Best Commercial Office Investment Locations in Bengaluru: Whitefield, Sarjapur Road, Hebbal, Yelahanka & Hennur Compared

Bengaluru continues to dominate India's commercial real estate landscape in 2025. The city's thriving tech ecosystem, Global Capability Centres (GCCs), and world-class infrastructure make it the preferred destination for commercial office space investors across the country.

But with multiple micro-markets competing for attention, where should you invest your money? Whether you are a first-time commercial property buyer, a seasoned investor looking to diversify, or a developer scouting for the next big opportunity, understanding each location's unique dynamics is essential.

This comprehensive guide compares five of Bengaluru's most promising commercial corridors—Whitefield, Sarjapur Road, Hebbal, Yelahanka, and Hennur—to help you make an informed investment decision.

Why Bengaluru Leads India's Commercial Real Estate Market

Before diving into specific locations, it is important to understand why Bengaluru remains India's most resilient office market:

Tech Capital of India: Bengaluru houses over 35% of India's IT-BPM industry, hosting headquarters and development centres for global giants like Infosys, Wipro, and hundreds of multinational corporations. The city's dominance as India's top IT corridor continues to attract massive investments.

GCC Boom: Global Capability Centres have become the primary demand driver, with companies like Google, Microsoft, Amazon, and JP Morgan expanding their Bengaluru footprint significantly. Bengaluru dominates India's GCC market with 65% office space share.

Talent Pool: The city produces over 1.5 lakh engineering graduates annually, making it attractive for companies requiring skilled workforce.

Infrastructure Development: Metro expansion, the upcoming Peripheral Ring Road, and airport connectivity improvements continue to enhance commercial viability across various zones.

Rental Yields: Bengaluru offers average rental yields of 6-8% for Grade A commercial properties, outperforming most Indian cities. Understanding Bangalore neighborhoods with highest rental yields can help maximize returns.

Location-Wise Comparison: Whitefield vs Sarjapur Road vs Hebbal vs Yelahanka vs Hennur

Quick Comparison Table

1. Whitefield: The Undisputed Commercial Powerhouse

Overview

Whitefield has transformed from a suburban locality into Bengaluru's largest commercial hub over the past two decades. With over 30 million square feet of Grade A office space, it accounts for nearly 40% of the city's total commercial stock. Learn more about why Whitefield is Bangalore's #1 real estate destination.

Key Highlights

Major Tech Parks:

• International Tech Park (ITPB) – One of India's first integrated IT parks
• Prestige Tech Park – Houses major MNCs and startups
• Brigade Tech Gardens – Premium Grade A+ space
• RMZ Ecoworld – Over 14 million sq ft of campus-style development
• Divyasree Tech Park – Home to several Fortune 500 companies

Major Tenants:

TCS, IBM, Oracle, Capgemini, SAP, Bosch, Accenture, Cognizant, Dell Technologies, and several GCCs of global banks. Recent developments include Microchip Technology's strategic ₹176 crore office space purchase in Whitefield.

Connectivity:

• Purple Line Metro (Whitefield Station operational)
• Outer Ring Road (ORR) connectivity
• Well-developed bus network
• Upcoming metro extensions to cover more areas

Investment Analysis

Rental Rates:

• Standard Grade A: ₹65-₹75/sq ft/month
• Premium Grade A+: ₹80-₹95/sq ft/month
• Managed/Coworking: ₹12,000-₹18,000/seat/month

Capital Appreciation:

Whitefield has delivered 8-10% annual appreciation over the past five years, with prime properties appreciating even higher. The Embassy REIT's potential acquisition of a Whitefield project for ₹3,200-3,700 crore signals continued institutional interest.

Practical Example:

A 2,000 sq ft office space in a Grade A building currently costs approximately ₹2.4-2.9 crore. At an average rental of ₹75/sq ft, you earn ₹1,50,000 monthly rent, translating to ₹18 lakh annual rental income—a yield of around 6.5-7%.

Who Should Invest?

• ✅ Conservative investors seeking stable returns
• ✅ Institutional investors and REITs
• ✅ Those prioritising liquidity and tenant quality
• ✅ Investors with budgets above ₹2 crore

Challenges

• High entry costs limit small investors
• Traffic congestion despite metro availability
• Limited scope for major price appreciation given maturity
• Oversupply concerns in certain micro-pockets

2. Sarjapur Road: The Rising Star of East Bengaluru

Overview

Sarjapur Road has emerged as Whitefield's natural extension and is witnessing unprecedented commercial development. Located along the Outer Ring Road corridor, this area offers modern office spaces at relatively affordable rates compared to established hubs. Discover why Sarjapur Road is the best bet for investors in Bangalore.

