A furnished Gaurs studio is ₹80 lakh and “pays” ₹40,000 a month. I did the actual math against a full flat — here’s what 6% really means.
Quick answer · 20 July 2026 — Yes, 6.0% is real: ₹40,000 pre-lease × 12 months ÷ ₹80 lakh* price = 6.0%, arithmetic on two founder-stated numbers, not a promise. Set beside a full 3 BHK on the same Yamuna Expressway corridor, the studio's ticket is smaller, its rate per sq.ft runs higher, its RERA protection is currently absent, and nobody — including us — can tell you what the full flat itself rents for. Every number below is tier-tagged so you can see exactly what's sourced and what isn't.
This is a worked comparison, not a recommendation to buy either. For the full price-and-EOI fact ledger, see /bento-price-facts/; for the price-RERA-worth-it answer page, see our earlier ledger entry.
ENTERED 20 JUL 2026 · BY VIDIT KAUSHIK, VIDASTU ADVISORY DESK — UP-RERA AGENT UPRERAAGT000309/01/2026
What I actually did (not what I assumed)
Two numbers already sit on our own price ledger: ₹80 lakh* indicative for the Bento studio, and ₹40,000/month pre-lease from possession. I took both, and ran the only arithmetic they support — rent × 12, divided by price. That's the entire 6.0%. No adjustment, no rounding in Gaurs' favour, no hidden multiplier.
Then I did the same thing to a full flat. Eldeco Echoes of Eden — a RERA-registered project on the same Yamuna Expressway corridor, Sector 22D — publishes a real BSP: ₹9,300/sq.ft on its entry 3 BHK+2T, about 1,550 sq.ft. I multiplied it out: ₹1.44 crore at BSP, closer to ₹1.70 crore on the all-in rate our own desk already publishes for that project. Then I went looking for what that flat rents for.
I couldn't find a number. Not on the developer's site, not on a portal listing, not in our own desk's records for this corridor. That absence is the actual finding of this page — more than the 6.0% is. Nobody is publishing a rental figure for a full flat here, which is exactly why nobody quotes you a "yield" on one. The studio comes with an income number attached because that's the product being sold; the flat doesn't, because renting it out isn't what it's marketed on.
Last, I re-ran the RERA check I'd already done for our own fact ledger — because "is it RERA-registered" is the second question every buyer asks, right after price — and set both projects' registration and escrow status side by side, not just their price tags. That sits in the trust sidebar near the bottom of this page.
The studio, worked in full
₹80 lakh* starting
Furnished studio, 650–675 sq.ft · indicative, subject to change without notice · not an offer or a booking price. Implied rate: roughly ₹11,850–₹12,300/sq.ft, depending where in that range a given unit falls — our own computation, not a developer-quoted rate.
₹40,000/month from possession
Radisson Blu is named among the operators our desk has been told about. This is a lease commitment, not a return promise — get the operator, term and escalation clause in writing before relying on it. Read the pre-lease terms →
6.0% — arithmetic, not a promise
Computed only from the two figures above. It moves with them: at the reported ₹85 lakh chatter figure it recomputes to 5.6%; at the reported ₹1 crore "launch" figure, 4.8%; at the low end of the chatter band, ₹77 lakh, it's 6.2%. Six percent is what today's two numbers say — not a floor.
Outside escrow — nothing built to resell
No Bento-specific UP-RERA registration has been verified as of 11 Jul 2026, so there is no designated project escrow account for any amount collected today. Our desk accepts only a fully refundable EOI — never a booking — and there is no secondary/resale market yet, because nothing is built. Read the EOI process →
A full flat has no income number attached to it either.
PLATE · CONCEPT — ILLUSTRATION, NOT A PHOTOGRAPH · VERIFY SPECIFICATIONS WITH THE DESKThe other side of the trade: a full 3 BHK on this corridor
Our desk is not the channel partner for Eldeco Echoes of Eden — it's used here purely as a same-corridor, RERA-registered, price-verified reference for honest comparison, not as an offer. Confirm current inventory and terms directly with that project's own desk before relying on anything here.
