Where Embassy Manyata is
The park is at Nagavara, near Hebbal, on Bengaluru's Outer Ring Road. Embassy REIT describes the location as a growth corridor that connects the international airport to the city centre.
The REIT built a flyover of 0.8 kilometres with a dedicated arm for entering and leaving the park, linking it to the Outer Ring Road. The front of the campus holds a section called Manyata NXT and two hotels, a Hilton with 266 rooms and a Hilton Garden Inn with 353.
How big it is
Manyata has 14.6 million square feet of completed office space and a further 2.6 million square feet under construction or planned, for a total of 17.2 million. The REIT calls it one of India's largest contiguous business parks.
It is also the biggest single asset in the REIT. Manyata accounts for about 34% of the REIT's completed office space and about 40% of the value of its office portfolio.
The campus is still growing. Completed area has risen from 11.8 million square feet in June 2021 to 14.6 million. The next building, Block B, will add 0.9 million square feet. It is due in July 2028, and the REIT says it is already fully pre-leased to a large American bank.
Occupancy and rent over time
| As of | Completed area | Occupancy | In-place rent (per sq ft a month) | Market value |
|---|---|---|---|---|
| Jun 2021 | 11.8 msf | 93.7% | ₹62 | ₹17,358 crore |
| Mar 2024 | 12.4 msf | 87% | ₹82 | ₹21,162 crore |
| Dec 2024 | 12.8 msf | 88% | ₹91 | ₹22,419 crore |
| Jun 2026 | 14.6 msf | 93% | ₹98 | ₹25,962 crore |
Two things stand out in these figures.
Occupancy dipped and recovered. It was 93.7% in mid-2021, was 87% in March 2024 after new buildings had been added, and was back to 93% by June 2026 on a much larger base.
Rents rose throughout. The average rent in place went from ₹62 to ₹98 per square foot a month in five years, an increase of 58%. Leases here are long: the average lease has 8.9 years left to run.
The REIT's recent announcements name several occupiers by type and not by name, such as a major US bank and a global retail company. Earlier disclosures named ANZ, the Australian bank, as the tenant for one new block. We have not listed tenants beyond those the REIT itself has identified.
Who owns it
Embassy Manyata is owned by Embassy Office Parks REIT, a real estate investment trust listed on the NSE and BSE. A REIT owns rent-earning property and passes most of the income to its unitholders.
The REIT owns 43.5 million square feet of completed offices across Bengaluru, Mumbai, Pune, Noida and Chennai, let to 285 occupiers. Its own average market value on the stock exchange was ₹40,930 crore between January and June 2026. Our ranking of Embassy REIT's office parks compares Manyata with the other thirteen.
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 Manyata Business Park?
At Nagavara, near Hebbal, on the Outer Ring Road in north Bengaluru.
How big is Embassy Manyata Business Park?
It has 14.6 million square feet of completed office space on 121.76 acres, with another 2.6 million square feet under construction or planned, as of 30 June 2026.
Who owns Manyata Tech Park?
Embassy Office Parks REIT, a listed real estate investment trust. The park is also widely known as Manyata Tech Park.
What is the rent at Embassy Manyata?
Tenants were paying an average of ₹98 per square foot a month as of 30 June 2026. That is an average across existing leases. Rent on a new lease may be different.
Are there hotels inside Embassy Manyata?
Yes. The campus has a Hilton with 266 rooms and a Hilton Garden Inn with 353 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.
- Outcome of board meeting: financial results for FY2026, 27 April 2026, Embassy Office Parks REIT, filed with the National Stock Exchange. nsearchives.nseindia.com. Accessed 11 October 2026. Hotel room counts at Embassy Manyata.
- Manyata Embassy Business Park, Wikipedia. en.wikipedia.org. Accessed 11 October 2026. Location at Nagavara, near Hebbal. Secondary source.
- Average market capitalisation of listed companies during the six months ended 30 June 2026, Association of Mutual Funds in India (AMFI). portal.amfiindia.com. Accessed 11 October 2026. Source of every market capitalisation figure and rank in this article.
