Iris Broadway Gurgaon: Location, Shops, Price & Investment Guide

Sector 85 in Gurgaon is rapidly emerging as one of the most promising commercial destinations in New Gurugram, and at the heart of this transformation stands Iris Broadway. This high-street retail and commercial development by the esteemed Trehan Group represents a strategic investment opportunity for retail business owners, franchise operators, and commercial property investors looking to capitalize on the robust growth trajectory of this micro-market.

With ready-to-move-in status, an established tenant base, and a residential catchment of over 3 lakh residents, Iris Broadway Gurgaon has positioned itself as the only organized retail mall in the Sector 85-86 belt. This comprehensive guide examines everything potential investors need to know about this project, from pricing and configuration to rental yields and long-term appreciation potential.

What is Iris Broadway Gurgaon?

Iris Broadway is a premium high-street commercial development spread across 2.8 acres in Sector 85-86, Gurgaon. Developed by Trehan IRIS, a real estate firm with over six decades of experience in Delhi-NCR, this project represents a mixed-use commercial ecosystem that seamlessly integrates retail shops, office spaces, entertainment zones, food courts, and hospitality services.

The project stands out with its impressive 1,000 ft frontage on the main road, making it highly visible and accessible. Unlike conventional mall formats, Iris Broadway follows a high-street retail concept where each shop faces the main road, ensuring maximum visibility and natural footfall.

Developer Background: Trehan IRIS Group

Established in the early 1950s, Trehan IRIS has built a formidable reputation in the construction and real estate sectors. The group has executed prestigious projects for government bodies including CPWD, DDA, and PWD across Delhi-NCR. Their portfolio includes landmark developments such as IRIS Tech Park, IRIS Cyber Tower, IRIS 312, IRIS Milestone, and IRIS Cyber Square.

With over 15 million square feet delivered across 100+ completed projects, Trehan IRIS brings credibility and execution excellence to Iris Broadway. The project received possession in December 2021 and is now fully operational with multiple national and international brands.

Master Planning Overview

Iris Broadway has been designed as a community-focused shopping center divided into five distinct zones:

Zone 1: Anchor retail stores and supermarket
Zone 2: Digital and electronics retail
Zone 3: Fashion and lifestyle outlets
Zone 4: Entertainment and multiplex (9-screen INOX)
Zone 5: Food court, restaurants, and F&B outlets

Each zone has dedicated entry and exit points, service areas, and double-height lobbies. The thoughtful planning ensures smooth visitor flow, minimal congestion, and an enhanced shopping experience. The project also includes SOHO Suites (service apartments) and a business hotel managed by Sarovar Portico, catering to business travelers and tourists.

Location Advantage of Iris Broadway Sector 85

Location is the cornerstone of any commercial property investment, and Iris Broadway scores exceptionally well on this parameter. Sector 85 sits at the epicenter of New Gurugram, benefiting from excellent connectivity and a rapidly developing social infrastructure.

Connectivity Overview

Connectivity Parameter	Distance/Details
National Highway 48 (NH-48)	Adjacent, providing direct access
Dwarka Expressway	3 km (approximately 10 minutes)
Proposed Metro Station	Next to the project
Indira Gandhi International Airport	29-30 km (approximately 45 minutes)
Gurgaon Railway Station	15 km (approximately 25 minutes)
KMP Expressway	15 minutes drive
Central Peripheral Road	15 minutes drive
IMT Manesar	7 km

The location on NH-48 ensures seamless connectivity to Delhi, while proximity to Dwarka Expressway positions Iris Broadway at a strategic junction connecting multiple residential and commercial micro-markets. For investors exploring properties in Gurgaon, this connectivity advantage is crucial.

Nearby Highways and Residential Catchment

The project serves a densely populated residential belt with over 3 lakh residents living within a 5 km radius. Major residential societies in the vicinity include:

Orris Carnation Residency
Orris Aster Court Premier
VSR 85 Avenue
Godrej Air
Orris Spring Homes
SS The Leaf
Pyramid Heights

This established residential base ensures consistent footfall throughout the week, making retail and F&B businesses highly viable.

