- 01Office space official BSP is ₹10,999/sq ft — not ₹12,500 as quoted on many marketing pages.
- 02Hotel suites official BSP is ₹13,249/sq ft, plus mandatory ₹750/sq ft furnishing cost.
- 03All-in cost for the smallest office unit is approximately ₹47.4 Lac before road-facing PLC.
- 04The project spans 20 floors: parking (B3–B2), retail (G–1F), offices (6–13F), hotel suites (15–20F).
- 05Transit advantage: metro, RRTS, Anand Vihar Railway, and NH-24 all within minutes of the site.
- 06The 3rd installment — 1% per month for 48 months — kicks in from 2nd basement casting milestone.
- 07Construction stall reported in November 2025; verify current status before any booking commitment.
Last Updated: August 2026
If you've called around asking about pricing at Omaxe Kaushambi Bus Stand, you've probably gotten two or three different numbers depending on who picked up the phone — and, as it turns out, depending on whether you were quoted the marketing microsite's rate or the developer's own official price list. We've now seen both. Here's the version that actually matches the paperwork.
Quick Facts: Omaxe Kaushambi at a Glance
| Feature | Details |
|---|---|
| Project | Omaxe Kaushambi Bus Stand |
| Location | Kaushambi, Ghaziabad, Delhi NCR |
| Type | Mixed Use Commercial (PPP Development) |
| Components | Office Spaces · Retail · Hotel Suites · Food Court · Bus Port |
| Status | Pre-launch / Under Development |
| Developer | Omaxe / BeTogether (PPP arm) |
| Government Partner | UPSRTC (verify official documentation) |
| Connectivity | Metro · RRTS · Anand Vihar Railway · NH-24 |
The Official Price List (Verified Against Omaxe's Own Rate Sheet)
| Premium Office Space | Hotel Suites / Service Apartments | |
|---|---|---|
| Basic Sales Price (per sq ft) | ₹10,999 | ₹13,249 |
| Marketing-site quoted rate | ₹12,500 (higher than official rate) | ₹15,500 (higher than official rate) |
| Reference size used | 400 sq ft onwards | 510 sq ft onwards |
| Approx. Unit Cost (incl. IFMS, power backup, EEC/FFEC) | ~₹47.4 Lac | ~₹70.7 Lac (incl. furnishing cost) |
| + Road-facing PLC (₹500/sq ft), if applicable | ~₹49.4 Lac | ~₹73.3 Lac |
| Booking Amount (EOI) | ₹2 Lac, refundable | ₹2 Lac, refundable |
Note: the marketing microsite for this project advertises ₹12,500/sq ft for office space and ₹15,500/sq ft for hotel suites — both noticeably higher than the official basic sales price. Always ask for the current, dated rate sheet directly rather than relying on the landing page figure.
Project Configuration — Floor-by-Floor Breakdown
| Floor | Usage |
|---|---|
| B3 – B2 | Parking |
| B1 | Large Retail + Parking |
| Ground | Retail |
| First | Food Court |
| 2nd – 5th | Business Spaces |
| 6th – 13th | Office Spaces |
| 14th | Hotel Amenities |
| 15th – 20th | Hotel Suites |
Why the Unit Cost Is Higher Than the Headline Rate Suggests
The basic sales price is only the starting point. Every unit also carries IFMS (₹100/sq ft), power backup installation (₹30,000 per KVA, at 1 KVA per 100 sq ft), electric and fire-fighting equipment cost (₹450/sq ft), and — for hotel suites only — a furnishing cost of ₹750/sq ft. Road-facing units on Anand Vihar or the Ghaziabad road carry a further ₹500/sq ft as a preferential location charge. None of these are optional add-ons; they're built into the Unit Cost formula the developer itself uses: Basic Cost + PLC + Power Backup + EEC & FFEC.
On the smallest office unit, that's roughly ₹3.4 Lac of mandatory extras on top of the basic price — about 8% above the headline rate. It's worth running this calculation for whichever exact unit size you're being pitched before comparing it against a competing project's quoted "per sq ft" price, since not every developer bundles the same charges the same way.
Why Omaxe Kaushambi Stands Apart
Omaxe Kaushambi is not just another commercial project — it's a government-backed PPP development at one of Delhi NCR's most connected transit nodes. Here's what makes it structurally different from competing commercial projects:
- ✅ Adjacent to Kaushambi Bus Port (UPSRTC)
- ✅ Metro Connectivity (Kaushambi Metro Station)
- ✅ RRTS (Regional Rapid Transit System) Access
- ✅ Anand Vihar Railway Station Nearby
- ✅ Premium Office Spaces (6th–13th Floor)
- ✅ Hotel Suites with Hospitality Revenue
- ✅ Ground Floor Retail + Food Court
- ✅ High Daily Footfall from Bus Terminal
- ✅ PPP Development with Government Backing
Why Location Matters More Than the Building
In commercial real estate, the phrase "location, location, location" is often repeated without being explained. At Kaushambi, it's worth taking the time to understand why this particular location is structurally different — and why it matters more than the building's architecture or the developer's marketing.
