Rental Yield in Gurgaon 2026: Rents, Gross and Net Yields by Corridor

What is the rental yield in Gurgaon?

Anarock Research puts Gurgaon's average residential rental yield at 4.3% in Q2 2026. That is up from 3.5% in 2019 and from 4.1% in the March 2024 quarter. Over the same stretch, average capital values rose 117%, from ₹6,150 to ₹13,350 per sq ft. Rents have therefore grown a little faster than prices since 2019. Gurgaon now sits level with Mumbai at 4.3%, ahead of Noida (3.9%) and Delhi (3.2%), and behind Bengaluru (4.6%).

That 4.3% is a gross figure. It is annual rent divided by property value, before maintenance, property tax, vacancy, brokerage, repairs or income tax. It is also a city-wide average across all budgets. As the sections below show, the yield on a specific flat in a growth corridor is usually well under the headline number.

Average rent in Gurgaon for a 2 BHK, by corridor

The only research-firm rents we can verify at corridor level for 2026 come from Anarock's quarterly NCR report. It quotes the average monthly rent for a 2 BHK of about 1,000 sq ft. In Q2 2026 that was ₹25,500 to ₹37,000 on Dwarka Expressway and ₹22,000 to ₹35,000 in New Gurugram. A separate Anarock study of Dwarka Expressway, reported in September 2026, gives a narrower ₹25,000 to ₹31,250 for the same size of flat.

For larger units, the most recent Anarock breakdown we found is its October 2024 Dwarka Expressway report, which covers H1 2024. It quoted ₹21,000 to ₹40,000 a month for a 2 BHK of 800 to 1,250 sq ft, and ₹35,000 to ₹70,000 for a 3 BHK of 1,100 to 1,800 sq ft. Those numbers are now more than two years old, so read them as a floor, not a current rate. We could not find a published research figure for 4 BHK rents or for rents in named societies on Golf Course Road. We do not repeat portal listing averages, because asking rents on portals are not a measured market rate.

Why corridor yields are lower than the 4.3% city average

On Anarock's own corridor numbers, a 1,000 sq ft 2 BHK on Dwarka Expressway priced at ₹14,180 per sq ft and let at the middle of the quoted range (₹31,250 a month) earns about 2.6% gross. In New Gurugram the same sum gives about 2.5%. Those are lower than the 4.3% city average because the corridor prices are base selling prices on super area for new stock, while the city series uses Anarock's capital value index and its own rent sample. Neither is wrong. They measure different things, and the corridor sum is closer to what a buyer of a new flat actually experiences.

Yields in both corridors also fell over the past year. Between Q2 2025 and Q2 2026 the Dwarka Expressway price rose about 10%, while the midpoint of the quoted rent rose about 4%. In New Gurugram, prices rose about 10% and mid-range rents under 3%. When prices outrun rents, yield shrinks. Over a longer stretch Anarock reports the same pattern on Dwarka Expressway: rents up 87% since 2021, prices up 135%.

Are Gurgaon rents still rising?

Not as fast as they were. Magicbricks data put Gurugram's average monthly rent at ₹40,750 in Q1 2026, down 2.5% from ₹41,795 a year earlier. Across India, average rent rose 14% over the same period, led by Hyderabad (15%) and Kolkata (13.3%). Over the full 2021 to 2025 period, Magicbricks says Gurugram rents roughly doubled, so the pause follows a very large run-up.

For a landlord, the practical reading is that the post-2021 rent surge has largely been priced in. Rent increases at renewal are now modest in most corridors. If you are underwriting a purchase on rent, assume low single-digit growth, not the jumps of 2021 to 2025.

Gross vs net rental yield: how to work it out properly

Gross yield is annual rent divided by price. Net yield subtracts what the landlord pays, and divides by what the flat really cost. In Gurgaon the two can be a long way apart.

Start with the denominator. Haryana stamp duty is 7% for men and 5% for women, including a 2% development fee. On a ₹1.42 crore Dwarka Expressway 2 BHK, 7% adds about ₹9.9 lakh before registration and interiors. With rent at ₹31,250 a month, gross yield on the bare price is 2.64%. On price plus stamp duty it is about 2.47%. If the flat sits empty for one month a year between tenants, it drops to about 2.27%, and that is before society maintenance, property tax, repairs, brokerage and income tax on the rent.

Then count time. An under-construction flat earns nothing until possession and fit-out, so a four-year build means four years of capital tied up with no rent. If income is the goal, a ready, let flat almost always beats a launch discount on something that does not exist yet.

What decides the yield on a specific flat

Averages tell you little about the flat in front of you. Two apartments in the same sector can differ by a full percentage point of yield, and four things usually explain it.

Condition comes first. A well-finished, maintained flat lets faster and at a better rent, and the gap widens every year it is neglected. Management is second: absent owners without a local manager tend to collect longer vacancies and deferred repairs, which matters most for NRI landlords. Tenant choice is third. A slightly lower rent from a stable corporate tenant on a longer lease usually beats a higher rent from someone who leaves after eleven months, once re-letting costs are counted. And the society itself matters. Reliable power backup, water and lifts hold tenants. Recurring problems lose them, whatever the flat is like inside.

Luxury homes: why yields fall as prices rise

Yield gets weaker as you move up the price ladder, because capital values at the top are set by scarcity and by buyers who want the address, while rents are capped by what tenants can pay from income. Registered sales of ₹10 crore and above on Golf Course Road averaged ₹49,119 per sq ft in 2025. At that rate a 4,000 sq ft apartment costs about ₹19.6 crore, and a 3% gross yield would need rent of about ₹4.9 lakh a month. The pool of tenants who pay that is small, and vacancies between them tend to be long.

So we tell clients plainly: Gurgaon's top segment is an appreciation asset, not an income asset. If rent is the point, look at 2 and 3 BHK homes in ready, occupied societies near the office belts on NH-48, Cyber City, Golf Course Road and Sohna Road, where the tenant pool is deep and turnover is quick.