Embassy Tech Village Bangalore: GCC Office Campus Guide with Rents and Tenants 2026
Embassy REIT's flagship Bangalore campus on ORR, combining premium scale with integrated living
Location
Devarabeesanahalli, Outer Ring Road South, adjacent to Marathahalli flyover
Area
102 acres integrated campus; 8 million sqft built-up
Headcount
90,000-plus professionals at ETV
Grade A Rent
INR 90 to 135 per sqft per month
Overview
About Embassy Tech Village
Embassy Tech Village (ETV) is Embassy Group's 102-acre integrated business park at Devarabeesanahalli on the Outer Ring Road, developed and managed under Embassy Office Parks REIT (India's first listed REIT). ETV hosts Microsoft (India Development Center expansion campus), Oracle, Dell Technologies, and Standard Chartered GBS India, providing 8 million sqft of Grade A office space with the Embassy Business Hub hotel, retail and extensive campus amenities. Embassy REIT's institutional management and green building certifications make ETV Bangalore's most ESG-compliant major IT campus.
- Developed by
- Embassy Office Parks REIT (Embassy Group + Blackstone)
- Established
- 2009 (initial development); Embassy REIT listing 2019; ETV expansion to 2025
Best for GCCs
- Global MNCs requiring LEED/green-certified real estate (ESG reporting)
- Cloud and product engineering GCCs (Microsoft adjacency)
- Semiconductor and wireless GCCs (Qualcomm)
- BFSI technology GCCs requiring institutional-grade real estate counterparty
Anchor tenants
Major organisations in Embassy Tech Village
Microsoft India Development Centre
Oracle India
Dell Technologies India
Standard Chartered GBS India
Cisco Systems India
Societe Generale GBS
KPMG India
Qualcomm India
Buildings and parks
Tech parks within Embassy Tech Village
Embassy Tech Village Phase 1-3
Embassy REIT flaghip, 8 million sqft
Embassy Business Hub (hotel)
On-campus hotel for tenant convenience
Embassy Tech Village SEZ Block
Designated SEZ portion
Getting there
Connectivity
Metro
Marathahalli Metro station (Purple Line extension); road access primary currently
Airport
Approximately 45 km to KIA, 60 to 90 minutes via ORR and NH-44
Major highways
- Outer Ring Road
- Sarjapur Road junction 5 km
- Varthur Road
Rail
Carmelaram suburban 8 km
Real estate
Commercial rent in Embassy Tech Village
Grade A (fully fitted)
INR 90 to 135 per sqft per month
Grade B
INR 65 to 85 per sqft per month
ETV commands Bangalore's ORR premium. Embassy REIT-managed space prices at 10 to 15 percent premium to non-REIT ORR equivalents due to institutional management and green certifications.
Talent
Talent specialisations
- Cloud and product engineering (Microsoft ecosystem)
- Enterprise software and database (Oracle, Dell)
- Semiconductor and wireless engineering (Qualcomm)
- BFSI and investment banking technology (Societe Generale, Standard Chartered)
- AI/ML and data science
Estimated headcount
90,000-plus professionals at ETV
Why GCCs choose Embassy Tech Village
The case for Embassy Tech Village
Embassy Tech Village offers Embassy REIT's institutional-grade property management - SLA-backed infrastructure uptime, LEED Platinum green certifications, and 24x7 facility management. For global MNCs requiring auditable ESG real estate credentials, ETV is Bangalore's strongest option. Microsoft's presence signals premium product engineering talent density. REIT governance means transparent lease terms and institutional counterparty.
Watch outs
- Premium rents are 10 to 20 percent above market; ESG credentials must justify cost
- Airport (45 km) is one of the longer commutes; Manyata Tech Park is significantly better for airport access
- ORR Marathahalli traffic remains challenging; metro extension completion is key variable
Zone compliance
Regulatory and zone status
- Embassy Tech Village SEZ under SEZ Act 2005; Section 10AA benefits for eligible units
- Embassy Office Parks REIT governance and SEBI REIT regulations apply
- Karnataka IT/ITeS Policy 2020 incentives
- BBMP building jurisdiction
Related compliance terms
Nearby residential areas
FAQ
Common questions about Embassy Tech Village
What are the advantages of leasing in an Embassy REIT-managed campus?
Embassy Office Parks REIT is India's first and largest listed office REIT, providing SEBI-regulated institutional ownership of ETV. For GCCs, this means transparent lease governance, SLA-backed facility management, predictable rental escalation schedules, and internationally auditable ESG (LEED Platinum) certifications required for global GCC parent company sustainability reporting. The REIT structure also provides long-term stability - ETV will not be sold off-plan to an unknown developer.
How does Embassy Tech Village compare to Embassy GolfLinks?
Both are Embassy Group/REIT assets. GolfLinks (67 acres, Bellandur) is the original ORR campus with Goldman Sachs and JP Morgan - known for BFSI talent and golf course setting. ETV (102 acres, Marathahalli) is the larger, newer campus with Microsoft and Oracle - known for product engineering and enterprise software. GolfLinks commands a slightly higher BFSI-brand premium; ETV has better amenity depth and newer building stock.
Is Embassy Tech Village an SEZ and what tax benefits apply?
Embassy Tech Village includes a designated SEZ block under the SEZ Act 2005, providing Section 10AA income tax benefits for eligible export-oriented IT/ITeS units. Non-SEZ buildings within ETV qualify for Karnataka IT/ITeS Policy 2020 incentives. SEZ eligibility sunset rules apply; verify with a chartered accountant before structuring a SEZ-dependent lease.
Planning a GCC in Embassy Tech Village?
IRPR Network handles entity setup, EOR, payroll, and compliance for GCCs across all major India zones. Book a 30-minute scoping call.