Mar 10, 2026
Gurugram Rental Yield Is Still 2.8–3.5%. That's a Problem.
Everyone talks about appreciation. Nobody talks about the cash yield. Here's the honest math.
Abhishek Bhardwaj
Founder, Kalpvriksha Realty
Independent Advisor | Pan-Gurugram
What you will learn in this article:
- →Gross rental yield in Gurugram residential sits at 2.8–3.5% — net is closer to 2.0–2.5%
- →FDs, debt funds, and liquid funds all beat net rental yield without illiquidity or tenant headaches
- →The only honest reason to buy Gurugram residential as investment is capital appreciation
- →Backwards-looking 14% CAGR (2020–26) does not equal forward-looking 14% CAGR from today's entry prices
- →Three-question checklist: 2–2.5% net yield comfort, 7+ year horizon, 3-year flat scenario stress-tested
The Cash Yield Nobody Talks About
Everyone talks appreciation. Nobody talks cash yield.
Rental yield in Gurugram across most residential segments sits at 2.8 to 3.5% gross. That is before maintenance charges (₹4,000 to ₹12,000/month), vacancy periods (1 to 2 months/year), brokerage on tenanting (one month rent every 11 months), and property tax.
Net of these, most residential investors earn 2.0 to 2.5% on capital annually from rent.
The Risk-Free Comparison
A fixed deposit pays 6.5 to 7% risk-free. A short-duration debt fund pays 7 to 7.5%. A liquid fund pays 6.8%.
Every single one beats the net rental yield — without illiquidity, tenant management, maintenance cycle, or stamp duty entry cost.
So why is anyone buying Gurugram residential as investment?
Appreciation. That Is the Only Honest Answer.
Gurugram residential prices appreciated 60 to 80% across most mid and premium corridors between 2020 and 2026. SPR, GCE, Dwarka Expressway all saw capital appreciation no fixed income instrument could replicate.
An investor who bought at ₹9,000/sqft in Sector 81 in 2020 sitting at ₹15,500/sqft today earned 70%+ over 5 years. That is 14% CAGR on capital.
But that calculation is backwards-looking.
The Forward-Looking Question
If you are buying in 2026, the question is not what the CAGR was. The question is what the CAGR will be over the next 5 years on your entry price.
At ₹22,000/sqft on GCE or ₹18,000/sqft on Dwarka Expressway, you need sustained price appreciation to justify the thesis — because rent will not carry it.
The Honest Investor's Checklist
Before you buy Gurugram residential as investment, answer these three:
Am I comfortable earning 2 to 2.5% net yield while I wait for appreciation?
Is my investment horizon 7+ years?
Have I stress-tested the scenario where prices are flat for 3 years?
If all three answers are yes, Gurugram residential makes sense at the right entry price. If any answer is uncertain, the yield math deserves more respect.
Read next
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Read moreThe Resale Seller's Blind Spot: Why Gurugram Sellers Are More Exposed Than They Think
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Read more₹10,000 if you want this read on your specific flat
A written buy, avoid or wait on the flat you've shortlisted, with the reasons.
Read moreBuying Gurugram residential as an investment? Let's stress-test your yield math.
We'll model net yield, holding cost, and the flat-price scenario for the specific micro-market you're considering — before you commit capital.
Talk to AbhishekAbhishek Bhardwaj
Founder, Kalpvriksha Realty
Independent Advisor | Pan-Gurugram