Key Highlights

Major Developments:

• Embassy Tech Village – Large-scale tech campus
• Salarpuria Sattva Knowledge City
• SJR Tech Park
• RGA Tech Park – Popular among mid-sized companies
• Multiple upcoming Grade A projects in the pipeline

Major Tenants: Wipro, several mid-sized IT companies, fintech startups, e-commerce back-offices, and growing presence of GCCs. Recent deals include Vyapar leasing 90,000 sq ft at Enzyme's Sarjapur facility.

Connectivity:

• Outer Ring Road access
• Peripheral Ring Road (under construction) – game changer
• Proposed metro extension
• Proximity to Electronic City via NICE Road

Investment Analysis

Rental Rates:

• Standard Grade A: ₹55-₹65/sq ft/month
• Premium Projects: ₹70-₹80/sq ft/month
• Coworking/Managed: ₹10,000-₹15,000/seat/month

Capital Values:

• Ready-to-move: ₹8,500-₹11,500/sq ft
• Under-construction (premium): ₹9,500-₹12,500/sq ft

Practical Example:

A 1,500 sq ft commercial unit in a Grade A building costs approximately ₹1.35-1.65 crore. With average rent of ₹60/sq ft, monthly rental income stands at ₹90,000 (₹10.8 lakh annually), yielding approximately 7%.

Who Should Invest?

• ✅ Mid-range investors (₹1-3 crore budget)
• ✅ Those seeking growth potential with moderate risk
• ✅ Investors eyeing appreciation over 5-7 years
• ✅ Developers planning new projects

Growth Catalysts

Peripheral Ring Road (PRR): Once completed, PRR will significantly reduce travel times and boost connectivity, potentially increasing property values by 20-30%.

Metro Expansion: The proposed metro line will transform accessibility and attract more occupiers.

Residential Boom: The surrounding residential development in areas like Sarjapur and Varthur ensures steady workforce availability for commercial establishments.

Challenges

• Infrastructure still catching up with development pace
• Water supply and traffic issues in some pockets
• Tenant demand varies across micro-locations

3. Hebbal: Premium Northern Corridor with Airport Advantage

Overview

Hebbal represents Bengaluru's premium commercial destination in the northern zone. Its strategic location on Bellary Road, proximity to Kempegowda International Airport, and presence of established business parks make it a favourite among high-end occupiers. Explore detailed insights on investing in Hebbal Bangalore with key projects and rental insights.

Key Highlights

Major Developments:

• Manyata Tech Park – India's largest integrated tech park
• Embassy Manyata Business Park
• Karle Town Centre – Mixed-use development
• Multiple boutique commercial projects

Major Tenants: Philips Innovation Campus, L&T Infotech, AstraZeneca, Nokia Solutions, numerous GCCs of European and American companies.

Connectivity:

• Bellary Road (NH-44) – Direct airport access
• Airport Road
• Proposed Hebbal-Nagawara metro line
• STRR (Satellite Town Ring Road) connectivity

Investment Analysis

Rental Rates:

• Premium Grade A: ₹80-₹95/sq ft/month
• Ultra-premium/new developments: ₹95-₹110/sq ft/month
• Managed spaces: ₹15,000-₹22,000/seat/month

Capital Values:

• Prime locations: ₹12,000-₹16,500/sq ft
• Emerging micro-markets: ₹10,500-₹13,500/sq ft

Practical Example:

A 2,500 sq ft premium office in Hebbal costs around ₹3.25-4.15 crore. At ₹90/sq ft monthly rent, you earn ₹2.25 lakh per month or ₹27 lakh annually—a yield of 7-7.5%.

Who Should Invest?

• ✅ HNI investors seeking premium assets
• ✅ Those targeting multinational tenants
• ✅ Long-term investors (7-10 year horizon)
• ✅ Investors prioritising capital appreciation alongside rental income

Key Advantages

Airport Proximity: 25-30 minutes to Kempegowda International Airport makes Hebbal ideal for companies with international operations. The airport connectivity's impact on property values continues to drive investment interest.

Premium Tenant Profile: Hebbal attracts blue-chip tenants willing to pay premium rents for quality space.

Limited Supply: Unlike Whitefield, supply is controlled, maintaining rental premiums.

Challenges

• Highest entry barrier among all zones
• Bellary Road traffic can be severe during peak hours
• Limited options for small investors

4. Yelahanka: The Emerging Aerospace and Logistics Hub

Overview

Yelahanka is transitioning from a primarily residential suburb to a commercial destination, driven by the aerospace industry, defence establishments, and planned infrastructure improvements. While still nascent, it offers significant long-term potential.

