IBM India Pvt. Ltd. has taken a significant step in consolidating its presence in Bengaluru’s commercial real estate market, leasing over 1.61 lakh sq ft at Embassy Golflinks Business Park in Challaghatta, Varthur Hobli. The five-year agreement, with a monthly rent of approximately Rs 2.4 crore, covers the third and fourth floors of the Pine Valley block, reflecting the company’s strategy of securing quality Grade-A office space to support its expanding operations.
The lease includes a 45-day rent-free period to facilitate fit-out completion, alongside a three-year lock-in clause and a security deposit of Rs 14.5 crore. IBM will invest Rs 63.09 per sq ft in fit-out charges, with an additional six-month deposit of Rs 6.12 crore for the works. The facility accommodates 216 car parking slots, charged at roughly Rs 4,526.7 per slot, underscoring the premium nature of the space. An official familiar with the deal noted that the handover occurred in mid-April, while formal registration of the lease deed took place in late September. The transaction follows IBM’s earlier lease of around 1.1 lakh sq ft at DivyaSree Greens on Inner Ring Road, further demonstrating the company’s deliberate expansion strategy in the city. Industry experts observe that global technology firms, including IBM, continue to prefer offices that offer structured lease terms with fit-out periods and security provisions. Such arrangements provide operational flexibility while maintaining long-term occupancy stability, critical for supporting hybrid work models and ensuring workforce continuity.
Bengaluru’s commercial real estate market remains attractive due to robust demand for Grade-A spaces, especially in established tech hubs like Embassy Golflinks Business Park. Analysts highlight that long-term leases from multinational corporations signal confidence in the city’s infrastructure, connectivity, and talent pool. The current lease reinforces a broader trend where companies invest in strategically located, sustainable office environments to optimise employee access and operational efficiency. As a senior urban planner said, “Leasing premium office space with well-defined fit-out and occupancy terms allows corporations to align growth plans with city infrastructure while promoting long-term sustainability in urban development.”
This latest expansion underlines Bengaluru’s status as a preferred destination for technology companies seeking high-quality office space, while also highlighting the growing emphasis on sustainable, well-managed corporate campuses within the city’s commercial districts.
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Bengaluru IBM India Secures 1.61 Lakh Sq Ft Office Space Lease
