Sector 48, and this site's Orient Bestech pages for Sector 34 now say so too. Check the sector and the floor on the title deed before anything else.

Getting there

Sohna Road has no working metro. One directory puts the Sector 55-56 Rapid Metro station about 7.8 km from the building, and Millennium City Centre on the Yellow Line is about 7 km from Vipul Trade Centre next door. A Gurugram Metro line under construction from Millennium City Centre runs through Sector 48, with its first phase scheduled for 2028. Until it opens, tenants here rely on cars, cabs and company buses, which is part of why its rents sit well below the Rs 90 to Rs 125 asked near the station in Sushant Lok.

How it prices against Sohna Road

The two older-lease units here price with Iris Tech Park and just under Vipul Trade Centre, while the furnished unit at Rs 17,000 is above anything on JMD Megapolis's range. Welldone Tech Park is the cheapest of the group. Rents across the sector are on the Sector 48 office rent page, the road as a whole on the Sohna Road office page, and let units elsewhere in the city on the pre-leased property page.

Tax and transfer costs on a let unit

• Stamp duty inside municipal limits is 7 per cent for a man, 5 per cent for a woman and 6 per cent jointly, on the higher of the price and the collector rate. On the Rs 1.97 crore unit that is Rs 13.79 lakh, Rs 9.85 lakh or Rs 11.82 lakh.
• The registration fee is a slab that reaches its Rs 50,000 maximum only from about Rs 90 lakh, so every unit here pays Rs 50,000.
• TDS on the purchase: the buyer deducts 1 per cent where the price or stamp duty value is Rs 50 lakh or more, under section 393 of the Income-tax Act, 2025 (section 194-IA until 31 March 2026), and files Form 141. On Rs 1.97 crore that is Rs 1.97 lakh.
• TDS on the rent you receive: a company tenant deducts 10 per cent where the rent exceeds Rs 50,000 for a month, under section 393(1) of the Income-tax Act, 2025, which replaced section 194-I on 1 April 2026. All three leases cross that line, so the rent arrives net of 10 per cent and the deduction is credited against your tax.
• GST does not arise on the resale of a finished office with its completion certificate.

With duty and the fee added, a man buying the Convergys unit pays about Rs 2,46,60,000, and Rs 13,80,000 a year on that is 5.6 per cent. The Oxane unit on the same basis costs Rs 2,11,29,000 and returns 4.66 per cent until its next step. Those are the numbers to compare with a fixed deposit, not the gross figures on the listings.

Who this suits

It suits an investor with about Rs 2 crore to Rs 4.5 crore who wants a large-company tenant on Sohna Road at 5 to 6 per cent gross and is content to wait for a lease to reset. It does not suit a buyer who needs a metro-side address, one who cannot hold a unit through a floor-wide vacancy, or anyone paying Rs 17,000 a foot without asking what the space re-lets for unfurnished.

Before you pay anything

1. The registered lease deed: tenant, rent per sq ft, start date, lock-in left, escalation, deposit and renewal terms.
2. The floor: whether the unit is walled and metered on its own, who leases the rest of the floor, and on what terms.
3. Your own division: the year's rent over the price, then over the price plus stamp duty.
4. The rent against the market: under Rs 60 means room at renewal; over Rs 70 means risk.
5. Title: the seller's registered conveyance deed, a charge search and the building's occupation certificate.
6. The deposit: how the tenant's deposit passes to you at completion, since you will owe it back.

Frequently asked questions

What does a pre rented office in Bestech Business Tower cost?

On the dated asks read on 7 October 2026, from Rs 1.97 crore for a 2,000 sq ft office let to Oxane Partners, which is Rs 9,850 per sq ft, through Rs 2.30 crore for 2,500 sq ft let to Convergys (Rs 9,200), to Rs 4.25 crore for a furnished 2,500 sq ft office let to a multinational (Rs 17,000). What separates them is the rent in each lease, not the building.

What yield does pre rented office space for sale in Bestech Business Tower give?

About 5 to 6 per cent gross on the asks. The Oxane unit pays Rs 82,000 a month, Rs 9,84,000 a year, which is 5.0 per cent of Rs 1.97 crore. The Convergys unit pays Rs 1,15,000 a month, 6.0 per cent of Rs 2.30 crore. The furnished unit pays Rs 2,12,500 a month, 6.0 per cent of Rs 4.25 crore. After 7 per cent stamp duty and the registration fee, the 6 per cent units return about 5.6 per cent.

Which companies are in Bestech Business Tower, Gurgaon?

Listings name PayU, Convergys, Schneider Electric, Boston Scientific, Intersoft, Cognizant, Xerox and GreyOrange, and one let unit is leased to Oxane Partners. The ground floor has an Axis Bank branch in shops 4 and 5, an ICICI Bank branch in shops 2 and 3 and an IndusInd Bank cash machine. Tenant lists on listing sites age, so confirm the tenant named in the lease you are buying.

What is the Bestech Business Tower Sector 48 Gurgaon address and pin code?

Bestech Business Tower, Sohna Road, Sector 48, Gurugram, Haryana. The pin code is printed two ways: 122018 by the ICICI Bank branch in the building and by a pin-code directory, and 122004 by the Axis Bank branch on its ground floor. For a deed, use the code on the property's own record.

Which is the nearest metro station to Bestech Business Tower, Sector 48 Gurgaon?

None is in walking distance. One directory gives the Sector 55-56 Rapid Metro station at about 7.8 km, and Millennium City Centre on the Yellow Line is about 7 km from Vipul Trade Centre next door. A Gurugram Metro line now under construction has a Sector 48 station, due with its first phase in 2028; until then staff arrive by car, cab or company bus.

Is Bestech Business Tower the same as Orient Bestech Business Tower?

No. Bestech Business Tower is on Sohna Road in Sector 48, ground plus nine floors and about 7.5 lakh sq ft. Orient Bestech Business Tower is a separate two-tower Bestech campus on NH-48 in Sector 34, and Bestech also has a Business Tower in Sector 66, Mohali. The developer gives each its own page; check the sector on the title deed.

What should I check before buying a let office in Bestech Business Tower?

The registered lease deed: tenant, rent, start date, lock-in left, escalation and deposit. Then whether your unit is part of a floor let to one company, the rent against the Rs 60 to Rs 70 the building lets at today, the seller's conveyance deed, the occupation certificate, and who holds the tenant's deposit at completion.