Building a Rental-Yield Portfolio in Gurgaon That Actually Nets 4%
Most Gurgaon rental pitches quote gross yield on an optimistic rent and ignore CAM, vacancy and tax. The net number is what compounds. This page sets out how we structure income-first portfolios and what the honest yield band actually is.
Achievable net yield
3.4–4.4%
CAM drag on luxury
30–50bps
Realistic vacancy factor
7–9%
Underwriting parameters
140+
What the data says
Corporate-lease catchments (Cyber City, Udyog Vihar, Sector 44) sustain 60–90 bps higher net yield than equivalent stock 8 km further out.
Furnished and managed inventory clears faster but only pays when the rent premium exceeds annualised furnishing capex plus depreciation.
Ticket size and yield are inversely correlated — above ₹12 Cr, net yield rarely exceeds 2.2%.
How EstateVeda executes this
Rental benchmarking against actual registered lease deeds, not portal listings.
Tenant scoring — corporate affiliation, income stability and reference verification.
Lease structuring with escalation, lock-in and exit clauses drafted in the owner's favour.
Quarterly yield monitoring inside Veda Dwar with alerts on renewal windows.
Risks we underwrite against
Handover clustering: three phases delivering in one year suppresses corridor rents for 4–6 quarters.
CAM escalation on amenity-heavy projects outpacing rent escalation.
TDS and slab-rate taxation on rent eroding the post-tax yield for NRI owners.
EstateVeda verdict
Target the ₹2.5–5 Cr band inside corporate catchments. Above ₹10 Cr, buy for capital and liquidity, not for income.
Frequently asked questions
What rental yield is realistic in Gurgaon?
2.4–3.1% net on Golf Course Road ultra-luxury, and 3.4–4.4% net in corporate-catchment mid-luxury stock. Anything advertised above 5% deserves a hard look at the assumptions.
Which Gurgaon micromarket gives the best rental yield?
Sector 44/Cyber City adjacency and Golf Course Extension mid-luxury currently lead on net yield; Dwarka Expressway is improving as occupancy matures.
Do you manage the lease end to end?
Yes — tenant sourcing, agreement drafting, escalation structuring, collection oversight and renewal or exit management.