IBM India Private Limited has expanded its Bengaluru operations by leasing over 1.61 lakh square feet of office space at Embassy Golflinks Business Park, in a deal reflecting the city’s sustained demand for high-quality commercial infrastructure. The five-year lease, valued at approximately Rs 2.4 crore per month, underscores ongoing confidence in Bengaluru as a leading technology and corporate hub.
The leased space, spanning the third and fourth floors of the Pine Valley block in Challaghatta, Varthur Hobli, includes 216 car parking slots and a 45-day rent-free fit-out period. IBM paid a security deposit of Rs 14.5 crore and additional fit-out security fees, signalling a long-term operational commitment. The lease deed, registered in September 2025, outlines a lock-in period of three years and a structured fit-out cost of Rs 63.09 per square foot. Industry analysts suggest that the transaction reflects a growing trend among IT and professional services firms to secure ready-to-occupy spaces in established business parks. “Bengaluru’s peripheral tech corridors, like Varthur and Whitefield, continue to attract marquee tenants seeking integrated facilities with robust connectivity,” noted a commercial real estate consultant. “Deals of this scale indicate confidence in long-term urban office demand despite evolving hybrid work models.” IBM’s move complements previous leasing activity in the city. Earlier this year, the company leased 1.1 lakh square feet at DivyaSree Greens on Inner Ring Road, and in August last year, it took 8.3 lakh square feet at Embassy Golflinks’ Domlur campus. Cumulatively, these acquisitions illustrate a strategic expansion of IBM’s Bengaluru footprint across multiple business park ecosystems, enabling operational flexibility and proximity to talent clusters.
The lease agreement also incorporates detailed terms for future rent adjustments, reflecting common commercial real estate practices. For instance, parking charges have been standardised at Rs 4,526.7 per slot, while the rental rate for the office space is set at Rs 150 per square foot per month. Industry observers highlight that such agreements offer predictability for both corporate tenants and property owners, facilitating capital planning and long-term asset utilisation. Urban planning experts note that large-scale leases in business parks contribute to broader city development patterns. Concentrated office occupancy supports local economic activity, stimulates transport networks, and encourages mixed-use urbanisation. “Corporate commitments of this size can act as anchors, driving the development of sustainable office clusters that integrate mobility, green building practices, and inclusive amenities,” a senior urban development analyst said.
IBM’s latest lease demonstrates Bengaluru’s enduring appeal as a tech and knowledge hub, while also highlighting the importance of strategically designed, environmentally responsible commercial spaces. As hybrid work continues to evolve, such large-scale leasing deals signal that demand for functional, well-connected office infrastructure remains strong in India’s leading urban centres.
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