Choosing an office is about much more than finding the right rent.

For companies moving, expanding or renewing in Bengaluru, the wrong lease can create unnecessary cost and operational problems for years.

Before signing, review these points carefully.

1. Location and employee commute

Start with where your employees actually live.

An office that looks attractive on rent may become difficult if a large part of the workforce has to travel across Bengaluru every day.

Consider:

• employee catchment
• Metro/public transport
• client access
• airport access
• future recruitment

For many companies, commute time can matter as much as rent.

2. Usable area vs chargeable area

Do not compare offices only by quoted square footage.

Two 20,000 sq ft offices can offer very different usable workspace depending on:

• common-area loading
• core efficiency
• floor shape
• column placement

A slightly higher-rent office can sometimes be cheaper per usable seat.

3. Fit-out condition

Understand whether the office is:

• bare shell
• warm shell
• fully fitted

A lower-rent bare-shell property may require significant fit-out expenditure and more time before occupation.

Always compare rent + fit-out cost + time to move in.

4. CAM and recurring charges

Ask clearly about:

• common-area maintenance
• power charges
• parking charges
• taxes where applicable
• maintenance deposits

The base rent is only one part of the monthly cost.

5. Parking

Parking availability varies substantially between buildings.

Confirm:

• number of car parks included
• additional parking cost
• visitor parking
• two-wheeler parking

This can become important for senior management and client-facing businesses.

6. Security deposit

Security deposits can materially affect cash flow.

Compare not only the number of months requested but also:

• refund terms
• adjustment clauses
• restoration deductions

7. Lease tenure and lock-in

A long lease can provide stability, but a long lock-in reduces flexibility.

Check:

• total lease term
• lock-in period
• notice period
• renewal options

Companies expecting rapid growth should avoid getting trapped in a space that becomes too small.

8. Rent escalation

Most commercial leases include periodic escalation.

Understand:

• percentage increase
• frequency
• whether escalation applies to parking or other charges

A reasonable starting rent can become expensive over a long lease if escalation is aggressive.

9. Fit-out period and rent-free period

Ask whether the landlord provides a rent-free fit-out period.

For larger offices, this can materially reduce the effective first-year occupancy cost.

10. Power, backup and building infrastructure

Confirm:

• sanctioned power
• generator backup
• HVAC
• internet providers
• lift capacity
• security
• fire and safety systems

These can be more important operationally than cosmetic finishes.

11. Expansion potential

Before signing, ask whether additional space may become available in the same building or campus.

This matters particularly for companies planning headcount growth.

12. Lease documentation

Review the commercial terms carefully before execution.

Key points include:

• permitted use
• maintenance obligations
• restoration clauses
• subleasing
• signage rights
• termination
• renewal
• deposit refund

Legal review is advisable before signing a long-term commercial lease.

Compare total occupancy cost

The right comparison is not simply:

Rent per sq ft

It is:

Rent + CAM + parking + fit-out + deposit + commute impact + operational suitability

The cheapest office on paper is not always the cheapest office to occupy.

Feroze Estate’s perspective

Feroze Estate Agency has advised companies and property owners in Bengaluru since 1981.

In our experience, the best office leasing decisions come from defining the company’s priorities first — location, workforce, budget, space efficiency and future expansion — before negotiating individual properties.

For companies evaluating office space in Bengaluru, Feroze Estate can assist with property identification, commercial comparison, negotiations and lease advisory.

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