Bengaluru:
Tata Consultancy Services (TCS), the country’s largest IT services company, has signed a lease for 1.4 million sq ft of office space at 360 Business Park in Electronic City, marking one of the biggest commercial property deals in Bengaluru in recent years.

Deal details and structure

According to lease documents accessed by Propstack, the agreement covers Towers 5A and 5B of the project—6.8 lakh sq ft in Tower 5A and 7.2 lakh sq ft in Tower 5B. The property belongs to Labzone Electronics City Pvt Ltd.

The lease has been structured in two phases. The first phase, covering ground plus seven floors, is scheduled to commence on April 1, 2026, while the second, covering floors eight to thirteen, will begin on August 1, 2026. The tenure of the lease is 15 years.

TCS will pay a monthly rent of ₹9.31 crore at the rate of ₹66.5 per sq ft, supported by a security deposit of ₹112 crore. The agreement also includes a 12% escalation every three years, with the total financial outlay projected at ₹2,130 crore over the period.

Bengaluru expansion

The project itself comprises three basements, a ground floor and 13 upper floors. With this lease, TCS is expanding in the southern IT corridor of Bengaluru, an area where demand for large contiguous office spaces remains strong among top technology companies.

In addition to this transaction, TCS has already made other significant real estate investments in Bengaluru. It reportedly acquired 1.4–1.6 million sq ft from Sattva—Darshita Southern India Happy Homes for ₹2,250 crore and another 3.2 million sq ft from TRIL for ₹1,625 crore. Together, these properties are expected to add 25,000 seats once operational.

Nationwide expansion plans

TCS’s Bengaluru deal is part of a broader nationwide expansion strategy. In June, reports indicated that the company has earmarked over ₹4,500 crore for new campuses, leased office spaces, and infrastructure development across India.

The company has been building a presence in tier-II cities as well. In Visakhapatnam, it secured 21.6 acres on a 99-year lease from the state government. In Kochi, TCS finalised the purchase of 37 acres in the Kinfra Electronics Manufacturing Cluster for ₹690 crore. In Kolkata, it is developing 30 acres across Sanchita Park and the Bengal Silicon Valley Hub campuses. The project will add 16,500 seats, of which 12,500 are expected to be ready in 2025, with the rest phased over the next three years.

In Coimbatore and Hyderabad too, the company has leased additional office space to strengthen its presence.

India’s office market trend

The TCS deal adds to a series of large-scale office transactions by global technology and financial services firms in India’s major business hubs.

  • Amazon is leasing more than 1.1 million sq ft from Sattva Group in Bengaluru.
  • Google India has taken 1.6 million sq ft at Bagmane Rio Park in Bengaluru and renewed 3.7 lakh sq ft in Hyderabad.
  • JP Morgan signed for 1.16 million sq ft at Nirlon Knowledge Park in Goregaon, Mumbai.
  • Morgan Stanley leased 1 million sq ft at Oberoi Commerze III in Mumbai, with a starting monthly rent of ₹15.96 crore.
  • Qualcomm secured over 1.5 million sq ft across an entire 20-storey tower in Hyderabad.

Conclusion

The ₹2,130 crore lease deal not only highlights Bengaluru’s dominance as India’s IT hub but also reflects the sustained demand for premium office spaces among global and domestic firms. With its investments spread across multiple cities, TCS is doubling down on India’s long-term growth story, strengthening its position as a leader in the technology and services sector.