Aerocity and IT City Rentals: Why You See 1% and 12% Quoted for the Same Corridor
Portals put Aerocity's residential rental yield near 1%. Consultants quote 8-12% for IT City. Both numbers circulate as if they describe the same purchase. Here is what each one actually measures, what rents are really being signed, and how big the IT tenant base is today.
Short answer: You will see two rental yield numbers quoted for this corridor, and they are about four times apart. Property portals put Aerocity's average residential rental yield at roughly 1%. Consultant blogs quote “8–12%” for IT City. Both get repeated as if they describe the same purchase. They do not — and if you are buying a house here to let, the number that applies to you is the low one. The tenant base is real, but it is smaller than the marketing implies and a large part of it has not arrived yet.
- ~1%Aerocity residential yieldportal average
- ₹17.9k–43.5kMonthly rent rangelisted, Aerocity
- ~1,000Infosys staff in Mohalitoday
- 3,000Seats under constructionground broken March 2026
Where the two yield numbers come from
Neither figure is invented. They describe different assets, and the confusion is what gets sold.
| The ~1% figure | The 8–12% figure | |
|---|---|---|
| What it measures | Residential rent against residential capital value | Quoted for pre-leased commercial space |
| Where it comes from | Listed rents divided by listed prices on property portals | Property-consultant marketing copy |
| The asset | A house or flat you let to a family | An SCO or office block with a corporate tenant on a lease |
| Applies to you if | You are buying a home to rent out | You are buying commercial, with a signed lease in hand |
A gross yield near 1–2% is not unusual for a plotted township where land value has run ahead of rent. It is what happens when people buy for appreciation. That is not a scandal — it is simply a different investment from the one a yield number describes.
Do the arithmetic before you believe either number
You can check this yourself in about a minute, and you should. Listed rents in Aerocity run roughly ₹17,900 to ₹43,500 a month. A 3BHK is commonly quoted around ₹22,000–₹31,500; a furnished 1BHK around ₹20,000; a well-finished furnished 3BHK can reach ₹55,000.
Take ₹25,000 a month. That is ₹3 lakh a year gross, before maintenance, property tax, vacancy and brokerage. To clear even 2% gross, the all-in cost of that property has to stay under ₹1.5 crore. At ₹3 crore, you are at 1%.
So the honest test is not what yield someone quotes. It is: what rent can this specific unit actually command, and what am I paying for it? Two numbers, one division. Ask for recent signed rent agreements in that block — not asking rents from listings.
Who the tenants actually are
The demand case for this corridor rests on IT employment, and it is worth being precise about the size of it today versus the size of it in the pitch.
- Infosys currently employs close to 1,000 people at its Mohali centre. In March 2026 it broke ground — a groundbreaking, not an opening — on a 350,000 sq ft block for about 3,000 seats, at a reported ₹290 crore. No completion date has been announced. The Punjab Chief Minister attended the ceremony.
- The existing cluster around JLPL and Sectors 82–83 is genuine — operating companies, coworking space, established firms. It is also considerably smaller than the “80,000+ professionals” figure that circulates in property marketing, which no official source supports.
- Airport-adjacent demand is the quiet one that already exists: short stays, crew, frequent flyers. It is real, and it is a different product from a twelve-month family let.
Roughly 2,000 additional seats are genuinely coming. They are not here, and nobody has published when they will be.
The land market is not the rental market
Set the two side by side and the picture resolves:
- GMADA's first 2026 e-auction sold 37 of 42 sites for ₹3,136.97 crore against a reserve of ₹2,018.84 crore — a premium of over 55%. A later round sold 27 properties for about ₹5,391 crore against roughly ₹3,872 crore of reserve. A 27-acre Sector 62 plot went for ₹1,742 crore.
- Meanwhile IT City is about 1,700 acres of urban estate, and GMADA's own ongoing-projects list still has Aerocity's internal roads and parks under construction, along with the 200-foot PR-9 road and the airport connection road.
Institutional money is bidding well above reserve for land in a township whose internal roads are still being laid. That is a bet on what the corridor becomes, and a perfectly rational one. It is simply not evidence about what a house there rents for next month.
If you are buying here to rent it out
- Identify the tenant before you buy. Airport short-stay, an IT staff family let, and bachelor sharing are three different products needing three different units. “IT professionals will rent it” is not a tenant.
- Get signed comparables, not listings. Asking rents on portals are asks. Ask a local agent what actually got signed in that block in the last six months.
- Price the vacancy. In a partly-built township a unit can sit empty for months, and a 1% gross yield survives one vacant month very badly.
- Check what is built around your plot. A tenant needs a functioning street — shops, transport, lighting, water. Aerocity's blocks are at very different stages of build-out. Visit after dark.
- Separate the two reasons to buy. If your case is capital appreciation in a corridor where institutions are paying 55% over reserve, that is a defensible case. Make it honestly, and do not dress it up as yield.
The honest read
Aerocity and IT City are a land story that gets narrated as a rental story. The land story has real substance behind it: a 1,700-acre urban estate, an airport, a major road network under construction, and buyers paying large premiums at auction. The rental story is thinner — a modest existing tenant base, roughly 2,000 more seats with ground only just broken, and gross yields that portal data puts near 1%.
Buy the first one if you can hold it. Just do not pay for the first and budget for the second.
Sources
- Infosys — Expansion of the Mohali Development Center (350,000 sq ft, ~3,000 seats, ~1,000 current employees)
- Business Today — Infosys Mohali groundbreaking, March 2026
- The Tribune — GMADA: ₹3,137 crore as 37 of 42 sites sold
- The Tribune — Sector 62 plot auctioned for ₹1,742 crore
- GMADA — Ongoing Projects (IT City ~1,700 acres; Aerocity internal works; PR-9)
- 99acres — Aerocity rate and rent trends (listed rent range and average yield)
Portal rents and yields are derived from listings, not registered agreements, and are indicative only. Verify rents, prices and build-out status for the specific block before transacting. General information, not investment advice.
Prioritize Hoomzz Real Estate News in your Google Search AI Overviews
Google's new search update lets you select trusted sources. Pin hoomzz.in to get our instant local market rates, builder updates, and renting news featured first in your AI answers.