M3M 65th Avenue Shop for Sale, Sector 65 Gurgaon

M3M 65th Avenue is a high-street retail project by M3M India on about 14.4 acres in Sector 65, on Golf Course Extension Road, Gurugram, launched around April 2017. Its shops run over the lower ground, upper ground, first and second floors, around a boulevard and a central plaza, with a food court and an eight-screen PVR. M3M Heights, a residential project of six towers, stands within it. The retail has been ready since about June 2023. The row this page replaces advertised shops from about Rs 80 lakh for 300 sq ft; no listing at that price could be found, and ground-floor shops ask many times that per sq ft.

Ground-floor shops ask about Rs 35,000 to Rs 45,000 per sq ft and let at Rs 165 to Rs 200 a month. Divided, that is a gross yield of about 5.7 to 6 per cent, on frontage that the project's own residents walk past.

What sellers ask, divided by the area

• A 1,000 sq ft ground-floor showroom at Rs 3.5 crore: Rs 35,000 per sq ft.
• A 1,860 sq ft ground-floor atrium shop at Rs 7.44 crore: Rs 40,000 per sq ft. The listing is marked inactive, so it may have sold or been withdrawn.
• An 851 sq ft showroom at Rs 3.85 crore: Rs 45,241 per sq ft.
• A 522 sq ft shop at Rs 3.25 crore: Rs 62,261 per sq ft, an outlier, and the portal that lists it may be mixing in units from M3M Route 65, a separate M3M retail project in the same sector.

Averages tell a different story. A portal puts the median across the project at about Rs 19,400 per sq ft, and the average transacted price at about Rs 19,450 in early 2025, up 21.5 per cent from about Rs 16,000. A broker quotes Rs 22,000 to Rs 25,000. Those averages count the upper floors, the food court and smaller units, which is why they sit at half the ground-floor asks. So there are two markets here: ground-floor frontage at Rs 35,000 to Rs 45,000, and everything else nearer Rs 19,000 to Rs 25,000.

The old headline of Rs 80 lakh for 300 sq ft works out to Rs 26,667 per sq ft. That fits the upper-floor averages and not the ground floor. No 300 sq ft unit at that price was on the market when this page was checked.

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

This site carried two separate pages that the redirect plan now folds into this one. One was a pre-rented shop with no size or price. The other was a resale 3 BHK flat of 1,932 sq ft, filed under 65th Avenue because M3M Heights stands inside the project.

The flat belongs to the M3M Heights page, which prices resale at about Rs 21,200 per sq ft; at that rate a 1,932 sq ft flat is about Rs 4.10 crore, and 3 BHK flats there are listed at Rs 3.4 to Rs 4.0 crore. The old band, Rs 15,000 to Rs 19,500 per sq ft, was a formula and sat below the market. A buyer searching for that flat should go to the M3M Heights page, not this one.

The rent, and the yield it produces

Double-height main-road shops of 1,512 to 3,000 sq ft are offered to let at Rs 165 per sq ft a month, unfurnished. A 2,000 sq ft shop asks Rs 4 lakh a month, Rs 200. No maintenance rate is published; brokers say it is charged by area.

Now divide. At Rs 200 and Rs 40,000 per sq ft, a shop earns Rs 2,400 a year per sq ft: 6.0 per cent. At Rs 165 and Rs 35,000 it earns 5.7 per cent. So a ground-floor shop here yields about 5.7 to 6 per cent gross. Beware of dividing a ground-floor rent by the project average: Rs 200 over Rs 19,450 comes to 12.3 per cent, which no unit earns, because the rent and the average belong to different floors.

Advertised returns

One broker's page title advertises a 24 per cent return on a nine-year lease. M3M's own page promises no return at all, and the leases found here pay about 6 per cent on their prices. Buyers also meet claims of full occupancy and rents "35 per cent above the market" without any figures behind them. The only return worth trusting is the one a signed lease produces, divided by the price you pay. Brokers also note that the all-in cost runs about 28 to 33 per cent over the base price once GST, stamp duty and the location premium are added on a unit bought from the developer; on a resale the stamp duty applies, and the GST does not.

