Rates by where the floor is
| Location | Typical building | ₹ per sq ft | What you are paying for |
|---|---|---|---|
| Wagle Estate and Road No. 16–22 | Converted industrial galas and 1990s office blocks | ₹1,640 – 2,160 | Building the services an office needs into a shell that never had them |
| Ghodbunder corporate parks | 2012-onward Grade-B+ and Grade-A floors | ₹1,830 – 2,460 | Conventional fit-out on a conventional base build |
| Majiwada and Teen Hath Naka | Mixed commercial towers over retail | ₹1,750 – 2,310 | Small plates; core cost spread over less area |
| Kolshet and Balkum | New mixed-use commercial podiums | ₹1,790 – 2,350 | Newer stock, better lifts, stricter landlord manuals |
| Naupada and Thane station side | Older commercial buildings and professional suites | ₹1,640 – 2,090 | Small professional offices; minimal services scope |
Ex-GST. Excludes IT hardware, loose seating and any power-sanction charges payable to the utility. The bands above are drawn from completed Greenbox fit-outs rather than from market survey, stated as a range and current to October 2026.
Wagle Estate: an industrial estate becoming an office district
The most interesting office space in Thane is not in the corporate parks, it is in the MIDC galas. A typical unit gives you 4.5 to 5.5 metres of clear height, a column grid of six to eight metres, a concrete floor rated for industrial loading and daylight from high-level glazing. What it does not give you is anything an office needs: no ducted air conditioning, no fire detection designed for an occupied office, no data containment, frequently a single-phase supply where you need three, and washrooms built for a factory shift.
The upside is real. That height lets a mezzanine take 30 to 40% more usable area onto the same rent, and exposed services in a 5 metre volume look deliberate rather than unfinished. The catch is that the fit-out carries the entire services build, so the ₹1,640 headline rate applies only to the simplest conversions. Two things to settle before signing: whether the MIDC plot's permitted user covers commercial office occupation, and what load the existing supply is sanctioned for, because an upgrade is a three-month process.
Five metres of height, and every service still to build
Worked example: 6,000 sq ft back-office floor, Wagle Estate
A converted first-floor gala, 5 metre clear height, ninety operations staff on a single shift, one meeting room and a training room. No mezzanine — the client wanted the volume.
| Scope | ₹ lakh | Note |
|---|---|---|
| Strip-out, protection and making good | 2.60 | Industrial fittings removed; floor ground and levelled |
| Civil and blockwork | 5.20 | Training room, server room and washroom extension |
| Partitions, glazing and doors | 12.40 | Glazed meeting rooms; acoustic treatment to the training room |
| Workstations, storage and seating | 26.50 | Ninety positions at 1,350 mm; team storage per pod |
| Flooring | 8.10 | Carpet tile to the open plan, vinyl to circulation and the pantry |
| Ceiling and lighting | 15.60 | Acoustic rafts over the pods rather than a full ceiling; the height is the asset |
| Electrical, DB and small power | 11.40 | New three-phase distribution, floor boxes, UPS to the server room |
| HVAC — new installation | 14.80 | Ducted system designed for a 5 m volume with low-level supply |
| Fire detection and suppression | 6.80 | Full office-standard system; the gala had none |
| Data, network and server room | 7.90 | Structured cabling, rack, precision cooling |
| Pantry and washrooms | 3.90 | New washroom block; pantry for ninety |
| Painting and wayfinding | 1.20 | Exposed soffit painted; wayfinding to the training room |
| Project management and contingency | 0.60 | Against the power sanction |
| Total, ex-GST | 117.00 | ₹1,950 per sq ft carpet |
Add 18% GST. Nearly 40% of this contract is services that a corporate-park floor would have provided in the base build.
Two things that delay Thane office projects
- Power sanction. Converting a gala from an industrial to a commercial load, or raising the sanctioned load for ninety workstations plus HVAC, takes eight to twelve weeks with the utility. It is the single commonest reason a Thane fit-out misses its date, and it is entirely avoidable: we apply in week one, before the drawings are signed off, because the application does not depend on the design.
- TMC and MIDC run in parallel, not in sequence. Thane is under TMC for debris disposal, licensed trades and local approvals, while a Wagle Estate plot is also bound by MIDC lease conditions on permitted user and external alterations. Neither authority tells you about the other. We check both at survey stage and put the answers in the proposal.
Why firms put their operations teams here
The commercial logic is simple and it shapes the brief. Rent in Wagle Estate or on Ghodbunder Road is a fraction of Lower Parel or BKC, and a large share of the staff already live between Mulund, Thane and Dombivli, so the commute improves rather than worsens. What arrives with that is a density brief: 55 to 70 square feet per person rather than the 90 to 120 a client-facing office takes, more meeting rooms than the headcount suggests because teams here run calls with headquarters all day, and a canteen rather than a pantry. Front of house gets a smaller share of the money than it would in the city, and we would rather put that money into acoustics, because ninety people on calls in one volume is the problem that actually gets escalated after handover.
For Thane as a whole, including its housing market, see interior designers in Thane. For our office process, services coordination and phased handover method, see office interior designers in Mumbai.
Office fit-out work by Greenbox Design Studio.
Frequently asked questions
Is a Wagle Estate gala cheaper than a corporate-park floor?+
The rent is, substantially. The fit-out is not — you are building the air conditioning, fire system, data containment and often the washrooms that a corporate park provides in the base build. Over a five-year lease the gala still usually wins, but only if the comparison is done on total occupancy cost rather than on rent alone.
How long does a power load upgrade take in Thane?+
Eight to twelve weeks from application, longer if a transformer or a new feeder is involved. It does not depend on your design, so we apply in the first week of the project. Every Thane office programme we have seen slip has slipped on this and not on construction.
Can we build a mezzanine in a gala?+
Often, and it is usually the best value move available — 30–40% more usable area on the same rent. It needs a structural design, MIDC and TMC clearance, and a fire strategy that accounts for the second level. Do not let anyone build one as joinery; it is a structure and it needs to be designed as one.
What does a Thane office cost per seat?+
For an operations floor at 55–70 sq ft per person, ₹95,000 to ₹1.6 lakh per seat all-in, ex-GST, depending on whether the base build brings services. A client-facing office at lower density runs ₹2.2 to ₹3 lakh per seat. Both figures include workstations, services and construction, and exclude IT hardware.
Do you handle the TMC approvals?+
We handle debris challans, licensed-trade requirements and the society or landlord interface as part of the contract. Statutory approvals that attach to the premises — change of user, occupancy conditions, MIDC consents — are the owner's or tenant's to obtain, and we prepare the drawings and documentation for them.