Kaushambi sits at the intersection of multiple public transit systems that together serve tens of millions of daily commuters across Delhi NCR. The Kaushambi Metro Station on the Blue Line connects directly to Central Delhi on one side and Noida and Vaishali on the other. The Anand Vihar Railway Terminus — one of the busiest in Delhi NCR — sits within minutes, handling outstation routes across North India. The RRTS (Regional Rapid Transit System) connection to Sahibabad and onwards to Meerut brings another dimension of regional connectivity. And the bus terminal itself — the core of this PPP project — handles thousands of daily intercity commuters who by definition have time to stop, eat, shop, and stay.
This is the structural argument for transit-linked commercial real estate: the footfall isn't manufactured by marketing — it's generated by infrastructure. A mall in a residential catchment depends on consumers choosing to come. A bus terminal, metro interchange, and railway station don't give passengers a choice — the footfall is baked in by the public transport network.
What's more, Kaushambi's location on NH-24 (now NH-09) gives it direct connectivity to Eastern Delhi and the industrial belts of Ghaziabad and Noida. The road corridor is one of the most active commercial arteries in the Delhi NCR region. This means the project isn't just serving commuters — it's also accessible to business travellers, corporates operating along the NH-24 corridor, and hospitality users who need proximity to both Central Delhi and the NCR business districts.
None of this means location alone justifies investment — the PPP structure, concession terms, and construction timeline all require independent verification. But it does mean that if and when this project delivers, it will sit at a location that competing commercial projects in traditional Delhi NCR micro-markets simply cannot replicate. The transit infrastructure around Kaushambi is a 30-year asset; the building is a 20-floor component of a larger node that will only grow busier as Delhi's metro and RRTS networks expand.
For a detailed breakdown of how the UPSRTC PPP model actually works — and what it means for your ownership rights — read: How the UPSRTC-Omaxe PPP Model Actually Works.
Connectivity to Key Landmarks
| Landmark | Approx. Distance / Time |
|---|---|
| Anand Vihar Railway Station | ~5 min drive |
| Kaushambi Metro Station (Blue Line) | Adjacent / Walking Distance |
| RRTS Sahibabad Station | ~10 min |
| NH-24 / NH-09 | Direct Frontage |
| Connaught Place (Central Delhi) | ~30 min (Metro) |
| Noida Sector 18 | ~20 min (Metro) |
| IGI Airport | ~60 min |
Revenue Illustration — What Asset Types Offer
| Asset Type | Indicative Outlook | Who It Suits |
|---|---|---|
| Office Spaces (6–13F) | Rental potential from corporate / MSME tenants on NH-24 corridor | Investors comfortable managing own lease |
| Retail (Ground + B1) | High footfall from bus terminal, metro commuters | Retail brands, F&B operators |
| Hotel Suites (15–20F) | Hospitality revenue via professional management | Passive income seekers (verify lease) |
| Food Court (1st Floor) | Transit-linked F&B demand from bus + metro traffic | F&B operators, food court investors |
The Payment Schedule (Omaxe Self-Financed Scheme)
| Stage | Payment |
|---|---|
| At EOI | ₹2 Lac |
| Within 45 days | Service Apt: ₹11 Lac less EOI paid | Office: ₹10 Lac less EOI paid |
| On start of excavation (1st Installment) | 30% of unit cost, less amount already paid |
| On start of raft/foundation casting (2nd Installment) | 12.5% of unit cost |
| On start of 2nd basement casting (3rd Installment) | 1% of unit cost per month, for next 48 months |
| On offer of fit-out possession | Balance of unit cost |
| On possession | 100% furnishing cost (if any) + IFMS + lease rent, as applicable |
| Throughout | GST as applicable, when demanded |
One thing worth flagging directly: the 3rd Installment structure — 1% of unit cost per month for 48 months — adds up to 48% of the total unit cost, tied to the construction stage starting at 2nd basement casting. Media reporting from November 2025 indicated this specific project had stalled due to a lack of operational space at the live terminal site. Given that nearly half the total payment is linked to a construction milestone that hasn't been confirmed as active, it's a fair and specific question to ask before booking: has 2nd basement casting actually started, and if not, what's the current timeline?
Who Should Invest — Suitability Matrix
| Investor Type | Suitable? | Why |
|---|---|---|
| Office User / Corporate Occupier | ✅ Yes | High-visibility location, transit access for staff |
| Retail Brand / F&B Operator | ✅ Yes | Captive footfall from bus + metro traffic |
| Hotel / Hospitality Investor | ✅ Yes (verify lease) | Passive income potential if operator lease confirmed |
| Long-term Commercial Investor | ✅ Yes | Transit-linked assets appreciate with infrastructure growth |
| Short-term / Flip Investor | ⚠️ Caution | PPP structure + construction status = longer hold required |
| Purely Passive Investor (no due diligence) | ⚠️ Caution | Concession terms and construction timeline must be verified |
So Which Should You Book — Office or Hotel Suite?
