FEROZE ESTATE | MARKET INSIGHT
Bangalore has spent decades building its reputation as India’s technology capital. In 2026, however, the city’s commercial real estate story is becoming considerably broader.
Technology remains a powerful driver, but today’s growth increasingly includes Global Capability Centres (GCCs), artificial intelligence, financial technology, engineering, aerospace, research and development, electronics manufacturing and other high-value industries.
Perhaps the strongest indication of confidence in Bangalore is not a market forecast.
It is the companies continuing to make substantial, long-term commitments to the city.
Amazon has opened a 1.1 million sq. ft. campus in North Bangalore. Google continues to expand its presence in the city. Target, Intuit, Volvo Group and Booking.com are among the global businesses associated with significant office commitments during 2026.
At the same time, Foxconn’s large-scale manufacturing investment near Devanahalli demonstrates something equally important: Bangalore’s employment and business ecosystem is expanding well beyond its traditional technology corridors.
Together, these developments tell an interesting story about where Bangalore’s commercial property market may be heading.
Global Companies Continue to Choose Bangalore
Large office commitments involve considerably more than rent.
Companies invest in fit-outs, technology, infrastructure, recruitment and employee facilities — often with leases extending many years into the future.
That makes some of Bangalore’s recent corporate developments particularly noteworthy.
Amazon — 1.1 Million Sq. Ft. in North Bangalore
In 2026, Amazon opened a new 1.1 million sq. ft., 12-storey corporate campus in North Bangalore, on a five-acre site approximately 15 kilometres from Kempegowda International Airport.
The campus can accommodate more than 7,000 employees working across technology, ecommerce, operations, payments and seller services.
It is Amazon’s second-largest office in Asia.
Beyond the scale of the development itself, its location is significant. A global technology company making such a substantial commitment in North Bangalore adds further momentum to the airport corridor’s emergence as an important employment and commercial destination.
Google — Expanding a Major Bangalore Presence
Google has also continued to deepen its relationship with Bangalore.
Its Ananta campus, inaugurated in Bangalore in 2025, is described by Google as one of its largest offices globally.
More recently, Google’s expansion plans in Whitefield have attracted considerable attention. The company had previously leased approximately 650,000 sq. ft. at Alembic City, while property documents reported in 2026 indicate that additional blocks have been reserved for Google, potentially taking its footprint within the development to approximately 2.6 million sq. ft.
The significance extends beyond one company’s requirement.
Large technology campuses can create surrounding demand for residential property, retail, hospitality, transportation and supporting businesses — influencing the development of an entire micro-market.
Target — More Than 830,000 Sq. Ft.
US retailer Target’s India operation reportedly leased approximately 831,000 sq. ft. at Embassy Manyata Business Park in 2026 for its Global Capability Centre.
The reported lease tenure is 10 years, with a rental commitment of approximately ₹1,250 crore over the period.
Long-duration commitments of this nature are particularly interesting because they demonstrate how Bangalore continues to feature in the long-term planning of major international businesses.
Intuit — More Than 630,000 Sq. Ft.
Financial technology company Intuit reportedly leased approximately 632,000 sq. ft. across 11 floors at Embassy Tech Village under a 10-year arrangement.
The reported rental commitment over the lease period exceeds ₹900 crore.
The nature of businesses occupying these large spaces is also changing.
International companies increasingly use their Bangalore operations for sophisticated functions such as engineering, artificial intelligence, product development, analytics and financial technology — rather than viewing India merely as a back-office destination.
Volvo Group — Approximately 600,000 Sq. Ft.
Volvo Group reportedly leased approximately 600,000 sq. ft. at Bagmane Capital South during 2026.
Its expansion is another example of Bangalore’s corporate ecosystem extending beyond conventional software businesses into automotive technology, engineering and research and development.
Booking.com — Another Recent Addition
In one of the more recent transactions reported in 2026, Booking.com’s Indian operation leased approximately 111,500 sq. ft. at RMZ Ecoworld.
The five-year lease increased the company’s reported footprint within the commercial tower to approximately 265,000 sq. ft.
Individually, these transactions are significant.
Collectively, they demonstrate the diversity of international companies continuing to invest in their Bangalore operations.
Foxconn and the Transformation of North Bangalore
One of the most important developments, however, isn’t an office lease at all.
It is manufacturing.
Foxconn’s major investment near Devanahalli represents another dimension of Bangalore’s evolving economy.
Government of Karnataka documentation records approximately 300 acres at the Devanahalli General Industrial Area for Foxconn’s mobile-phone manufacturing project, with the approved investment increasing from approximately ₹8,000 crore to ₹15,168 crore.
