Embassy Office Parks REIT is the owner of some of the best-known office campuses in India. Because it is a listed trust, it has to publish detailed figures for each property every quarter: how much space there is, how much of it is let, what tenants pay and what the property is worth.
This page ranks the REIT's properties using its disclosure for 30 June 2026. It covers ten campus-style office parks and four city-centre office buildings across Bengaluru, Mumbai, Pune, Noida and Chennai.
How this ranking works
- Measure. Completed leasable area, in million square feet, as of 30 June 2026. Space under construction or planned is shown separately and does not count towards the rank.
- Scope. All 14 office properties of Embassy Office Parks REIT. This is a ranking within one owner's portfolio. It does not compare these parks with those of other owners.
- Source. The REIT's own quarterly earnings materials. We have not adjusted the figures.
- Embassy GolfLinks. The REIT holds a 50% economic interest in most of this park. Area, occupancy and rent are shown for the whole park. The market value reflects the REIT's share.
| Rank | Name | Completed area | City | Occupancy | Rent per sq ft a month |
|---|---|---|---|---|---|
| 1 | Embassy Manyata | 14.6 million sq ft | Bengaluru | 93% | ₹98 |
| 2 | Embassy TechVillage | 9.2 million sq ft | Bengaluru | 96% | ₹90 |
| 3 | Embassy GolfLinks | 3.4 million sq ft | Bengaluru | 100% | ₹164 |
| 4 | Embassy Oxygen | 3.3 million sq ft | Noida | 90% | ₹57 |
| 5 | Embassy TechZone | 3.0 million sq ft | Pune | 73% | ₹53 |
| 6 | Embassy Splendid TechZone | 2.5 million sq ft | Chennai | 92% | ₹74 |
| 7 | Embassy Quadron | 1.9 million sq ft | Pune | 24% | ₹56 |
| 8 | Embassy Qubix | 1.5 million sq ft | Pune | 77% | ₹51 |
| 9 | Embassy Galaxy | 1.4 million sq ft | Noida | 100% | ₹48 |
| 10 | Embassy 247 | 1.2 million sq ft | Mumbai | 100% | ₹118 |
The 10 largest Embassy REIT office properties
Ranked by completed area. Figures as of 30 June 2026.
- 1
Embassy Manyata
Office park, Bengaluru
- Completed area
- 14.6 million sq ft
- City
- Bengaluru
- Occupancy
- 93%
- Rent per sq ft a month
- ₹98
- Market value
- ₹25,962 crore
The REIT's flagship campus, on 121.76 acres at Nagavara in north Bengaluru. It holds about a third of the REIT's completed office space and a further 2.6 million square feet is in development. Occupancy is 93%. Read the full Embassy Manyata profile.
- 2
Embassy TechVillage
Office park, Bengaluru
- Completed area
- 9.2 million sq ft
- City
- Bengaluru
- Occupancy
- 96%
- Rent per sq ft a month
- ₹90
- Market value
- ₹15,823 crore
An 84-acre campus on the Outer Ring Road. Almost all of its planned area is now built, and it is 96% occupied with rents averaging ₹90 per square foot a month. Read the full Embassy TechVillage profile.
- 3
Embassy GolfLinks
Office park, Bengaluru
- Completed area
- 3.4 million sq ft
- City
- Bengaluru
- Occupancy
- 100%
- Rent per sq ft a month
- ₹164
- Market value
- ₹5,130 crore
The REIT's most expensive campus, in central Bengaluru, at an average of ₹164 per square foot a month. It is fully occupied. The REIT holds a 50% economic interest in most of it. Read the full Embassy GolfLinks profile.
- 4
Embassy Oxygen
Office park, Noida
- Completed area
- 3.3 million sq ft
- City
- Noida
- Occupancy
- 90%
- Rent per sq ft a month
- ₹57
- Market value
- ₹2,952 crore
The larger of two Noida parks, near the Noida-Greater Noida Expressway. Occupancy has climbed from 58% in March 2024 to 90%. Read the full Embassy Oxygen profile.
- 5
Embassy TechZone
Office park, Pune
- Completed area
- 3.0 million sq ft
- City
- Pune
- Occupancy
- 73%
- Rent per sq ft a month
- ₹53
- Market value
- ₹2,568 crore
The largest of three Pune parks, with 3.0 million square feet built and another 2.4 million proposed. Occupancy is 73%, down from 84% at the end of 2024.
- 6
Embassy Splendid TechZone
Office park, Chennai
- Completed area
- 2.5 million sq ft
- City
- Chennai
- Occupancy
- 92%
- Rent per sq ft a month
- ₹74
- Market value
- ₹2,059 crore
The REIT's only Chennai property and its newest. Completed area has grown from 1.4 to 2.5 million square feet since December 2024, and 2.6 million more is in development.
