Bengaluru’s six IT micro markets set to dominate in 2026

Bengaluru’s six IT micro markets—Whitefield, Koramangala, ORR, Electronic City, North Bengaluru & HSR—drive office demand with strong rentals and talent access

Bengaluru’s IT micro markets are reshaping the city’s commercial landscape, offering companies and employees a balance of connectivity, affordability, and access to talent. These emerging hubs are increasingly preferred over traditional business districts, creating complete ecosystems that combine office, residential, and lifestyle infrastructure.

Whitefield

Whitefield remains one of Bengaluru’s most established IT zones, home to major tech parks such as International Tech Park Bangalore (ITPB), Embassy TechVillage, RMZ Ecospace, and Bagmane Tech Park. Improved metro connectivity has boosted accessibility, while new projects like Bren iPark and Brigade Southfield continue to attract global firms. Residential yields range between 3.5% and 5%, supported by strong demand from professionals and co-living operators.

Koramangala

Known for its vibrant atmosphere, Koramangala is a magnet for start-ups, creative firms, and global headquarters. With Grade A offices, boutique spaces, and co-working hubs, the area offers flexibility for occupiers. Its central location and lifestyle amenities—from cafés to gyms—make it a self-reinforcing market where rising office demand fuels residential growth. Rental yields here typically range between 4% and 7%.

Outer Ring Road (ORR)

The ORR corridor accounts for nearly 45% of Bengaluru’s office leasing, making it the backbone of the city’s corporate activity. Stretching across 60 km, it connects key zones like Hebbal, KR Puram, Marathahalli, and Sarjapur Road. With continuous Grade A supply and strong demand from global capability centres, ORR remains the most preferred destination for large-scale occupiers.

Electronic City

Located in the southern corridor, Electronic City has evolved into a cost-efficient hub for small and mid-sized firms. With improving infrastructure and spillover demand from traditional IT areas, it is witnessing steady growth. Residential yields here are among the highest, ranging from 6% to 8.5%, reflecting strong workforce inflows.

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North Bengaluru

Hebbal and Yelahanka are driving the rise of North Bengaluru, supported by projects like Embassy Manyata Business Park. Proximity to the airport and new road networks make this area attractive for corporates. Residential prices hover around ₹1.7–₹1.8 crore for a 2BHK, with rental yields between 6% and 8.5%.

HSR Layout

HSR has emerged as a lifestyle-led micro market, popular with SMEs, start-ups, and co-working operators. Its connectivity to ORR and Koramangala, coupled with residential yields of 3.5% to 6%, makes it a balanced hub for both office and living spaces.

Outlook

Driven by global capability centres and domestic demand, Bengaluru’s office absorption is projected at 15–18 million sq ft annually. With steady leasing activity and moderate rental growth, the city’s IT micro markets are set to remain India’s most robust office destinations in 2026.

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