~₹1.44 Cr BSP · ~₹1.70 Cr all-in
Entry 3 BHK+2T, ~1,550 sq.ft, Eldeco Echoes of Eden (Sector 22D, Yamuna Expressway) — BSP ₹9,300/sq.ft × 1,550 sq.ft. All-in indicative on the desk's own published ~₹11,000/sq.ft rate: ~₹1,70,50,000. Excludes PLC, parking, club membership and other charges unless stated, same caveat as the studio's ₹80L* figure.
UPRERAPRJ125342/02/2026 — registered
Registered with UP-RERA, verifiable at up-rera.in. Because the project is registered, buyer payments are legally required to sit in a designated project escrow account, released against certified construction progress. Possession per the RERA filing: January 2031.
What does this flat actually rent for? We don't know, and neither does anyone we checked.
No developer page, portal listing, or entry in our own desk's records states a monthly rent for a comparable 3 BHK on this corridor. Rather than estimate one, this stays an open, dated slot — filled only when our desk records a real, sourced figure, never guessed:
| Field | Value |
|---|---|
| Monthly rent (sourced) | — TO BE FILLED, dated on entry — |
| Source (listing / lease / desk record) | — TO BE FILLED — |
| Date checked | — TO BE FILLED — |
| Resulting gross yield | — computed only once the rent above is real — |
Until this slot is filled, treat any "full-flat yield" figure you're shown elsewhere as unsourced — because we couldn't source one either.
Side by side, on the five things that matter
| Metric | Studio (Bento) | Full 3 BHK (reference) |
|---|---|---|
| Size | 650–675 sq.ft | ~1,550 sq.ft |
| Price | ₹80,00,000* founder-stated | ~₹1.44 Cr BSP · ~₹1.70 Cr all-in, developer-stated |
| Implied ₹/sq.ft | ~₹11,850–₹12,300 (furnished) | ₹9,300 BSP (bare shell) |
| Monthly income | ₹40,000 pre-lease, founder-stated — lease commitment, not a return | not sourced — founder-fill |
| Gross yield | 6.0% — arithmetic on the two figures above, not a promise | cannot be computed until rent above is real |
| RERA status | Not yet registered (checked 11 Jul 2026) | UPRERAPRJ125342/02/2026 — registered |
| Escrow | Outside escrow — no project account yet | Inside RERA-mandated project escrow account |
| Stage / today's commitment | Pre-RERA, EOI-only, fully refundable | Live, direct-booking (EOI stage closed on that project) |
| Possession | ~2031 estimate — reported, not committed (pre-RERA) | January 2031, per RERA filing |
| Liquidity today | No resale market exists — nothing is built yet | Standard RERA-project resale/assignment norms apply once booked — confirm exact terms in the buyer agreement |
Read the size line carefully: the studio is about 43% of the full flat's floor area, yet costs about 55% of its BSP-based price (47% of the all-in figure) — a smaller ticket, at a meaningfully higher rate per square foot. That gap is the furnished, pre-leased premium; whether it's worth paying is the real question this table doesn't answer for you.
What 6.0% actually means
6.0% is not a return in the investment sense — it says nothing about what happens to the ₹80 lakh* itself over time. It's a rent-to-price ratio, computed once, on two numbers that can each move independently. If the price the desk quotes you drifts toward the reported ₹85 lakh–₹1 crore chatter band that circulates elsewhere for this project, the identical ₹40,000 lease recomputes to a lower percentage — at ₹1 crore, it's 4.8%, not 6.0%. If the lease itself lapses, gets renegotiated, or the operator changes before possession, the numerator moves too. Six percent is what the two numbers say on the day someone hands them to you — not a floor, and not something the arithmetic can protect you from.
The studio's real edge isn't the yield number
In my view, the genuine difference between these two products isn't the 6.0% — it's that Bento is sold with an income figure attached at all. A full 3 BHK on this same corridor is priced, financed and marketed almost entirely on the strength of the flat itself; nobody hands you a monthly number with it, because renting it out is your problem to solve after possession, not the developer's product to sell you. Whether that convenience is worth a roughly 30% per-sq.ft. premium, on a pre-RERA product with no escrow protection today, is a real trade-off — not one this arithmetic decides for you.
