There is no single “Bangalore office rent.”

The difference between leasing an office in Central Bangalore and leasing space in Whitefield, North Bangalore or Electronic City can be substantial.

Two companies occupying the same amount of space may pay very different rents depending on:

 

• • location

• • building quality

• • floor plate

• • fit-out

• • parking

• • lease tenure

• • landlord expectations

• • access to talent

• • proximity to clients

• • expansion potential

For occupiers, the important question is therefore not:

“What is the average rent in Bangalore?”

It is:

“What is the right rent for the right location and building for our business?”

That distinction matters because citywide averages can be misleading.

The office rent in Bangalore can vary significantly depending on the micro-market, building quality and commercial terms.

The Bengaluru office market varies considerably by micro-market.

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Indicative office rents across Bangalore 2026

The figures below are broad indicative Grade A market ranges and should not be treated as quotations for any individual property.

Bangalore office rental rates vary considerably by location, which is why citywide averages can be misleading.

Grade A office rents in Bangalore can vary sharply between Central Bengaluru, ORR, Whitefield, North Bengaluru and Electronic City.

Micro-market	Indicative rent range
Central Bangalore / CBD & Off-CBD	₹160–250 per sq ft/month
Outer Ring Road	₹105–135 per sq ft/month
Whitefield / East Bengaluru	₹70–95 per sq ft/month
North Bengaluru	₹60–95 per sq ft/month
Electronic City / South Bengaluru	₹65–90 per sq ft/month

Actual asking rents can vary significantly within each corridor depending on the building, age, specifications, fit-out, floor, parking allocation and commercial terms.

Indicative Whitefield office rents can range from roughly the mid-₹70s to around ₹88 per sq ft per month, illustrating how individual deals can vary even within the same micro-market.

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Central Bangalore: premium rents for scarcity and accessibility

Central Bangalore remains one of the city’s most expensive office locations.

Companies looking for office space in Central Bangalore are typically paying a premium for accessibility, scarcity and an established business address.

Prime commercial areas include:

 

• • MG Road

• • Cunningham Road

• • Residency Road

• • Richmond Road

• • Lavelle Road

• • Infantry Road

• • Vasanth Nagar

• • Palace Road and surrounding CBD locations

The higher rent is driven by factors that are difficult to replicate elsewhere:

 

• • limited new supply

• • established business addresses

• • strong client accessibility

• • mature infrastructure

• • Metro and public transport access in several locations

• • proximity to hotels, restaurants and residential neighbourhoods

• • scarcity of quality office buildings

For some companies, a Central Bangalore address can justify a significant premium.

This is particularly true for professional-services firms, financial businesses, family offices, consulting companies and organisations whose clients visit frequently.

Why Central Bangalore rents can vary so much

Even within the CBD, two buildings can have very different rental expectations.

A newer Grade A office with:

 

• • efficient floor plates

• • modern elevators

• • high parking ratios

• • strong power backup

• • premium common areas

may command materially more than an older commercial building nearby.

For tenants, this means the headline location alone is not enough.

Building quality matters.

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Outer Ring Road: scale, technology and GCC demand

The Outer Ring Road remains one of Bengaluru’s most important large-office corridors.

For major technology occupiers and GCCs, ORR offers:

 

• • large contiguous floor plates

• • institutional Grade A campuses

• • strong technology ecosystem

• • extensive employee catchment

• • established corporate infrastructure

The trade-off is that rents are materially higher than Whitefield or some North Bengaluru locations.

For large occupiers, however, the ability to secure substantial contiguous space can outweigh that difference.

ORR can also offer operational advantages for companies whose existing workforce already lives along East and South-East Bengaluru corridors.

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Whitefield: competitive rents with a deep office ecosystem

Whitefield remains one of Bengaluru’s most established technology office markets.

Whitefield office rent is generally more competitive than Central Bangalore or ORR, while still offering a deep Grade A office ecosystem.

For tenants, it offers a strong combination of:

 

• • Grade A supply

• • technology campuses

• • residential catchment

• • established business infrastructure

• • comparatively lower rents than Central Bangalore or ORR

Indicative market guidance suggests that individual Whitefield leases can vary around ₹74–88 per sq ft per month depending on building quality, size and commercial terms.

But there is a major consideration:

Where do your employees live?

A Whitefield office can be extremely convenient for employees living in East Bengaluru.

The same location can be considerably less convenient for employees commuting from:

 

• • Jayanagar

• • JP Nagar

• • Banashankari

• • North Bengaluru

• • central western neighbourhoods

This is why rent should always be considered alongside employee geography.

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North Bangalore: value, airport access and room to expand

North Bengaluru continues to attract occupiers because it offers something Central Bengaluru cannot easily provide:

scale.

Important areas include:

 

• • Hebbal

• • Thanisandra

• • Nagawara

• • Yelahanka

• • Airport Road

• • Devanahalli

For tenants, the main advantages are:

 

• • larger floor plates

• • newer Grade A buildings

• • airport connectivity

• • future expansion capacity

• • competitive rents

• • newer infrastructure in several corridors

North Bengaluru can therefore work very well for companies expecting significant headcount growth.