Surrounding Developments

Sector 85 and adjacent sectors are witnessing rapid infrastructure development:

Multiple high-rise residential towers under construction
Proposed Gurugram University in nearby Kakrola Village
Expanding commercial zones in Sectors 83, 84, and 86
Retail and healthcare infrastructure development
Corporate offices of Fortune 500 companies nearby (KPMG, Accenture, Dell within 10 km)

Future Infrastructure Growth Potential

Several infrastructure projects will significantly enhance the value proposition of Sector 85:

Metro Connectivity: Phase-3 of Gurugram Metro Rail is planned with a proposed station adjacent to Iris Broadway
Road Widening: The 135m arterial sector road and 170m road are being upgraded
Dwarka Expressway Completion: The fully operational expressway has reduced travel time to IGI Airport and Delhi
Commercial Corridor Development: New Gurugram is emerging as a parallel business district, reducing dependency on old Gurgaon

Project Configuration and Space Options

Iris Broadway offers diverse investment options catering to different business requirements and budget ranges.

Retail Shop Sizes

Retail shops at Iris Broadway are available in various configurations:

Small shops: 100-200 sq ft
Medium shops: 200-400 sq ft
Large shops: 400-800+ sq ft
Super area ranges from 200 sq ft to 821 sq ft

The basic sale price (BSP) as of December 2025 stands at approximately Rs. 36,000 to Rs. 49,000 per sq ft, depending on location, floor, and frontage. Ground floor and first floor shops command premium pricing due to higher visibility.

Office Space Availability

The project offers both:

Bare shell office spaces: Available for customization
Ready-to-move office spaces: Pre-fitted with basic infrastructure
Sizes ranging from 500 sq ft to 5,000+ sq ft
Ideal for IT startups, consulting firms, BFSI companies, and co-working operators

Office spaces are priced lower than retail shops, typically in the range of Rs. 20,000 to Rs. 28,000 per sq ft.

Food Court Layout

The dedicated food court spans multiple floors and includes:

Individual food kiosks (150-300 sq ft)
Restaurant spaces (500-1,500 sq ft)
Bars and restro-bar outlets on dedicated floors
Central seating area with modern ambiance

The food court benefits from captive footfall from the multiplex and retail zones, making it an attractive investment for F&B entrepreneurs.

Investment Friendly Unit Planning

One of the key highlights of Iris Broadway is the availability of pre-leased and assured return options:

18-year lease guarantee on select retail units
Rent from Day 1 for pre-leased shops
Established tenants including Reliance Smart, Max Lifestyle, Mr. DIY, Looks Salon, Babyhug, and more
Annual escalation clauses (typically 10% every 3 years)
Maintenance paid by tenant in most lease agreements

This makes Iris Broadway suitable for passive investors seeking stable rental income without operational hassles.

Amenities and Project Highlights

Parking Infrastructure

One of the critical success factors for any commercial project is adequate parking. Iris Broadway excels in this aspect:

200+ surface parking spaces
400+ multi-level basement parking across three basement levels
Dedicated parking zones for each retail cluster
Valet parking services
Electric vehicle charging points

Security

Round-the-clock security infrastructure includes:

24/7 CCTV surveillance
Professional security personnel
Access control systems
Fire safety and emergency protocols
Adequate lighting in all common areas

Elevation Design

The architectural design emphasizes street visibility and aesthetic appeal:

Contemporary facade with mix of glass and stone
LED signage provisions for each shop
Wide pedestrian walkways
Landscaped green pockets
Attractive entrance plazas

Footfall-Generating Features

Several elements work together to ensure consistent visitor traffic:

9-screen INOX Multiplex: Generates approximately 15,000+ daily footfall
Anchor Tenants: Reliance Smart, Tata Croma, Max Fashion ensure baseline traffic
Popular F&B Brands: McDonald's, KFC, Pizza Hut, Haldiram's, Chaayos, Starbucks
Event Spaces: Dedicated areas for flea markets, festivals, and marketing initiatives
Entertainment Zone: Funky Island and gaming arcades for families

Average monthly footfall exceeds 500,000 visitors, making it one of the busiest retail destinations in New Gurugram.

Visitor Experience

The project prioritizes customer experience through:

Graffiti walls and art installations
Clean and hygienic washrooms
Comfortable seating areas
Climate-controlled interiors
Easy navigation and wayfinding signage
Wi-Fi connectivity

Price Overview and Investment Analysis (December 2025)

Current Pricing Structure

As of December 2025, the pricing for different categories at Iris Broadway Gurgaon is as follows. Use our home loan EMI calculator to plan your investment finances effectively.