Registration and possession

Listings print RC/REP/HARERA/GGM/688/420/2023/32, dated 2 February 2023, for the retail and for M3M Heights alike, which suggests a single registration for the combined project or a phase of it. That could not be confirmed on the register itself, so check it against the unit being bought. The retail has been ready since about June 2023 and M3M Heights since about May 2024; no occupation certificate date was found in public listings, so ask to see it.

Where it sits on Golf Course Extension Road

Sector 65 is at the busier end of the extension, with M3M's own towers and several other finished societies within walking distance, which is the retail's catchment. Nearby, Emaar Palm Square in Sector 66 is the older office and retail comparison, at about Rs 12,100 to Rs 13,000 per sq ft for offices. On MG Road, M3M Jewel is M3M's older retail project. The corridor is on the Golf Course Extension Road page.

Who this suits, and who should look elsewhere

A ground-floor shop suits an investor who wants frontage on a finished high street with its own residents, at about 5.7 to 6 per cent, for Rs 3.5 crore and up. An upper-floor unit suits a buyer with a smaller budget who accepts less footfall. It does not suit anyone buying on an advertised return, or one who compares a ground-floor price with the project average. A buyer after the M3M Heights flat should go to that page. More let stock is on the pre-leased property page.

Before you pay anything

1. The floor and frontage: ground floor on the boulevard, or an upper level.
2. The project: 65th Avenue, not M3M Route 65.
3. The lease: tenant, rent, start date, lock-in and step-ups.
4. The arithmetic: rent times twelve over price, against about 6 per cent.
5. The papers: the registration against the unit, the occupation certificate and the conveyance deed.

Frequently asked questions

What is the price of a shop in M3M 65th Avenue?

Ground-floor shops ask about Rs 35,000 to Rs 45,000 per sq ft: a 1,000 sq ft showroom at Rs 3.5 crore, an 851 sq ft showroom at Rs 3.85 crore, and a 1,860 sq ft atrium shop listed at Rs 7.44 crore. Averages across all floors are far lower, about Rs 19,450 per sq ft in early 2025, because upper-floor and food-court units are cheaper. Name the floor before comparing.

What rent does a shop in M3M 65th Avenue earn?

About Rs 165 to Rs 200 per sq ft a month for ground-floor frontage: double-height main-road shops of 1,512 to 3,000 sq ft ask Rs 165, and a 2,000 sq ft shop Rs 4 lakh a month, Rs 200. No maintenance figure is published; brokers say it is charged by area.

What is the rental yield on a shop in M3M 65th Avenue?

About 5.7 to 6 per cent on the ground floor. Rs 200 a month on Rs 40,000 per sq ft is 6.0 per cent, and Rs 165 on Rs 35,000 is 5.7 per cent. A yield worked out from the Rs 19,450 average and a ground-floor rent would be over 12 per cent, which is not real: the average is for cheaper floors.

Does M3M 65th Avenue offer assured returns?

M3M's own page promises none. One broker's page title advertises a 24 per cent return on a nine-year lease; no lease here supports anything near that, and on the priced ground-floor shops the rent pays about 6 per cent. Judge a unit by its lease and its price, not by an advertised return.

Are there flats in M3M 65th Avenue?

Yes, in a sense: M3M Heights, a residential project of six towers of about 34 to 47 floors, stands within 65th Avenue, and M3M's own page describes it that way. The 1,932 sq ft 3 BHK that used to have its own page here is an M3M Heights flat, and M3M Heights has its own page on this site.

Is M3M 65th Avenue ready, and what is its RERA number?

The retail has been ready since about June 2023, and M3M Heights since about May 2024. Listings print RC/REP/HARERA/GGM/688/420/2023/32, dated 2 February 2023, for both the retail and M3M Heights, which suggests one registration for the combined project or a phase of it. Check it on the Haryana RERA site against the unit you are buying.

What is in M3M 65th Avenue?

High-street retail across the lower ground, upper ground, first and second floors, with double-height shops, cafes along a boulevard, a central plaza, a food court and an eight-screen PVR multiplex, on about 14.4 acres in Sector 65 on Golf Course Extension Road, together with the M3M Heights towers.