The impact of an investment of this scale extends far beyond the boundaries of the manufacturing facility.
Large employment generators create secondary demand for housing, offices, logistics, warehousing, retail, hotels, healthcare, education and numerous supporting businesses.
And the wider ecosystem around Devanahalli continues to develop.
In September 2026, a new ₹156 crore Technology Centre at Devanahalli was inaugurated with a focus on Electronics System Design & Manufacturing and developing industry-ready skills.
Combined with Kempegowda International Airport, aerospace and defence activity, electronics manufacturing and continuing infrastructure development, these investments are gradually changing the economic character of North Bangalore.
The area should therefore increasingly be viewed not simply as another residential growth corridor, but as an emerging employment and business ecosystem in its own right.
Bangalore Is No Longer Just India’s IT Capital
For many years, Bangalore’s commercial property story was largely associated with the growth of information technology.
That description is becoming increasingly incomplete.
The city’s economic ecosystem today spans:
- Technology and artificial intelligence
- Global Capability Centres
- Financial services and fintech
- Engineering and automotive technology
- Aerospace and defence
- Electronics and advanced manufacturing
- Research and development
- Startups and entrepreneurial businesses
- Flexible and managed workplaces
This diversification matters enormously to commercial real estate.
Different industries create different property requirements — from large technology campuses and Grade-A office developments to R&D facilities, smaller centrally located offices, manufacturing facilities and supporting logistics infrastructure.
It also means Bangalore’s future commercial growth need not depend on one industry alone.
One Bangalore — Several Commercial Markets
Another important change we have witnessed is geographical.
There is no longer one single Bangalore office market.
Outer Ring Road remains one of the city’s major corporate and technology corridors.
Whitefield continues to attract large technology companies and global occupiers.
North Bangalore and the airport corridor are developing around technology, aerospace, electronics manufacturing and large-scale corporate investment.
Electronic City remains an established technology destination.
And Central Bangalore serves a distinctly different requirement — businesses that place a premium on accessibility, prestige, connectivity and proximity to the city’s established residential, hospitality and commercial districts.
The right office location therefore depends heavily on the business occupying it.
A multinational seeking several hundred thousand square feet has fundamentally different requirements from a professional firm looking for a 5,000 sq. ft. office in Central Bangalore.
Understanding those differences is becoming increasingly important.
What Should Companies Consider When Choosing Office Space?
Rental value per square foot is important — but it should rarely be the only consideration.
Companies looking for office space in Bangalore should also consider:
Where do employees live?
Commute time can directly influence employee retention and the attractiveness of a workplace.
How important is Metro and road connectivity?
A slightly higher rental in a better-connected location can sometimes produce greater value for the business.
Will the company need additional space in three or five years?
Expansion possibilities should be considered before signing a long-term lease.
How frequently will clients visit the office?
For client-facing businesses, location and address can carry considerably greater importance.
What infrastructure does the business require?
Power availability, parking, building efficiency, floor configuration and technology infrastructure can all materially affect the suitability of an office.
The cheapest office is therefore not necessarily the most economical office.
A Feroze Estate Perspective — 45 Years of Bangalore Real Estate
Feroze Estate began its journey in Bangalore on 21 May 1981.
During the last 45 years, we have watched the city’s commercial geography change dramatically.
Areas once considered distant have developed into major business districts. Infrastructure has changed commuting patterns. International companies have established enormous campuses. New employment corridors have emerged around the city.
At the same time, established Central Bangalore locations have become increasingly difficult to replicate because of their limited land availability and position within the city.
One lesson from watching Bangalore develop over more than four decades is that real estate cannot be understood only through city-wide statistics.
Every micro-market has its own story.
The requirements of a global technology company seeking a large campus in Whitefield can be completely different from those of a corporate office seeking 10,000 sq. ft. in Central Bangalore, or a manufacturing business establishing operations around Devanahalli.
Understanding the business behind the property requirement is often just as important as understanding the property itself.
Looking Ahead
The Bangalore commercial property story of 2026 is not simply about how many square feet are being occupied.
It is about who continues to choose Bangalore — and what they are building here.
Amazon, Google, Target, Intuit, Volvo Group and Booking.com represent different businesses and different workplace requirements.
Foxconn represents another dimension altogether: the emergence of large-scale advanced manufacturing around North Bangalore.
Together, these investments illustrate a city whose economic base continues to broaden.
Bangalore has changed enormously since Feroze Estate began operating here in 1981.
If the corporate investments and developments we are witnessing today are any indication, that transformation is far from complete.
FEROZE ESTATE
Bangalore Real Estate Since 1981
Commercial Leasing | Premium Residential | Real Estate Advisory