Retail Shops:

Small shops (100-200 sq ft): Rs. 36 Lakh to Rs. 80 Lakh
Medium shops (200-400 sq ft): Rs. 80 Lakh to Rs. 1.6 Crore
Large shops (400-800 sq ft): Rs. 1.6 Crore to Rs. 3 Crore+
Basic Sale Price: Rs. 36,000 to Rs. 49,000 per sq ft

Pre-Leased Shops:

With 18-year lease guarantee
Rent ranging from Rs. 180 to Rs. 230 per sq ft per month
Premium of 15-20% over non-leased units

Office Spaces:

Bare shell: Rs. 20,000 to Rs. 25,000 per sq ft
Ready-to-move: Rs. 25,000 to Rs. 28,000 per sq ft

Service Apartments (SOHO Suites):

Starting from Rs. 1.6 Crore onwards
Sizes ranging from 555 sq ft to 821 sq ft

Price Trend in Sector 85

Sector 85 has witnessed steady appreciation in commercial property rates:

2017-2020: Rs. 15,000 to Rs. 20,000 per sq ft
2021-2023: Rs. 22,000 to Rs. 30,000 per sq ft
2024-2025: Rs. 32,000 to Rs. 50,000 per sq ft

The compound annual growth rate (CAGR) over the past 5 years stands at approximately 12-15%, driven by infrastructure development and rising demand.

Rental Yield Potential

Commercial properties in Gurgaon deliver attractive rental yields, typically ranging from 7% to 10% annually, depending on location and tenant quality. Use our rental yield calculator to estimate your returns accurately. For Iris Broadway specifically:

Pre-leased retail shops: 7-8% assured returns
Self-managed retail: 8-10% potential returns
Office spaces: 6-8% rental yields
Food court units: 9-12% potential returns (higher risk, higher reward)

The rental rates at Iris Broadway range from Rs. 180 to Rs. 230 per sq ft per month, which is competitive for the micro-market.

ROI Estimate

For a conservative investment analysis, let's consider a 250 sq ft retail shop:

Investment Breakdown:

Shop area: 250 sq ft
Rate: Rs. 38,000 per sq ft (inclusive of all charges)
Total investment: Rs. 95 Lakh

Rental Income (Assuming self-management after lock-in):

Monthly rent: Rs. 200 per sq ft
Monthly rental income: Rs. 50,000
Annual rental income: Rs. 6 Lakh
Rental yield: 6.3%

Capital Appreciation:

Expected appreciation: 8-10% per annum
Value after 5 years: Rs. 1.4 to Rs. 1.53 Crore
Total returns (rental + appreciation): 55-65% over 5 years

This represents a healthy return profile compared to traditional investment instruments.

Appreciation Forecast

Based on current market dynamics and infrastructure pipeline, Iris Broadway properties are expected to appreciate at:

Short-term (1-2 years): 8-12% per annum
Medium-term (3-5 years): 10-15% per annum
Long-term (5-10 years): 12-18% per annum

Key appreciation drivers include metro connectivity, commercial corridor maturity, and increasing corporate presence in New Gurugram.

Who Should Invest in Iris Broadway Gurgaon?

Retail Business Owners

If you're planning to start or expand a retail business, Iris Broadway offers:

Established footfall from day one
Supportive tenant mix with complementary businesses
Flexible shop sizes to match business requirements
High-street format ensuring visibility
No dependency on mall management for individual shop promotions

Franchise Operators

National and international franchise brands find Iris Broadway attractive because:

Location in high-growth residential catchment
Availability of anchor spaces for larger format stores
Proven track record of successful franchise operations (Max, McDonald's, KFC)
Lower operational costs compared to enclosed malls

Commercial Investors

For passive investors, Iris Broadway provides:

Pre-leased options with 18-year guaranteed lease
Professional property management
Diversification from residential real estate
Higher rental yields compared to residential properties
Lower maintenance involvement

Consider our real estate investment advisory services for personalized guidance on commercial property investments.