The trust sidebar: three RERA numbers, none of them Bento's
Three numbers circulate. I traced all three. None covers Bento.
As of our desk's last check, on 11 Jul 2026, no Bento-specific UP-RERA project registration could be independently verified — and every registration number we've seen circulating on marketing material for this project traces, on checking, to a different Gaursons filing:
| Number circulated | Actually belongs to | Covers Bento? |
|---|---|---|
| UPRERAPRJ351477 | Gaurs Runway Suites | No |
| UPRERAPRJ622344/11/2025 | Gaur Chrysalis (a separate, RERA-registered Gaursons project) | No |
| A third variant number | Another sibling Gaursons filing | No |
Verify any number you're shown yourself at up-rera.in. This is precisely why the escrow row in the table above reads "outside escrow" for the studio and "inside" for the reference flat — one is registered, the other isn't, yet. The moment a Bento-specific number is confirmed on the portal, we will publish it here with a direct link to the record. Full protocol, five-minute walkthrough: /bento-price-facts/.
Frequently asked
What is the real rental yield on Gaurs Studio Bento?
6.0% — and it's arithmetic, not a promise: ₹40,000 pre-lease × 12 months ÷ ₹80 lakh* indicative price = 6.0%. It's computed from two founder-stated figures, nothing more. If the price moves or the lease terms change, the number moves with it — get both in writing before relying on it.
How does Gaurs Studio Bento's price compare to a full 3 BHK on the same corridor?
Our desk's indicative Bento studio starts at ₹80 lakh* for 650–675 sq.ft. As a same-corridor reference, Eldeco Echoes of Eden's entry 3 BHK+2T (Sector 22D, Yamuna Expressway) runs roughly ₹1.44 crore at its own developer-stated BSP (₹9,300/sq.ft on about 1,550 sq.ft), or close to ₹1.70 crore all-in. The studio's own implied rate — roughly ₹11,850–₹12,300/sq.ft, our own computation — runs about 30% higher per sq.ft than that flat's base rate, because it's furnished and pre-leased; the flat is bare shell. Different products, different math.
What does a full 3 BHK on this corridor actually rent for?
We don't have a sourced figure to give you, and neither does anyone else we checked — not the developer, not a portal, not our own desk's records. That's a genuine gap, not an oversight: nobody is publishing a rent number for the full flat, which is exactly why nobody quotes you a "yield" on one. Until our desk records a real, dated figure, we won't invent one — the slot stays empty on this page.
Is the 6.0% Gaurs Studio Bento yield guaranteed?
No. It's arithmetic on two founder-stated numbers — price and pre-lease rent — not a projection, forecast, or a guaranteed, assured or projected return. The pre-lease itself is a lease commitment: get the operator, term and escalation clause in writing, because leases can lapse, be renegotiated, or end, and the signed clause governs, never the headline percentage.
Which is more liquid today — the Bento studio or a full 3 BHK on this corridor?
Structurally, the full flat. A RERA-registered project like Eldeco Echoes of Eden sits inside a mandatory project escrow account and follows a standard construction-linked payment plan, with resale/assignment norms set out in its buyer agreement. Gaurs Studio Bento is pre-RERA — no project registration, no escrow account, and nothing built yet to resell. That is precisely why our desk accepts only a fully refundable EOI at this stage, never a booking.
Do the RERA numbers linked to Gaurs Studio Bento actually cover it?
No. Three UP-RERA numbers circulate on marketing material for this project, and each one traces to a different Gaursons filing — Gaurs Runway Suites, Gaur Chrysalis, and a third variant — not to Bento. Verify any number yourself at up-rera.in; see our full price and EOI fact ledger for the complete trace.
Get this ledger, and the current numbers, in writing
Price, pre-lease terms, and how the arithmetic holds up if either input moves — sent on WhatsApp.
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