Baani Address One Office Space, Sector 56 Golf Course Road Gurgaon

Baani Address One is an office and retail building at 1, Golf Course Road, in Sector 56 of Gurugram, about 200 metres from the Sector 55-56 Rapid Metro station. The Baani Group finished it in 2016: shops and restaurants on the ground and first floors, office floors above, about 2.5 lakh sq ft in all. It has been let for most of its life. This page used to call it a New Launch, name no developer and print Price on Call. It is ten years old, and the one let unit on sale that names the building and prints its numbers asks Rs 2.46 crore for 1,500 sq ft, which is Rs 16,400 per sq ft.

A search for Baani Address One Gurgaon is usually a search for one of two things: a furnished office to rent near the metro, or a let office to buy for its rent. This page answers both, and the arithmetic is below: rents of about Rs 100 to Rs 130 per sq ft a month, a portal average of about Rs 24,000 per sq ft for sale, and gross yields of about 5 to 6.9 per cent depending on which of those you pair.

At a glance

The one ask that can be divided

Only one sale listing read for this page names the building, gives an area and gives a price. It is a furnished 1,500 sq ft office let to a multinational at Rs 1,23,000 a month, which is Rs 82 per sq ft, on a nine-year lease that began in January 2022, with a two-year lock-in, six months' deposit and a 15 per cent step after three years. The ask is Rs 2.46 crore, or Rs 16,400 per sq ft, and the listing prints the return, its ROI, as 6 per cent: Rs 14.76 lakh a year on Rs 2.46 crore.

That 6 per cent is already out of date. The lease started in January 2022, so its first 15 per cent step fell due in January 2025. The rent today should be about Rs 94 per sq ft, or Rs 1,41,450 a month, and on the same price that is 6.9 per cent gross. If the lease repeats the step in January 2028, the rent reaches about Rs 108 and the return about 7.9 per cent. A buyer should ask for the rent actually being paid this month, not the one on the flyer, because the flyer undersells its own unit.

The other side of the same lease: the lock-in ended in January 2024. The tenant can leave on notice, and a furnished 1,500 sq ft suite empty for six months costs about Rs 8.5 lakh of rent at today's figure. That is the risk the Rs 16,400 is priced for.

The portal average, and why it is not an ask

One portal gives the building an average of about Rs 24,000 per sq ft, up from about Rs 20,100 a quarter earlier, and prints "Rs 2.88 crore for 1,200 sq ft" and "Rs 3.39 crore for 1,411 sq ft". Those two are not listings. Multiply Rs 24,000 by 1,200 and by 1,411 and you get exactly those numbers, so they are the average applied to two sizes. A 19 per cent move in one quarter on an office building says how few units trade here, not what the market did. Treat Rs 24,000 as the top of the range, where an empty or freshly let unit might be offered, and Rs 16,400 as what a let unit on an older lease asks.

The rent, and the yield it produces

Office rents here are published by the brokers who let the building, and they sit close together:

• Rs 100 per sq ft a month for a bare office, Rs 120 furnished and Rs 130 built to suit, on one letting page.
• Rs 115 to Rs 130 for furnished offices, on another, with suites of about 1,400 to 1,500 sq ft, about 3,100 sq ft and close to 6,000 sq ft recently offered.
• Rs 82 rising to about Rs 94 on the let unit above, which is an older lease below today's market.

Now divide. At the portal's Rs 24,000, a Rs 120 furnished lease earns Rs 1,440 a year per sq ft: 6.0 per cent. A Rs 100 bare lease earns Rs 1,200: 5.0 per cent. At the let unit's Rs 16,400, today's Rs 94 is 6.9 per cent, and a re-let at Rs 110 after the tenant left would be about 8 per cent. That last number is the case for the cheaper unit: the lease is below market, so if the tenant goes, the next one probably pays more. The case against it is the empty months in between.

How a let office here should be priced

A let office is priced from its rent. At Rs 110 a month, a year's rent on one sq ft is Rs 1,320. Capitalised at 7 per cent that is about Rs 18,900 per sq ft; at 6.5 per cent about Rs 20,300. At Rs 120 and 6 per cent it is Rs 24,000, which is where the portal average sits. So Rs 24,000 is a price for a fresh furnished lease at 6 per cent, not for an old lease or an empty floor, and anything above it is a bet that rents will rise. Other Golf Course Road buildings on this site land in the same place: Ocus Technopolis in Sector 54 asks about Rs 16,500 to Rs 18,000 and lets at about Rs 110, as on the Ocus Technopolis rent page, and Veritas Tower in Sector 53 works out at about Rs 18,200 to Rs 24,000. The corridor as a whole is compared on the Golf Course Road office page.

The one-unit page that now folds into this one

This site also carried a separate page for a pre-rented office for sale in Baani Address One, printing Price on Call and no size. It names the same building, so it folds into this page. With no size it cannot be priced, so the table gives the let unit that is on the market as the reference.

The gap between the two columns on the second row, Rs 1.14 crore on one suite, is the difference between an old lease and a fresh one. Ask which you are buying.