NRI Buyers

Non-resident Indians prefer Iris Broadway for:

Ready-to-move status eliminating construction risk
Professional lease management by developer
Transparent RERA-registered project
Established market with liquidity for resale
Remote investment monitoring through property management teams

Discover why Gurgaon is among the best cities for NRI real estate investment in 2025-26.

Iris Broadway Gurgaon vs Other Commercial Projects in Gurugram

Pricing Advantage

Iris Broadway offers a significant pricing advantage over commercial projects in established micro-markets like Golf Course Road, Cyber City, or MG Road, where commercial rates exceed Rs. 50,000 to Rs. 80,000 per sq ft. For investors seeking emerging locations with strong fundamentals, Iris Broadway provides an optimal entry point.

Location Advantage

While established commercial hubs offer higher rental rates, they also come with higher acquisition costs and lower appreciation potential. Iris Broadway's location in New Gurugram positions it in the growth trajectory, benefiting from:

Lower entry costs
Higher appreciation potential
Improving infrastructure
Increasing corporate presence
Growing residential density

Developer Credibility

Trehan IRIS's 60+ year legacy and track record of delivering quality projects on time provides investor confidence. Unlike many new-age developers, Trehan has weathered multiple real estate cycles and maintains a strong delivery record.

Legal Status and RERA Details

RERA Registration

Iris Broadway is registered under RERA with registration number 168 OF 2017, Dated 29.08.2017. This registration provides several safeguards for buyers. Learn more about RERA regulations in Gurgaon and how they protect your interests:

Project timeline accountability
Financial transparency
Builder-buyer dispute resolution mechanism
Mandatory disclosure of project approvals

Always verify RERA registration on the official Haryana RERA website (haryanarera.gov.in) before making any payment. Understanding stamp duty and registration fees in Haryana is also crucial for budgeting your total investment.

Buyer Safety Checklist

Before investing in Iris Broadway or any commercial property, ensure:

RERA registration is active and not expired
Occupancy Certificate (OC) has been obtained (Iris Broadway received OC in December 2021)
No legal disputes or encumbrances on the property
Clear title with proper chain of ownership
Approved building plans matching actual construction
NOCs from relevant authorities (fire, electricity, water)
Transparent payment schedule
Detailed lease agreement (for pre-leased units)
Exit clause and resale provisions in agreement

Compliance Assurance

Trehan IRIS has ensured complete compliance with:

Haryana RERA regulations
National Building Code (NBC) standards
Fire safety norms
Environmental clearances
Municipal building bylaws
GST registration for commercial transactions

Buyers receive complete documentation including:

Allotment letter
Payment receipts
Possession letter
Lease agreement (if pre-leased)
Maintenance agreement
Registry documents

Risks and Things to Consider Before Investing

Market Competition

Sector 85 and surrounding areas are witnessing increasing commercial development. New retail projects in Sectors 83, 84, and 86 could create supply pressure. However, Iris Broadway's first-mover advantage, established tenant base, and ready-to-move status provide competitive moats.

Leasing Timeline

For non-pre-leased units, finding the right tenant may take 3-6 months, especially for larger spaces or specialized requirements. Budget for this vacancy period in your financial planning. Consider:

Hiring a professional leasing agent
Competitive rent pricing based on market rates
Attractive fit-out or tenant improvement allowances
Flexible lease terms initially

Tenant Demand

While the residential catchment is strong, tenant demand varies by category:

High demand: F&B, fashion, electronics, services (salons, clinics)
Moderate demand: Specialized retail, niche categories
Lower demand: B2B services, wholesale

Understand your target tenant profile before selecting shop location and size.

Holding Power

Commercial real estate requires longer investment horizons. Factors to consider:

EMI obligations (if financed) during vacancy periods
Annual maintenance charges (typically Rs. 3-5 per sq ft per month)
Property taxes
Renovation or fit-out costs
Marketing expenses to attract tenants

Ensure you have adequate financial cushion to hold the property for at least 3-5 years to realize optimal returns.

