Office space on this belt rents at Rs 67 to Rs 70 per sq ft a month on live listings, which works out at 3.2 to 7.0 percent gross depending on what you pay to get in. Residential on the same corridor pays 1 to 2 percent. That gap is the actual case for commercial here, and it depends entirely on entry price. Note also that two projects commonly recommended for Sector 70A sit in Sector 70, and one of them is retail rather than office.
Written by Mansi Joshi, Marketing Intelligence Lead, ZYN33 Investment Desk. Reviewed by Ritesh Arora, Founder, ZYN33 and Strata Capital Holdings, Gurugram. Advising on Gurugram residential capital allocation since 2023, with mandates ranging from Rs 3 Cr to Rs 50 Cr. Published 17 December 2025. Last reviewed 16 September 2026.
Disclosure: ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes, including on projects we discuss with you. We do not give tax advice. This post is general information. Take it to your chartered accountant.
Office space on this belt rents at Rs 67 to Rs 70 per sq ft a month on live listings. That is 3.2 to 7.0 percent gross depending on what you pay to get in.
Residential on the same corridor pays 1 to 2 percent. That gap is the entire case for buying office space in Sector 70A rather than a flat next door. It lives or dies on your entry price. Every figure below is an asking or advertised rent from live listings, not a registered transaction value.
Between 3.2 and 7.0 percent gross. Two live listings anchor the rent side.
A 5,000 sq ft office in Sector 71 is advertised at Rs 3.5 lakh a month, which is Rs 70 per sq ft. A 300 sq ft office in Sector 69 is advertised at Rs 20,000, which is Rs 67. Those two sit close enough to treat as a working band.
|
Your entry price |
At Rs 67 per sq ft rent |
At Rs 70 per sq ft rent |
|
Rs 12,000 per sq ft |
6.70 percent |
7.00 percent |
|
Rs 15,000 per sq ft |
5.36 percent |
5.60 percent |
|
Rs 18,000 per sq ft |
4.47 percent |
4.67 percent |
|
Rs 20,000 per sq ft |
4.02 percent |
4.20 percent |
|
Rs 25,000 per sq ft |
3.22 percent |
3.36 percent |
Read that table as a rule rather than a promise. Your rental yield here is set almost entirely by entry price, because the rent band is narrow and the price band is not. Every percentage point of yield is worth roughly Rs 3,000 per sq ft on entry.
These are gross figures. Net them down for vacancy between tenants, maintenance, property tax and slab tax on the rent. Residential against commercial rental yield sets the two side by side.
Fewer than the recommendations suggest. Two projects commonly named for this sector sit in Sector 70.
Tapasya 70 Grandwalk is described in its own listing as a 3 acre integrated project in the heart of Sector 70. Tapasya's own marketing calls it retail, studios and serviced apartments, with unit sizes of 165 to 1,000 sq ft. It is a high street development, not an office building.
Reach 3 Roads also appears under Sector 70 commercial listings. Its office component is a separate tower within a mixed development, not the high street itself.
Sector 70A does carry commercial inventory of its own, and the portals list it as a separate category. But if a shortlist for this sector names those two projects, it is describing a different sector and in one case a different asset class. Establish the sector number and the use before anything else.
Chargeable area, which is not carpet and not always super built up. This is where commercial diligence differs most from residential.
Residential guidance tells you to verify carpet area. In Gurugram commercial, the price per sq ft is typically quoted on chargeable area. The loading factor on high street and Grade A office floors commonly differs from residential norms.
So ask for three numbers on every quote: carpet, super built up and chargeable. Then derive the loading factor yourself. Without it you cannot compare two offers. A lower rate on a higher loading can cost more than a higher rate on a lower one.
Yes if you can enter below about Rs 15,000 per sq ft and can carry vacancy. No if you need certainty of income. Four situations sort it.
Buying to let, with entry at Rs 12,000 to Rs 15,000 per sq ft chargeable? That produces 5.4 to 7.0 percent gross at prevailing rents, which is several times residential on the same corridor. Buying to occupy your own business? The corridor has road access to NH-48, Sohna Road and Golf Course Extension.
Buying at Rs 25,000 per sq ft and expecting income? At 3.2 percent gross you are close to residential and carrying commercial risk for it. Needing rent from day one? Vacancy between commercial tenants runs longer than residential. If this is not you, stop here.
An established retail cluster and a mixed set of office formats, on a corridor whose residential side is flat.
SPR commercial in this belt includes Elan Epic, a retail development in Sector 70 with units of 1,481 to 2,130 sq ft and national brand occupiers. Spaze Palazo offers office floorplates up to 24,000 sq ft on lease.
