Office Space in Outer Ring Road Bangalore
Outer Ring Road is Bangalore's most dominant office corridor — a stretch that has overtaken every other micro-market in the city by sheer concentration of IT companies, multinational corporations, and Grade A office infrastructure. Wells Fargo, Cisco, JP Morgan, Intel — the names on the buildings along ORR tell you everything about the calibre of companies that have chosen this corridor.
ORR is not a single micro-market. It is a corridor spanning multiple distinct areas — each with its own character, pricing, and supply profile. Understanding which part of ORR suits your company is the real decision, not just "ORR vs somewhere else.
The ORR Corridor — What Each Stretch Offers
ORR is not one market — it is a corridor of distinct micro-markets. Purple Realty's most active zones are Bellandur, Marathahalli, and Kadubeesanahalli:
Bellandur:
Most enterprise-heavy stretch of ORR
Anchored by Ecospace and Ecoworld
Best for GCCs, large IT firms, and multinationals
Limited supply in premium parks — availability moves fast
Marathahalli:
Bridges ORR and the Whitefield tech market
Wider variety of supply — tech parks and independent buildings
More competitive pricing than Bellandur office spaces
Strong fit for mid-size and growing tech companies
Kadubeesanahalli:
Sits between Bellandur and Whitefield
Cessna Business Park is the landmark development here
Seeing fresh large-format operator investment
Fast emerging as the next active stretch on ORR
What's New on ORR — Current Availability
Bhive — Sattva Premia, Kadubeesanahalli (Brand new centre):
Bhive has taken up an entire property spanning over 1 lakh sq ft
Capacity for 2,000+ people
Offers both coworking units and customised managed office spaces
One of the largest single operator launches on ORR in recent times
Ideal for companies wanting a premium large-format workspace with a top-tier operator
There is ample availability with managed office and coworking operators such as AWFIS, Cowrks etc, but the one which stands out is 2gethr at ORR:
2gethr — Mantri Commercio:
50+ seater availability
Known for bespoke, beautifully designed interiors
One of the most well-finished managed office environments on the ORR corridor
Strong option for companies that want workspace quality alongside the ORR address
Pricing, Office Types and Who ORR is Best Suited For
Pricing on ORR:
Bare shell and warm shell offices: ₹80 to ₹150 per sq ft per month
Managed offices: ₹9,000 to ₹25,000 per seat per month
Coworking: Limited historically — Bhive's new Kadubeesanahalli centre significantly improves this
Key things to know:
Coworking operators are rare on ORR — it is primarily enterprise and managed office territory
Conventional bare shell leases are always in demand due to quality of supply and calibre of neighbouring tenants
Metro connectivity is improving and will further increase ORR's accessibility in the coming years
Best suited for:
Enterprises and MNCs needing large Grade A floor plates
GCCs setting up or expanding India operations
Scaling tech companies that need an address that signals global credibility
Less suited for:
Early-stage startups and small teams — HSR Layout and Koramangala offer better flexibility and pricing at that stage
Frequently Asked Questions
What is the cost of office space on Outer Ring Road Bangalore?
Bare shell and warm shell offices on ORR range from ₹80 to ₹150 per sq ft per month, with premium tech parks at the higher end. Managed offices range from ₹9,000 to ₹25,000 per seat depending on the operator, building, and location within the corridor. Coworking is available but limited — Bhive's new 1 lakh sq ft centre in Sattva Premia, Kadubeesanahalli is the largest new coworking and managed office availability on the ORR right now.
Which areas fall under Outer Ring Road in Bangalore?
The ORR corridor covers several distinct micro-markets including Bellandur, Marathahalli, Kadubeesanahalli, and Sarjapur Road junction. Each stretch has a different supply profile and pricing level. Bellandur and Kadubeesanahalli are the most active for enterprise and GCC requirements. Marathahalli offers more varied supply and competitive pricing for mid-size companies.
What are the best office buildings on ORR Bangalore?
Embassy Tech Village, RMZ Ecospace, Ecoworld, Prestige Tech Park, and Cessna Business Park are among the most prominent commercial developments on the ORR corridor. These parks house Fortune 500 companies and multinationals and represent the benchmark for Grade A office infrastructure in Bangalore.
Is there coworking space available on Outer Ring Road?
Coworking is limited on ORR compared to other Bangalore micro-markets — the corridor is primarily enterprise and managed office territory. However, Bhive has recently launched a major new centre in Sattva Premia, Kadubeesanahalli spanning over 1 lakh sq ft with capacity for 2,000 plus people, offering both coworking and customized managed spaces. This is a significant addition to flexible workspace supply on the corridor.
Is ORR suitable for startups?
ORR works well for startups that are at the scaling stage — Series A and beyond — and need enterprise-grade infrastructure, large floor plates, and a business address that signals maturity. Early-stage startups are generally better served by HSR Layout or Koramangala where coworking and managed office supply is more varied, costs are more flexible, and the startup ecosystem is stronger.
How is connectivity on ORR?
The ORR Metro line (Blue Line) from Silk Board to KR Puram is currently under construction — planned stations include Bellandur, Kadubeesanahalli, and Marathahalli. Once operational, this will significantly improve daily commute options for employees along the entire corridor.
Why do global companies prefer ORR for their Bangalore offices?
ORR offers a combination that is hard to match elsewhere in Bangalore — Grade A tech park infrastructure, large contiguous floor plates, strong talent availability, and a business ecosystem where Fortune 500 companies and their vendors are clustered together. The presence of companies like Wells Fargo, Cisco, JP Morgan, and Intel creates a halo effect that makes ORR a credible and attractive address for any global company entering or expanding in Bangalore.
Looking for office space on Outer Ring Road Bangalore? Bhive's brand new 1 lakh sq ft centre in Kadubeesanahalli is now open — coworking and managed spaces available. 2gethr in Mantri Commercio has a beautifully designed 50-seater available. Talk to Purple Realty today and we will shortlist the best current options across Bellandur, Marathahalli, and Kadubeesanahalli for your team. Zero brokerage from your side.
