Where Embassy GolfLinks is
The REIT describes GolfLinks as being in the heart of Bengaluru, and as one of India's most recognised and awarded business parks. Unlike the REIT's two larger Bengaluru campuses, which are on the Outer Ring Road, GolfLinks is a central-city location.
The site also has a Hilton hotel with 247 rooms.
How big it is
GolfLinks has 3.4 million square feet of office space, all of it complete. There is no development pipeline, so the park cannot grow much further on its own land.
It has still become a little larger on the REIT's books. The figure was 2.7 million square feet in June 2021 and 3.1 million in 2024. On 2 March 2026 the REIT acquired a building in the park called the Pinehurst block, which it owns in full.
Occupancy and rent over time
| As of | Completed area | Occupancy | In-place rent (per sq ft a month) | Market value |
|---|---|---|---|---|
| Jun 2021 | 2.7 msf | 97.2% | ₹120 | ₹2,805 crore |
| Mar 2024 | 3.1 msf | 95% | ₹149 | ₹3,724 crore |
| Dec 2024 | 3.1 msf | 100% | ₹154 | ₹3,764 crore |
| Jun 2026 | 3.4 msf | 100% | ₹164 | ₹5,130 crore |
GolfLinks is the fullest and most expensive of the REIT's office parks. It has been 100% occupied in the last two disclosures we looked at, and never below 95% in the four.
The average rent in place has risen from ₹120 to ₹164 per square foot a month since June 2021, up 37%. For comparison, the average at Embassy Manyata is ₹98 and at Embassy TechVillage ₹90. Only the REIT's city-centre towers in Mumbai charge more.
The REIT's FY2021 annual report counted 17 occupiers here, in what was then 2.7 million square feet. It has not published a newer count for this park alone.
Who owns it
The ownership is different from the REIT's other parks. Embassy Office Parks REIT holds a 50% economic interest in GolfLinks through a joint venture, and does not consolidate the park's revenue in its own accounts. The exception is the Pinehurst block, which it bought in March 2026 and holds entirely.
That is why the market value in the table above looks low for a park with such high rents. The ₹5,130 crore figure reflects the REIT's share, not the value of the whole park. The area, occupancy and rent figures are for the whole park.
For the REIT's other properties, see our ranking of Embassy REIT's office parks.
Terms used on this page
- Leasable area is the floor space that can be rented to tenants, in million square feet (msf). Completed area is built and ready. Development area is under construction or planned.
- Occupancy is the share of completed area that is leased.
- In-place rent is the average rent tenants are paying now, in rupees per square foot per month.
- WALE, the weighted average lease expiry, is the average number of years left on current leases, weighted by rent.
- Market value is the independent valuation the REIT publishes for the property, not a sale price.
Frequently asked questions
Where is Embassy GolfLinks?
In central Bengaluru. The owner describes the location as the heart of the city.
How big is Embassy GolfLinks?
3.4 million square feet of office space on 37.11 acres, as of 30 June 2026.
Who owns Embassy GolfLinks?
Embassy Office Parks REIT holds a 50% economic interest in the park through a joint venture, and fully owns the Pinehurst block, which it acquired on 2 March 2026.
What is the rent at Embassy GolfLinks?
An average of ₹164 per square foot a month across existing leases, as of 30 June 2026.
Is there a hotel at Embassy GolfLinks?
Yes, a Hilton with 247 rooms.
Sources
- Q1 FY2027 earnings materials, 30 July 2026, Embassy Office Parks REIT. eopwebsvr.blob.core.windows.net. Accessed 11 October 2026. Area, occupancy, lease term, rent and valuation for each property as of 30 June 2026.
- Annual report FY2021: commercial offices, Embassy Office Parks REIT. embassyofficeparks.com. Accessed 11 October 2026. Land area, year of commencement and description of each park.
- Q3 FY2025 earnings package and supplemental databook, 29 January 2025, Embassy Office Parks REIT, filed with BSE. bseindia.com. Accessed 11 October 2026. Property figures as of 31 December 2024.
- Q4 and FY2024 results package and supplemental databook, 25 April 2024, Embassy Office Parks REIT, filed with BSE. bseindia.com. Accessed 11 October 2026. Property figures as of 31 March 2024.
- Q1 FY2022 earnings package and supplemental databook, 28 July 2021, Embassy Office Parks REIT, filed with BSE. bseindia.com. Accessed 11 October 2026. Property figures as of 30 June 2021.