Key Highlights

Development Drivers:

• Aerospace SEZ (Special Economic Zone)
• Defence research establishments
• HAL (Hindustan Aeronautics Limited) facilities
• Proposed logistics and industrial parks
• KIADB (Karnataka Industrial Areas Development Board) planned developments

Target Tenants: Aerospace companies, defence contractors, logistics firms, manufacturing support services, back-office operations.

Connectivity:

• Bellary Road access
• STRR (Satellite Town Ring Road) – under development
• Proximity to airport (via NH-44)
• Yelahanka railway station

Investment Analysis

Rental Rates:

• Grade A (limited): ₹40-₹50/sq ft/month
• Standard commercial: ₹30-₹40/sq ft/month
• Warehousing/logistics: ₹25-₹35/sq ft/month

Capital Values:

• Commercial plots: ₹6,000-₹9,000/sq ft
• Ready commercial: ₹5,500-₹8,500/sq ft

Practical Example:

A 3,000 sq ft commercial space in Yelahanka costs approximately ₹1.95-2.55 crore. At ₹45/sq ft rent, monthly income is ₹1.35 lakh (₹16.2 lakh annually), yielding around 6-6.5%.

Who Should Invest?

• ✅ Patient investors with 10+ year horizon
• ✅ Those believing in aerospace/defence sector growth
• ✅ Developers seeking land for future projects
• ✅ Investors with lower budgets seeking entry into Bengaluru

Growth Potential

Aerospace Boom: India's growing defence and aerospace manufacturing could significantly boost demand for specialised commercial space.

STRR Impact: The Satellite Town Ring Road will dramatically improve connectivity, unlocking substantial appreciation potential.

Affordable Entry: Lower price points allow investors to acquire larger spaces or diversify holdings. This aligns with the trend of hidden real estate gems in Bangalore offering affordable yet high-growth opportunities.

Challenges

• Very early-stage commercial market
• Limited Grade A supply currently
• Tenant demand concentrated in niche sectors
• Longer wait for meaningful returns

5. Hennur: The Boutique Office Destination

Overview

Hennur Road corridor is Bengaluru's newest commercial frontier. Positioned between Hebbal and the Outer Ring Road, it offers proximity to established hubs while providing relatively affordable options for small businesses and startups.

Key Highlights

Current Landscape:

• Small-scale commercial developments
• Mixed-use projects with retail and office components
• Boutique office spaces and coworking centres
• Predominantly local developers

Target Tenants: E-commerce operations, BPO back-offices, startups, SMEs, professional services firms.

Connectivity:

• Hennur Main Road
• Close to ORR (Outer Ring Road)
• Proposed Nagawara-Hennur metro extension
• Good road connectivity to Manyata Tech Park

Investment Analysis

Rental Rates:

• Standard commercial: ₹35-₹45/sq ft/month
• New developments: ₹40-₹50/sq ft/month
• Coworking/managed: ₹8,000-₹12,000/seat/month

Capital Values:

• Ready possession: ₹5,000-₹7,500/sq ft
• Under construction: ₹4,500-₹6,500/sq ft

Practical Example:

A 1,200 sq ft office space costs approximately ₹66-90 lakh. At ₹40/sq ft, monthly rent is ₹48,000 (₹5.76 lakh annually), yielding around 6.5-7%.

Who Should Invest?

• ✅ First-time commercial investors
• ✅ Those with limited budgets (under ₹1 crore)
• ✅ Investors comfortable with higher risk for higher potential returns
• ✅ Developers exploring emerging markets

Opportunities

Hybrid Workspace Trend: The shift towards flexible working favours smaller, well-connected office spaces like those in Hennur. The growing demand for co-working spaces as commercial investment opportunities supports this trend.

Price Arbitrage: Significantly cheaper than Hebbal despite proximity offers value proposition.

Growing Residential Catchment: Dense residential development in Hennur Gardens and surrounding areas ensures local demand for commercial services.

Challenges

• Very nascent market with limited track record
• Dependence on local developer quality
• Infrastructure gaps compared to established areas
• Lower tenant quality initially

Infrastructure Developments Shaping Commercial Real Estate

Metro Expansion (Namma Metro)

Bengaluru's metro network is rapidly expanding with several lines under construction. The metro rail's impact on property prices has been significant across Indian cities, and Bengaluru is no exception.

• Yellow Line Extension: Connecting RV Road to Bommasandra
• Pink Line: Nagawara to Gottigere
• Blue Line: Silk Board to Kempegowda Airport
• Phase 3 Corridors: Multiple new routes announced

Investment Impact: Properties within 500 metres of metro stations command 15-25% premium in both rentals and capital values.