Future Growth Potential of Sector 85 Gurugram

Infrastructure Pipeline

Several infrastructure projects will positively impact Sector 85:

Gurugram Metro Phase 3: Proposed metro station near Iris Broadway will enhance accessibility
Dwarka Expressway Improvements: Additional entry/exit points and service roads
Southern Peripheral Road Enhancement: Improved connectivity to Sohna and Faridabad
Road Widening Projects: Ongoing widening of sector roads

Sector 85 benefits from strategic positioning near NH-48 and Dwarka Expressway, with good connectivity to major highways and excellent accessibility. Explore more ready-to-move projects in Gurgaon for comparison.

Residential Density Impact

The population in Sector 85 and adjacent sectors is expected to grow from the current 3 lakh to over 5 lakh in the next 5-7 years. This demographic expansion will directly benefit retail and commercial establishments.

Ongoing residential projects include:

Multiple high-rise towers by Orris Infrastructure
Luxury apartment projects by Godrej Properties
Mid-segment housing by regional developers

NCR Expansion Roadmap

New Gurugram (Sectors 70-95) is positioned as the next growth corridor in Gurugram's master plan. Government initiatives include:

Special Economic Zones (SEZs) in nearby sectors
IT/ITES parks to compete with Cyber City
Educational institutions and hospitals
Sports and recreation facilities

The upcoming metro connectivity and infrastructure investments will significantly enhance Sector 85's accessibility and desirability, driving both residential and commercial demand. Compare this with other upcoming projects in Gurgaon to understand market dynamics.

Final Verdict

Who Should Buy

Iris Broadway Gurgaon is an excellent investment opportunity for:

Investors seeking stable rental income: The pre-leased option with 18-year guarantee provides predictable cash flows
Retail entrepreneurs: Ready infrastructure and established footfall reduce business risks
Portfolio diversifiers: Commercial real estate provides inflation hedge and rupee depreciation protection
Medium to long-term investors: Those with 5-10 year investment horizon will benefit from both rental income and capital appreciation

Who Should Wait

Consider delaying your investment if:

You need short-term liquidity (less than 3 years)
Your budget is below Rs. 30 Lakh (minimum viable investment)
You're seeking immediate high returns (12+ months may be needed for tenant stabilization)
You prefer Grade A office spaces in established commercial districts

Market Positioning Summary

Iris Broadway occupies a unique position in Gurgaon's commercial real estate landscape:

Strengths:

Ready-to-move status
Established tenant mix
Strong residential catchment
Competitive pricing
Professional developer
Strategic location in growth corridor

Opportunities:

Metro connectivity enhancement
Continued residential growth
Commercial corridor development
Corporate expansion in New Gurugram

Considerations:

Increasing supply in adjacent sectors
Time needed for market maturation
Dependence on New Gurugram's growth trajectory

Overall, Iris Broadway represents a balanced investment proposition with reasonable entry costs, healthy rental yields, and strong appreciation potential driven by macro trends in New Gurugram's development.

Frequently Asked Questions (FAQs)

1. Is investing in Iris Broadway Gurgaon safe?

Yes, Iris Broadway is a RERA-registered project (Registration No. 168 OF 2017) with possession already granted in December 2021. The project is fully operational with established tenants, reducing investment risk. However, as with any investment, conduct due diligence on legal documentation and financial viability before committing.

2. What kind of rental income can I expect?

Rental income depends on the type of unit and location within the project. Pre-leased shops offer assured returns of 7-8% per annum. For self-managed retail spaces, rental yields of 8-10% are achievable with the right tenant. Food court units may generate 9-12% returns but involve higher operational involvement.

3. Which floors are best for retail shops?

Ground floor and first floor shops are premium options offering maximum visibility and natural footfall. Ground floor shops command the highest prices but also generate the best rental income. Lower ground floor shops work well for service businesses, clinics, or support services at lower investment costs.

4. Food court vs retail shops: which offers better returns?

Food court units potentially offer higher returns (9-12% rental yield) compared to retail shops (7-10%) due to the captive audience from the multiplex and mall footfall. However, food court operations involve:

Higher fit-out costs
Operational complexities
Strict compliance requirements
Shorter lease tenures

Retail shops provide more stable, long-term returns with lower management overhead.

5. Is there demand for office space leasing in Sector 85?

Yes, there is growing demand for office spaces in New Gurugram, particularly from startups, IT companies, consulting firms, and BFSI sector businesses. The lower rentals compared to established locations like Cyber City make Sector 85 attractive for cost-conscious businesses. Expect rental yields of 6-8% for office spaces.

