How Much Does It Cost to Rent an Office in Bangalore?

There are three completely different answers to this question, and quoting the wrong one is how founders end up comparing a ₹400 day pass with a ₹1 crore lease commitment.

The numbers below come from the 1,671 Bengaluru workspaces listed on Dexwork, plus published market data for conventional leases. Everything is per month unless stated.

Option 1: buy a seat

The simplest way to rent an office in Bengaluru is to not rent an office. You take seats in a coworking space and the operator handles everything else.

Deposits are usually one to two months. Lock ins are three to six months. There is no fit out cost and nothing to buy.

What each area actually costs

Median coworking price per seat per month, from live Bengaluru listings on Dexwork:

The spread between HSR Layout and Hebbal is about ₹3,000 a seat. For a fifteen person team that is ₹5.4 lakh a year, which is worth an afternoon of thinking about where your people actually live.

Option 2: lease a conventional office

Here you rent bare space by the square foot and build everything yourself. Bengaluru average office rent crossed ₹100 per sq ft per month for the first time this year, per Knight Frank India. Micro market ranges:

That is only the headline. The full cost of a 3,000 sq ft office on ORR at ₹115:

• Rent: ₹3,45,000 a month
• Maintenance at ₹15 per sq ft: ₹45,000 a month
• Deposit at 6 months of rent: ₹20,70,000, locked up
• Fit out at ₹1,200 to ₹2,500 per sq ft: ₹36 lakh to ₹75 lakh, one time
• Electricity, internet, housekeeping, security: ₹60,000 to ₹1,00,000 a month
• Property tax, insurance and repairs, depending on the lease

Remember that the 3,000 sq ft is super built-up. At 30% loading you are actually sitting in about 2,100 sq ft, which is 42 people at a comfortable 50 sq ft each.

Standard terms are a three year lease with a one year lock in, a 5% annual escalation and a three month notice period.

Option 3: the middle path

A managed office is a private floor built and run by an operator, billed per seat, typically from 25 seats. In Bengaluru the median is ₹8,999 a seat. You get your own space and your own door without the deposit, the fit out or the three year lease.

The costs people forget

• Parking. Often charged separately, ₹2,000 to ₹5,000 per four wheeler bay per month in central buildings.
• Overtime air conditioning. Most Grade A buildings run HVAC to office hours. Weekend or late night use is billed by the hour.
• Meeting room credits. Coworking plans include a few hours. After that it is ₹500 to ₹2,400 an hour.
• GST at 18% on the rent or seat fee. Registered businesses take input credit, so ask whether the quote includes it.
• Brokerage. One to two months of rent on a conventional lease. On Dexwork listings there is none.

Quick ready reckoner

Start browsing: coworking in Bengaluru, managed offices, day passes.