North Bangalore office space can be particularly attractive to occupiers looking for larger floor plates, airport access and future expansion capacity.

The commuting trade-off

The lower rent should not be viewed in isolation.

Employees living around Hebbal, Jakkur, Thanisandra or Yelahanka may find a northern office extremely convenient.

Employees living in:

 

• • Jayanagar

• • JP Nagar

• • Whitefield

• • Sarjapur Road

may face a much longer commute.

For companies competing for experienced talent, that can become a real cost even though it does not appear on the lease invoice.

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Electronic City and South Bengaluru: cost-sensitive large-office options

Electronic City and surrounding South Bengaluru locations can offer comparatively attractive occupancy costs.

These markets may suit companies that:

 

• • need larger offices

• • have employees living in South Bengaluru

• • are cost-sensitive

• • do not require a Central Bangalore address

• • already operate in technology/manufacturing ecosystems nearby

For a company whose workforce lives predominantly in South Bengaluru, the location can make far more sense than choosing a cheaper office on the opposite side of the city.

Again, the right micro-market depends on the business rather than simply the lowest rent.

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Base rent is only one part of the cost

A common mistake tenants make is comparing offices only on quoted monthly rent.

The true cost of occupying an office may also include:

 

• • common-area maintenance

• • parking charges

• • fit-out expenditure

• • power costs

• • security deposit

• • escalation

• • maintenance deposits

• • taxes where applicable

• • employee transportation

• • moving costs

Two offices quoted at similar rents can therefore produce very different annual occupancy costs.

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Usable area vs chargeable area

This is another area where tenants need to look carefully.

A property may be quoted on a chargeable or super-built-up area, while the usable workspace available to employees is lower.

For example, two 20,000 sq ft offices can have very different actual usable areas depending on:

 

• • common-area loading

• • core efficiency

• • building design

• • floor plate shape

A slightly higher-rent office with better efficiency can sometimes be cheaper on a cost-per-usable-seat basis than a lower-rent but inefficient property.

This is why tenants should compare more than the ₹/sq ft figure.

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Fit-out condition can materially change the economics

The difference between:

 

• • bare shell

• • warm shell

• • fully fitted office

can materially affect a lease decision.

A lower-rent bare-shell office may require substantial upfront capital expenditure.

A higher-rent fitted office may allow the tenant to occupy quickly with minimal fit-out cost.

Companies should therefore calculate:

rent + fit-out cost + time to occupation

rather than comparing rent alone.

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Parking can be a major cost

Parking is particularly important in premium office buildings.

Some landlords include a limited number of car parks within the lease, while others charge separately.

The ratio may also differ substantially between buildings.

Companies with senior executives, client visitors or a large management team should understand the parking allocation before comparing rents.

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Security deposits and lease structure matter

A lease quoted at an attractive rent may require:

 

• • a larger security deposit

• • longer lock-in

• • stronger escalation

• • fewer rent-free months

• • more tenant-funded improvements

Another landlord may quote a slightly higher rent but provide more flexible commercial terms.

The effective difference between the two deals may be smaller than the headline rent suggests.

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Talent access can be more valuable than rent savings

A company may save significantly by choosing an office farther from its existing employee base.

But if employees spend substantially more time commuting, the business may face indirect costs through:

 

• • employee dissatisfaction

• • higher attrition

• • more transport expenditure

• • difficulty attracting senior talent

• • reduced willingness to work from the office regularly

This is especially relevant in Bengaluru, where crossing the city can add a considerable amount of travel time.

For occupiers, location decisions should therefore consider:

Where does our workforce live today, and where are we likely to recruit from tomorrow?

A slightly higher office rent can sometimes be justified if it materially improves employee accessibility.

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Compare total occupancy cost, not just rent

A proper office comparison should include:

 

1. 1. Base rent

1. 1. CAM

1. 1. Parking

1. 1. Fit-out

1. 1. Security deposit

1. 1. Escalation

1. 1. Lease tenure

1. 1. Lock-in period

1. 1. Rent-free fit-out period

1. 1. Floor efficiency

1. 1. Employee transportation

1. 1. Commute time

1. 1. Expansion potential

The cheapest office on paper may not be the cheapest office to occupy.

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Feroze Estate’s perspective

Feroze Estate Agency has been advising companies, property owners and occupiers in Bengaluru since 1981.

For companies evaluating commercial office leasing in Bangalore, the right decision depends on much more than headline rent.

In our experience, tenants make better office decisions when they first define:

 

• • preferred employee catchment

• • budget

• • area requirement

• • building standard

• • parking

• • client access

• • future expansion

and only then compare rents.

A ₹70 per sq ft office and a ₹170 per sq ft office can both represent good value depending on what the company is trying to achieve.

The objective should not be to find the lowest rent.

It should be to find the best overall commercial fit.

For companies evaluating office space in Central Bangalore, ORR, Whitefield, North Bangalore or South Bangalore, Feroze Estate can assist with property identification, market comparison, negotiations and lease advisory.

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