What the listings get wrong

• The sector. The building is in Sector 56. One letting site files it under Sector 55, and the let unit above is headed Sector 54. All three are the same address on Golf Course Road.
• The road. One shop listing puts it on Golf Course Extension Road, which is a different road several kilometres south.
• The kind of building. One portal files it under residential property, and another says its occupation certificate confirms residential use. It is an office and retail building; that line came off a template.
• The size. The land is 2.29 acres on one portal and 3 acres on another, the unit count 325 on one and 225 on the other. The developer's own figure is about 2.5 lakh sq ft built up, and the sale deed for a unit names its floor and area. Use those.
• The name. It is sold as Baani Address, Address One by Baani, The Address 1 and Baani Address One. All are this building. Baani's other buildings, such as Baani City Center in Sector 63, are separate and price differently.

Registration

One listing prints a Haryana registration reference, 660/2017/307. The same reference is printed for Baani City Center in Sector 63, so at least one listing has copied it across, because one number cannot identify two buildings. The building is also described as finished in 2016, and Haryana began registering projects in 2017; a 2017 registration would only fit if the occupation certificate came after that. Do not rely on any of it. Look the number up on the authority's own record, and for a purchase ask for the occupation certificate, the seller's registered conveyance deed and the lease.

The shops, briefly

The ground and first floors are retail and restaurants, more than 90,000 sq ft of it. Shops trade at a different rate from offices: one 739 sq ft shop was offered at Rs 3 crore, about Rs 40,600 per sq ft, and a smaller one at Rs 1.35 crore. An office buyer should not use a shop's rate, and a shop buyer should not use this page's office yield.

Who this suits, and who should look elsewhere

It suits an investor who wants a let office on Golf Course Road a short walk from the Rapid Metro for about Rs 2.5 crore to Rs 3.6 crore a suite, at 6 to 7 per cent. It suits a firm buying its own floor near the metro, where a furnished suite lets at Rs 115 to Rs 130 if it ever moves out. It does not suit a buyer who needs a lease locked for years, since the let unit on sale is past its lock-in, and it does not suit anyone paying Rs 24,000 for an old lease at Rs 94, which is under 5 per cent.

Before you pay anything

1. The lease: tenant, start date, the rent paid this month after the January 2025 step, the next step, and whether the lock-in has run out.
2. The registered conveyance deed in the seller's name, and the floor and super area on it.
3. The occupation certificate for the building, and the registration number checked on the authority's record.
4. Maintenance per sq ft and the association's no-dues letter.
5. Stamp duty: 7 per cent for a man, 5 per cent for a woman, 6 per cent jointly in Gurugram, on the rules at the stamp duty page.

Frequently asked questions

What is the price of office space in Baani Address One Gurgaon?

About Rs 16,400 to Rs 24,000 per sq ft, read in September 2026. The one sale listing that names the building and prints its numbers is a let 1,500 sq ft office at Rs 2.46 crore, which is Rs 16,400. One portal averages the building at about Rs 24,000. The low end is an older lease below market; the high end is a price for a fresh furnished lease.

What rent does an office in Baani Address One earn?

About Rs 100 per sq ft a month for a bare office, Rs 115 to Rs 130 furnished, and Rs 130 built to suit, on the letting pages read for this page. A furnished 1,500 sq ft suite at Rs 120 lets for about Rs 1.8 lakh a month. The let unit on sale pays less, about Rs 94 after its first step, because its lease began in January 2022.

What is the rental yield on a pre-leased office in Baani Address One?

About 5 to 6.9 per cent gross. The let 1,500 sq ft unit at Rs 16,400 per sq ft earns about 6.9 per cent at today's Rs 94. At the portal's Rs 24,000, a Rs 120 furnished lease earns 6.0 per cent and a Rs 100 bare lease 5.0 per cent. A suite let at Rs 110 is worth about Rs 18,900 per sq ft at a 7 per cent yield.

Is the 6 per cent return printed on the let unit in Baani Address One still right?

No. It is Rs 82 a month on Rs 16,400 per sq ft, the rent when the lease began in January 2022. The lease carries a 15 per cent step after three years, which fell due in January 2025, so the rent should now be about Rs 94 and the return about 6.9 per cent. If the step repeats in January 2028, it would be about 7.9 per cent.

Is Baani Address One in Sector 55 or Sector 56, and how far is the metro?

Sector 56. Its address is 1, Golf Course Road, Sector 56, Gurugram, although one letting site files it under Sector 55 and one sale listing under Sector 54. The Sector 55-56 Rapid Metro station is about 200 metres away, close enough for staff to walk from the train, and the building faces the 90-metre-wide main road.

Does Baani Address One have a RERA number?

One listing prints the reference 660/2017/307, but the same reference is printed for Baani City Center in Sector 63, and one number cannot belong to both. The building is described as finished in 2016, before Haryana began registering projects in 2017. Check the number on the authority's own record, and rely on the occupation certificate, the conveyance deed and the lease for a purchase.

Is Baani Address One a new launch?

No. The Baani Group completed it in 2016, and it has been let for most of the decade since, with shops and restaurants below and offices above. This site used to call it a New Launch; that was wrong. Every sale now is a resale from an owner, usually with a tenant in place, so the useful questions are about the lease rather than a payment plan.