The residential context matters because it sets the catchment. SPR sectors printed between minus 1.1 and plus 1.2 percent over twelve months. Sector 71 sits at Rs 16,000 per sq ft and Sector 70 at Rs 12,850. A flat residential market means a stable rather than growing customer base for the retail underneath it, which footfall potential in Gurgaon retail works through in detail.
It applies, it is not small, and it is the line most often left out of a commercial budget.
GST is payable on under construction commercial property and not on completed property with an occupancy certificate. That single difference can change your all in cost materially between two otherwise similar units.
Rates and input credit rules for commercial differ from the residential regime, so take the applicable rate from the Central Board of Indirect Taxes and Customs notification rather than from a developer's cost sheet. Ask for the rate in writing and check it against the notification before you sign.
Seven things, and commercial adds three that residential diligence does not cover.
Confirm the sector number and the permitted use, since a high street unit and an office floor are different assets with different tenants. Then get carpet, super built up and chargeable area on the same quote and derive the loading factor.
Third, verify the HARERA registration number for the specific project and phase at haryanarera.gov.in. Gurugram and Panchkula are separate benches, and hrera.in and hrera.org.in are not government domains. Fourth, read the filed completion date rather than a marketed one.
Fifth, get the achieved rent for comparable units in the same building, not a corridor figure. Sixth, confirm the GST position and whether an occupancy certificate has been issued. Seventh, ask what proportion of the development is already let, and to whom.
Anyone entering above about Rs 20,000 per sq ft for income. At 4 percent gross and falling, the premium over residential stops justifying the extra risk.
Anyone who cannot carry a vacant period, since commercial voids run longer than residential ones and a single tenant leaving takes your whole income. Anyone buying retail while believing they bought office. Anyone comparing quotes without deriving the loading factor. And anyone who has not priced GST into an under construction purchase.
Single tenant concentration is the first Risk. A residential landlord who loses a tenant loses one flat's rent. A commercial landlord with one unit and one tenant loses everything until the next lease.
Entry price is second, and it is within your control. The difference between Rs 12,000 and Rs 25,000 per sq ft is the difference between 7.0 and 3.2 percent gross at the same rent.
Third, corridor dependence, with SPR residential flat and its elevated corridor at consultant stage. Fourth, area basis, where chargeable area can hide a materially worse deal. Fifth, resale depth, which is thinner in commercial than residential and slower when you need it. Pre leased commercial property covers the tenanted alternative.
Residentially flat, commercially still filling out. Those are different clocks and they matter differently to a commercial buyer.
SPR's residential repricing has happened. Sector 70 rose 61.9 percent over three years and 1.2 over the last twelve. The corridor now prints near zero, with the weakest residential yields in Gurugram.
Commercially, the catchment is built and the retail is trading, which is what supports the rent band above. What is not settled is the elevated corridor, where GMDA invited bids in June 2026 for a fresh detailed project report on the 6 km Ghata Chowk to Vatika Chowk stretch.
Price based: commercial is valued on income, so measure against the rent you are actually achieving and the yield a buyer will accept. A unit let at Rs 70 per sq ft sells on a different multiple from a vacant one.
Event based: sell into a renewed long lease rather than out of a vacancy, since a tenanted unit prices materially better. On the corridor, an awarded elevated corridor contract would be the wider trigger.
Time based: seven years or more. Commercial resale is slower than residential, and you want at least one full lease cycle behind you before testing the market.
Buying office space in Sector 70A pays 3.2 to 7.0 percent gross at prevailing rents of Rs 67 to Rs 70 per sq ft a month. Residential next door pays 1 to 2. Entry price decides which end you land on. Establish the sector, the use and the chargeable area before you discuss anything else.
Considering Rs 50 lakh to Rs 5 Cr in commercial on this belt, with a decision due in 60 to 90 days? Send the units you are weighing. We return the sector and permitted use confirmed from the filing, plus carpet, super and chargeable area with the loading factor derived. The achieved rent band for that building and the yield on your all in cost come with it.
Strata Capital Holdings tracks price band shifts, infrastructure timelines and inventory movement across Gurugram's corridors. ZYN33 brings that into every allocation conversation.
Tapasya Group marketing for 70 Grandwalk: launched as retail offices and serviced apartments at Sector 70, Sohna Road, Gurgaon, offering retail, studios and serviced apartments with unit sizes published at 300 to 619 sq ft and elsewhere at 165 to 1,000 sq ft
All yield arithmetic is ZYN33 calculation on the advertised rents and entry prices stated in the body
Disclaimer
This article is general information about tax and property mechanics in India. It is not tax advice, investment advice or a recommendation to buy a specific property, and it does not account for your personal circumstances. Rates, thresholds and deadlines change. Verify every figure against the source listed above and take your liquidation plan to a qualified chartered accountant before you sell anything. ZYN33 distributes residential projects in Gurugram and is paid a transaction fee when a purchase completes. We do not act as your tax adviser or your adviser on the equity side.
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