Bangalore/Outer Ring Road
Bangalore's 60-km Office Spine, India's Most Leased Corporate Address
The Outer Ring Road (ORR) is not a single micro-market but Bangalore's defining commercial corridor, a ~60 km ring that connects every major IT district from Hebbal in the north to Bellandur and Electronic City in the south, passing through Marathahalli, Whitefield Junction, Sarjapur Road, and HSR Layout. The ORR is consistently India's highest-absorption office corridor year after year, hosting everything from Embassy Manyata Business Park (India's largest single business park by leasable area) in the north to Embassy TechVillage and RMZ Ecospace in the south. With 100+ operational tech park
SEZ
Grade A IT Parks / SEZ Strata / Campus Lease
Managed Office
Managed Offices
Co-working
Coworking Spaces
Nearest Metro Station(s), by Sub-stretch South ORR (Bellandur/Kadubeesanahalli): Silk Board (Yellow Line), ~7 km; Devarabisanahalli (Blue Line Phase 2A, ORR-Airport corridor), under construction
IT Services & Outsourcing
Largest single sector; IBM, Cognizant, Accenture, Capgemini, and TCS collectively employ 50,000+ on ORR
GCC / Shared Services
Target, Lowe's, Walmart, and JP Morgan represent the dominant GCC wave on the ORR
Semiconductor & Engineering
NXP, Intel, Harman/Samsung, GLOBALFOUNDRIES, second-largest semiconductor concentration in Bangalore after Whitefield
BFSI Technology
JP Morgan, Wells Fargo, Société Générale, Citi, major global bank India tech centres
Retail Technology
Target India, Walmart India, and Myntra engineering give ORR a strong retail-tech identity
Telecommunications & Networking
Nokia (Manyata), Cisco (multiple parks), Ericsson, global telecom companies' India R&D
Manyata Tech Park includes Karle SEZ (adjacent, 1 km), Manyata SEZ towers, and STPI-registered non-SEZ units. ETV, RMZ Ecospace, and Cessna all include SEZ designations. The ORR corridor has the highest concentration of SEZ-notified IT/ITES office space in Bangalore.
The ORR corridor benefits from proximity to virtually all of Bangalore's engineering colleges. MS Ramaiah Institute (~12 km, west ORR), New Horizon College of Engineering (~3 km, south ORR), RV College (~10 km, west), BMS College (~15 km), plus the residential population of 500,000+ tech workers already living on or near the ring road.
Embassy Manyata achieved 91% occupancy (June 2025) and is part of Embassy REIT, India's first and largest listed REIT. ETV targets 68% renewable energy. RMZ Ecospace holds LEED Gold + IWBI WELL. The ORR has more LEED/IGBC certified buildings than any other single corridor in India.
Dedicated HV feeders from BESCOM serve major parks. Embassy Manyata and ETV maintain 100% DG/UPS backup with N+1 configuration. Multi-operator redundant fibre is standard across all Grade A parks. Campus-wide Wi-Fi, building management systems, and IoT infrastructure are standard in new builds.