Three office markets in one suburb
| Market | Buildings | Plate | ₹ per sq ft |
|---|---|---|---|
| Grade-A corporate | Nesco IT Park towers, Oberoi Commerz and Commerz II | 8,000 – 40,000 sq ft | ₹2,070 – 2,730 |
| Media and production | Film City Road, Aarey-side and studio-adjacent buildings | 1,500 – 12,000 sq ft | ₹1,890 – 2,510 |
| General commercial | SV Road, Link Road and station-side floors | 800 – 5,000 sq ft | ₹1,820 – 2,220 |
| Event and exhibition businesses | Around the Bombay Exhibition Centre | 1,200 – 6,000 sq ft | ₹1,860 – 2,370 |
Ex-GST. Grade-A rates assume warm-shell handover with base HVAC and a fire loop provided. These figures come out of jobs Greenbox has finished and been paid for, audited and brought forward to October 2026.
What a Grade-A Goregaon floor gives you, and what it charges for
The Nesco and Commerz buildings hand over a warm shell: base air conditioning to the floor, a fire detection loop, lifts including dedicated goods lifts, common washrooms and a defined electrical supply at the floor DB. That is worth roughly ₹350 to ₹450 per square foot you do not have to spend. In exchange, the fit-out manual is enforced: a contractor register, insurance certificates lodged before mobilisation, a refundable deposit, defined working hours, a debris route, and re-commissioning of the fire and HVAC systems by the landlord's nominated agencies at your cost. None of that is unreasonable, and all of it needs to be in the programme and the budget from week one, because the re-commissioning slot in particular is booked weeks out.
Grade-A plates, and a production economy beside them
Worked example: 8,500 sq ft corporate floor, Nesco-side tower
Warm shell, single tenant, a hundred and ten staff, a client-facing reception and boardroom because the company hosts partners here, eight meeting rooms and a large pantry.
| Scope | ₹ lakh | Note |
|---|---|---|
| Protection, strip-out and access | 3.10 | Shell cleaning, lift and lobby protection, hoarding |
| Civil and blockwork | 5.60 | Server room, stores, two solid-wall rooms |
| Glazed partitions, doors and cabins | 22.40 | Eight meeting rooms; double glazing to the boardroom |
| Workstations, storage and collaborative furniture | 43.50 | 110 positions at 1,500 mm, plus breakout and focus seating |
| Flooring | 14.20 | Carpet tile to the floor, engineered timber to reception and boardroom |
| Ceiling and lighting | 28.40 | Plasterboard to front of house, grid to the open plan, linear LED throughout |
| Electrical, DB and UPS distribution | 21.30 | Floor boxes to every cluster; UPS ring; generator changeover |
| HVAC modification and re-commissioning | 25.60 | Base system re-ducted to the layout; landlord re-commissioning |
| Fire detection and suppression | 12.10 | Loop re-configured and re-commissioned by the nominated agency |
| Data, AV and meeting-room technology | 10.80 | Structured cabling, room booking panels, four video rooms |
| Pantry, washrooms and mothers' room | 4.30 | Pantry for 110; statutory mothers' room |
| Painting, graphics and wayfinding | 1.10 | Full floor including brand graphics |
| Project management and contingency | 3.10 | Against landlord re-commissioning dates |
| Total, ex-GST | 195.50 | ₹2,300 per sq ft carpet |
Add 18% GST. The landlord's re-commissioning of fire and HVAC is ₹4.8 lakh of the above and is not negotiable — it is in the fit-out manual.
The production office, which is a different animal
Goregaon's media companies do not want a desk count. A production house office is typically a reception that doubles as a waiting area for auditions, two or three rooms that can be shot in or presented in, a conference room with a large screen that runs for eight hours at a stretch, secure storage for camera and lighting equipment, and an open area whose population triples when a project is in production and empties between them. What that means practically: furniture on castors rather than fixed benching, far more power and data than the headcount implies, a lighting scheme that can be switched to a flat even wash, blackout capability in at least one room, and durable finishes because flight cases are dragged across floors. Acoustic isolation matters where review rooms are involved, though full studio treatment belongs in a purpose-built facility rather than an office floor and we will say so.
Two local constraints
- Exhibition weeks close the approach. When a large show runs at the Bombay Exhibition Centre, the roads into the Nesco complex and the surrounding junctions are gridlocked from early morning. Those dates are published a year ahead. We check them against the delivery schedule before we commit to a handover date.
- Goods lift slots are shared and rationed. A tower with twenty floors of tenants fitting out and trading at once gives you two-hour slots booked days ahead. We consolidate deliveries into fewer, fuller loads, pre-assemble as little as possible off site, and keep a secured stores area on the floor so nothing waits in a lobby.
For the suburb as a whole, including the residential market, see interior designers in Goregaon. For our office process and services coordination across the city, see office interior designers in Mumbai.
Corporate fit-out work by Greenbox Design Studio.
Frequently asked questions
What is included in a warm shell at Nesco or Commerz?+
Base air conditioning to the floor, a fire detection loop, lifts including goods lifts, common washrooms and an electrical supply at the floor distribution board. That is roughly ₹350–₹450 per square foot of work you do not carry. What you do carry is re-ducting, re-configuring the fire loop and paying the landlord's agencies to re-commission both.
Why does the landlord insist on their own commissioning agency?+
Because they warrant the base systems and will not accept a third party altering them. It is standard in the Grade-A buildings here and it is not negotiable. Plan for it: the slot is booked weeks ahead, it sits on the critical path, and on an 8,500 square foot floor it is around ₹4–5 lakh.
We are a production company. Should we build an edit suite in our office?+
A review room, yes. A full acoustically isolated edit or dubbing suite in a standard office floor, no — the structure, the isolation and the services required belong in a purpose-built facility, and the half-version satisfies nobody. Build a good review room with proper acoustic treatment and blackout and hire the studio time.
How do exhibition weeks affect our fit-out?+
They make deliveries into the Nesco complex and the surrounding roads impossible for the duration. The calendar is published a year in advance, so we plan around it: nothing large is scheduled to arrive that week, and we use the time for internal trades that need no material inflow.
Is Goregaon cheaper than BKC for an office fit-out?+
On rent, considerably. On fit-out, moderately — 15–25% at the same specification, mainly because the landlord regimes here are less prescriptive about materials and the trade base is closer. The gap is smaller than people expect, because the specification a corporate tenant wants does not change with the postcode.