Pre-leased office space in Mohali

A pre-leased or pre-rented office is one sold with a tenant already in occupation. The buyer takes the property subject to the existing lease and begins receiving rent from the day of registration, rather than having to find an occupier. Gross yield is the annual rent divided by the purchase price: an office bought at ₹2,27,55,000 and let at ₹1,13,775 a month earns ₹13,65,300 a year, a gross yield of 6.0 per cent. Gross is not net — CAM, property tax, insurance and any vacancy between tenancies come out of it. Before buying, ask for the lease term, the lock-in period, the escalation clause and how much of the term remains.

Super area — also called super built-up area or SBA — is the carpet area of the office plus its share of the building’s common spaces: lobbies, lifts, staircases, corridors and service areas. In the Chandigarh Tricity commercial market, asking prices and rents are quoted on super area almost without exception, so a rate of ₹13,000 per sq ft means ₹13,000 for every sq ft of super area. Carpet area is always smaller. The ratio between them is the loading factor, and it varies by building — at Bestech Business Towers it is about 1.538, so a 4,135 sq ft super area office has roughly 2,689 sq ft of covered area.

IFMS stands for Interest-Free Maintenance Security. It is a one-time, refundable deposit collected at registration and held by the building’s maintenance body against future upkeep. It is charged per square foot of super area and is over and above the sale price — commonly ₹100 per sq ft in Sector 66 Mohali, ₹50 to ₹66 per sq ft in newer Mohali developments. It is not rent, not maintenance, and not a fee: it is returnable when the property changes hands or the arrangement ends.

It depends entirely on whether the building is complete. An office in an under-construction project attracts GST at an effective 12 per cent of the sale consideration — 18 per cent applied to two-thirds of the value, after the statutory one-third abatement for land. In practice, Tricity developers customarily bear half of it, so a buyer typically pays around 6 per cent, though this is a commercial arrangement rather than a statutory rate and should be confirmed in writing in the cost sheet. A completed building that holds its completion certificate attracts no GST on sale at all — which is why a ready office and an under-construction one at the same headline rate per sq ft are not the same price.

OfficeOnDemand lists a selection of the offices for sale in Mohali. Sachdeva Estates, the commercial advisory most of our listings come through, lists more: pre-leased offices at sachdevaestates.com/pre-leased-office-for-sale-mohali, and vacant or ready-to-move offices at sachdevaestates.com/office-for-sale-mohali.

OfficeOnDemand covers the Chandigarh Capital Region. Live inventory today is concentrated in Mohali — Sector 66, Sector 67, Sector 70, Sector 75, Sector 82 and Sector 83-A in IT City — with a smaller presence in Chandigarh. Panchkula and New Chandigarh are served on request but currently carry no published listings, so a search there will return nothing rather than something stale.

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