Peripheral Ring Road (PRR)

The 73 km peripheral ring road will connect major highways and decongest the city core. Key benefits include:

• Reduced travel times across zones
• Unlocking commercial potential in outer areas
• Improved connectivity for Sarjapur, Yelahanka, and emerging corridors

Satellite Town Ring Road (STRR)

A 287 km expressway connecting satellite towns around Bengaluru. This will particularly benefit:

• Yelahanka (direct access)
• Hennur (improved connectivity)
• Overall North Bengaluru corridor including Devanahalli

Investment Strategy by Budget

Budget: Under ₹1 Crore

Recommended Locations: Hennur, Yelahanka

Investment Options:

• Small office units (500-800 sq ft)
• Shops in commercial complexes
• Fractional ownership in Grade B buildings

Expected Returns:

• Rental yield: 5.5-6.5%
• Capital appreciation: 8-12% annually

Budget: ₹1-3 Crore

Recommended Locations: Sarjapur Road, Yelahanka (premium), Hennur (multiple units)

Investment Options:

• Independent office floors
• Grade A units in established projects
• Pre-launch opportunities

Expected Returns:

• Rental yield: 6-7.5%
• Capital appreciation: 7-10% annually

Budget: ₹3-10 Crore

Recommended Locations: Whitefield, Hebbal, Sarjapur Road (premium)

Investment Options:

• Multiple Grade A units
• Entire floors in premium buildings
• Commercial plots for development

Expected Returns:

• Rental yield: 6.5-8%
• Capital appreciation: 6-9% annually

Budget: Above ₹10 Crore

Recommended Locations: Hebbal (premium), Whitefield (flagship assets)

Investment Options:

• Entire buildings
• Large development sites
• REIT investments for diversification

Expected Returns:

• Rental yield: 7-8.5%
• Capital appreciation: 5-8% annually

Key Insights for Investors

1. Whitefield Remains the Safe Choice

Whitefield continues to lead in terms of stock, tenant quality, and leasing activity. For investors prioritising safety and liquidity, it remains unmatched despite higher entry costs.

2. Sarjapur Road Offers Best Value Proposition

For those seeking a balance of current returns and future appreciation, Sarjapur Road provides the sweet spot. The upcoming Peripheral Ring Road will be transformative.

3. Hebbal Commands Premium for Good Reason

If budget permits, Hebbal offers the best combination of tenant quality, rental rates, and appreciation potential. Airport proximity is an enduring advantage.

4. Yelahanka and Hennur are for Patient Investors

These emerging corridors suit investors willing to wait 7-10 years for meaningful returns. The upside potential is significant, but near-term challenges exist.

5. Diversification Works Best

Rather than concentrating in one location, spreading investments across established and emerging markets can optimise risk-adjusted returns.

Tips for Commercial Property Buyers

Due Diligence Essentials:

• Verify RERA Registration: All commercial projects must be registered under Karnataka RERA. Learn how to check RERA registration for safe property investment.
• Check Developer Track Record: Review completed projects and delivery timelines using top builder projects in Bangalore as reference.
• Tenant Profile Assessment: Understand current and potential tenant mix
• Lease Structure Analysis: Review existing lease terms, rent escalation clauses, and lock-in periods
• CAM Charges: Common Area Maintenance costs significantly impact net yields
• Future Supply Analysis: Upcoming projects in the vicinity may impact rentals

Documentation Requirements:

• Sale deed with encumbrance certificate
• Building approval and occupancy certificate
• RERA registration (where applicable)
• Property tax receipts
• NOC from society/developer (if applicable)

For detailed guidance on the registration process, refer to our complete guide to property registration in Bangalore.

Conclusion

Bengaluru's commercial real estate market offers opportunities across the risk-return spectrum. While Whitefield and Hebbal dominate current commercial activity with institutional-grade assets and blue-chip tenants, Sarjapur Road presents compelling mid-term upside as infrastructure catches up.

For long-term investors comfortable with emerging market dynamics, Yelahanka and Hennur offer attractive entry points with significant appreciation potential, particularly in niche segments like aerospace, defence technology, and flexible workspaces.

The key to successful commercial investment in Bengaluru lies in matching your risk appetite, investment horizon, and budget with the right micro-market. With the GCC expansion showing no signs of slowing and infrastructure developments transforming connectivity, Bengaluru's commercial real estate story is set to continue its upward trajectory.

For those exploring residential investments alongside commercial opportunities, check out the best areas to invest in Bangalore real estate and Bengaluru real estate market smart investment strategies for comprehensive guidance.