If you want to actively manage an asset, negotiate your own lease, and accept some vacancy risk for a lower entry cost, the office space (≈₹49–50 Lac all-in) is the more straightforward pick. If you want passive, professionally managed income and are comfortable paying a premium for it — provided the "pre-leased to a five-star operator" claim is backed by an actual signed lease, not a letter of intent — the hotel suite (≈₹70–73 Lac all-in) is the more defensible option.
Either way, the honest starting point isn't "which is cheaper." It's "show me the current, dated rate sheet, the actual lease document, and today's construction status — then we'll talk price."
Want the full picture before you commit the ₹2 Lac EOI? Read our companion piece on how the UPSRTC PPP model actually works — because the structure of who owns what changes how you should think about the price.
Talk to an advisor before you commit the ₹2 Lac EOI. We'll confirm the current official rate sheet, the exact unit cost for your preferred size, and the real construction status — not just repeat what's on the landing page. View the full project details here.
Internal Links — Further Reading
Frequently Asked Questions
The official basic sales price is ₹10,999 per sq ft for offices, before IFMS, power backup, EEC/FFEC, and PLC are added. Marketing pages quoting ₹12,500/sq ft are higher than this official rate — confirm the current sheet directly.
The official basic sales price is ₹13,249 per sq ft, plus a furnishing cost of ₹750/sq ft that applies only to this category, before other standard charges. The all-in cost for a 510 sq ft suite is approximately ₹70.7 Lac.
Media reports from November 2025 indicated the project had stalled due to a lack of operational space at the site. Confirm current construction status directly before booking, particularly given how much of the payment plan is tied to later construction milestones.
It is marketed as a refundable EOI (Expression of Interest). Get the refund terms in writing before paying.
Office space suits investors comfortable managing their own lease-out at a lower entry cost (~₹49-50 Lac all-in). Hotel suites suit those wanting passive income (~₹70-73 Lac all-in), provided the underlying lease agreement is verified as binding rather than an intent letter.
PPP developments on government-owned land with a state transport corporation as counterparty typically fall outside standard RERA jurisdiction, since the arrangement is structured as a concession rather than a conventional real estate sale. Verify the current RERA status directly with the developer.
PPP stands for Public-Private Partnership. In this case, Omaxe/BeTogether holds a concession from UPSRTC (the government transport body) to develop and operate the Kaushambi bus terminal site commercially. Your ownership rights as a unit buyer are downstream of this concession — so the concession terms, duration, and structure matter significantly to your investment.
UPSRTC (Uttar Pradesh State Road Transport Corporation) is the state body that owns the Kaushambi bus terminal land and operates public bus services. They awarded a ₹2,700 crore modernisation contract to BeTogether (Omaxe's PPP arm) across six terminals, including Kaushambi.
The self-financed scheme starts with a ₹2 Lac EOI, followed by ₹10 Lac within 45 days. Then 30% on excavation start, 12.5% on raft/foundation casting, then 1% of unit cost per month for 48 months from 2nd basement casting, and balance on possession.
Kaushambi Metro Station on the Blue Line is adjacent to the bus terminal — effectively walking distance from the project. This makes it one of the most metro-accessible commercial developments in the Ghaziabad–Delhi corridor.
Anand Vihar Railway Terminus is approximately a 5-minute drive from the Kaushambi bus stand. It's one of the busiest railway stations in Delhi NCR, serving North and East India routes.
The Regional Rapid Transit System (RRTS) Sahibabad station is approximately 10 minutes from Kaushambi, connecting onwards to Meerut. This adds a significant regional transit dimension to the location's connectivity.
The marketing material references pre-leasing to a hospitality operator. Before booking, specifically request the signed lease agreement — not just a letter of intent — to confirm which hotel brand, at what terms, for what duration.
The original 2021 UPSRTC tender for this batch of terminals specified a 60-year concession. Some marketing pages claim 90 years, which doesn't match the original documentation — get the specific concession duration confirmed in writing before committing.
The transit-linked location — with a bus terminal, metro, RRTS, and railway all within minutes — creates strong structural footfall for retail, office, and hospitality uses. However, rental income is contingent on construction completion and tenant agreements, both of which need verification given the reported construction delays.
Yes — floors B3 to B2 are dedicated parking, and B1 also includes parking alongside large retail. This multi-level parking provision is significant for a high-footfall transit-adjacent commercial development.
Long-term commercial investors, corporate office occupiers looking for transit-accessible space, retail brands targeting high footfall, and hospitality investors (with verified lease) are the primary suitable profiles. Short-term flippers should note the PPP structure and construction timeline before entering.
The EOI (Expression of Interest) starts at ₹2 Lac, which is refundable. The smallest office unit starts from approximately 400 sq ft, with an all-in cost of approximately ₹47–50 Lac depending on PLC and exact configuration.