6. What is the long-term hold potential?

Iris Broadway offers strong long-term hold potential (7-10+ years) due to:

Evolving commercial corridor
Infrastructure improvements (metro, roads)
Increasing corporate presence
Growing residential population
Developer credibility and project execution

Properties held for 7-10 years could potentially double or triple in value, in addition to regular rental income.

7. What exit strategy should I consider?

Multiple exit options exist:

Resale to end-users: Retail businesses seeking operational spaces
Resale to investors: Investors looking for rental income
Lease assignment: Transfer existing lease to new owners
Developer buyback: Some developers offer buyback options (verify availability)

Ready-to-move commercial properties in established projects typically have better liquidity than under-construction projects.

8. What documents should I verify before investing?

Essential documentation checklist:

RERA registration certificate
Occupancy Certificate (OC)
Approved building plans
Title deed and property ownership documents
Lease agreement (for pre-leased units)
Payment schedule and terms
Maintenance agreement
NOCs (fire, electricity, water, sewage)
Tax receipts and property tax records
Encumbrance certificate

9. Which brands are best suited for Iris Broadway?

Successful brand categories at Iris Broadway include:

Fashion retail: Apparel, footwear, accessories
Electronics: Mobile phones, gadgets, electronics
F&B: Quick service restaurants, cafes, dessert parlors
Personal care: Salons, spas, wellness centers
Children's products: Kids wear, toys, education services
Home decor: Furnishing, home improvement
Services: Banking, insurance, clinics, coaching centers

Premium positioning works better than deep discount models given the catchment demographics.

10. Is Iris Broadway suitable for end-users or investors?

For End-users (Business Owners): Iris Broadway is excellent if you're planning to operate a retail business, restaurant, or office. Benefits include:

No rental costs
Freedom to design interiors
Full control over operations
Asset ownership providing long-term stability

For Investors: Equally suitable for passive investors seeking:

Rental income without operational involvement
Real estate diversification
Professional property management
Capital appreciation potential

Choose based on your investment goals, risk appetite, and involvement preference.

Ready to Invest? Take the Next Step

Iris Broadway Gurgaon presents a compelling commercial real estate opportunity in one of Gurgaon's fastest-growing micro-markets. With ready-to-move status, established tenants, strong fundamentals, and reasonable pricing, it caters to both business owners and investors. Our real estate advisory services can help you make informed decisions.

Request Price Sheet

Get detailed pricing for specific shop sizes, floors, and lease options. Our team will provide you with the latest rate card, payment plans, and special offers. Contact us for personalized pricing information.

Get Floor Plans

Review detailed floor plans showing shop layouts, dimensions, common areas, and parking arrangements. Understanding spatial planning is crucial for making informed decisions.

Book a Site Visit at Iris Broadway Gurgaon

Experience Iris Broadway firsthand. Walk through operational shops, assess footfall patterns, evaluate accessibility, and interact with existing tenants. A site visit provides invaluable insights that no brochure can capture. Learn more about our virtual tours and site visit services.

Contact our investment advisory team to schedule your personalized site visit and project walkthrough.

Important Disclaimer

Pricing Disclaimer:

The pricing information mentioned in this article is based on available market data as of December 2025 and is subject to change. Actual prices may vary based on:

Unit size and location within the project
Floor preference (ground, first, lower ground)
Lease arrangement (pre-leased vs. non-leased)
Prevailing market conditions
Developer pricing strategy
Additional charges (parking, PLC, etc.)

We strongly recommend consulting with our expert advisory team for the most current and accurate pricing, payment plans, and special offers. Property prices in the real estate market are dynamic and may be revised by the developer based on demand, inventory availability, and other commercial considerations.

Investment Advisory: This article is for informational purposes only and does not constitute investment advice. Commercial real estate investments carry inherent risks including market fluctuations, tenant vacancies, and liquidity constraints. Prospective investors should:

Conduct independent due diligence
Verify all legal documents and approvals
Assess personal financial capacity and risk tolerance
Consult with qualified financial advisors, legal experts, and real estate professionals
Evaluate alignment with personal investment goals and timelines

Past performance and historical appreciation rates do not guarantee future returns. All investment decisions should be made after careful consideration of individual circumstances and professional consultation.

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