- 7
Embassy Quadron
Office park, Pune
- Completed area
- 1.9 million sq ft
- City
- Pune
- Occupancy
- 24%
- Rent per sq ft a month
- ₹56
- Market value
- ₹1,004 crore
The emptiest property in the portfolio. Only 24% of its 1.9 million square feet is let, down from about 50% in 2021.
- 8
Embassy Qubix
Office park, Pune
- Completed area
- 1.5 million sq ft
- City
- Pune
- Occupancy
- 77%
- Rent per sq ft a month
- ₹51
- Market value
- ₹1,048 crore
A 1.5 million square foot park in Pune. Occupancy is 77%, improving from 68% in March 2024.
- 9
Embassy Galaxy
Office park, Noida
- Completed area
- 1.4 million sq ft
- City
- Noida
- Occupancy
- 100%
- Rent per sq ft a month
- ₹48
- Market value
- ₹1,131 crore
The smaller Noida park, fully let. Its leases have an average of 9.3 years left to run.
- 10
Embassy 247
City-centre office, Mumbai
- Completed area
- 1.2 million sq ft
- City
- Mumbai
- Occupancy
- 100%
- Rent per sq ft a month
- ₹118
- Market value
- ₹2,244 crore
An office complex in Mumbai, classed by the REIT as a city-centre office. It is fully occupied at ₹118 per square foot a month.
All 14 properties compared
| Property | City | Completed (msf) | In development (msf) | Occupancy | Rent in place (₹ per sq ft a month) | Years left on leases | Market value |
|---|---|---|---|---|---|---|---|
| Embassy Manyata | Bengaluru | 14.6 | 2.6 | 93% | 98 | 8.9 | ₹25,962 crore |
| Embassy TechVillage | Bengaluru | 9.2 | 0.5 | 96% | 90 | 9.2 | ₹15,823 crore |
| Embassy GolfLinks | Bengaluru | 3.4 | None | 100% | 164 | 9.7 | ₹5,130 crore |
| Embassy Oxygen | Noida | 3.3 | None | 90% | 57 | 8.9 | ₹2,952 crore |
| Embassy TechZone | Pune | 3.0 | 2.5 | 73% | 53 | 6.1 | ₹2,568 crore |
| Embassy Splendid TechZone | Chennai | 2.5 | 2.6 | 92% | 74 | 11.4 | ₹2,059 crore |
| Embassy Quadron | Pune | 1.9 | None | 24% | 56 | 4.1 | ₹1,004 crore |
| Embassy Qubix | Pune | 1.5 | None | 77% | 51 | 4.1 | ₹1,048 crore |
| Embassy Galaxy | Noida | 1.4 | None | 100% | 48 | 9.3 | ₹1,131 crore |
| Embassy 247 | Mumbai | 1.2 | None | 100% | 118 | 2.8 | ₹2,244 crore |
| Express Towers | Mumbai | 0.5 | None | 100% | 298 | 3.4 | ₹2,450 crore |
| Embassy Business Hub | Bengaluru | 0.4 | 1.0 | 100% | 58 | 12.2 | ₹722 crore |
| First International Financial Centre | Mumbai | 0.4 | None | 100% | 327 | 3.2 | ₹1,841 crore |
| Embassy One | Bengaluru | 0.3 | None | 100% | 151 | 7.3 | ₹590 crore |
What the figures show
Bengaluru is most of the portfolio
Five of the 14 properties are in Bengaluru. They hold 27.9 million square feet of completed space, 64% of the total, and account for 74% of the value of the REIT's offices. Manyata and TechVillage alone make up more than half of the completed space.
Rent depends far more on city than on size
The highest rents are in the small Mumbai towers: ₹327 per square foot a month at First International Financial Centre and ₹298 at Express Towers. Among campus parks, GolfLinks leads at ₹164. Parks in Pune and Noida are all between ₹48 and ₹57.
Pune is the weak spot
Eleven of the 14 properties are at least 90% occupied, and seven are full. The three below 80% are all in Pune: Embassy Qubix at 77%, Embassy TechZone at 73% and Embassy Quadron at 24%. Quadron has been losing tenants for years. It was about half full in 2021.
Noida has recovered
Embassy Oxygen was 58% occupied in March 2024, soon after a large new tower opened. It is now 90% occupied. Embassy Galaxy, the other Noida park, is full.
More space is on the way
The REIT has 6.2 million square feet under construction and 2.8 million proposed. Most of it is at Embassy Manyata, Embassy Splendid TechZone in Chennai and Embassy TechZone in Pune.
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
Which is the largest Embassy office park?
Embassy Manyata Business Park in Bengaluru, with 14.6 million square feet completed and 17.2 million including development, as of 30 June 2026.
How many office parks does Embassy REIT own?
Fourteen office properties: ten campus-style office parks and four city-centre office buildings. They total 43.5 million square feet of completed space, let to 285 occupiers.
Which Embassy park has the highest rent?
Among the campus parks, Embassy GolfLinks in Bengaluru at an average of ₹164 per square foot a month. The REIT's Mumbai office towers charge more.
Which cities does Embassy REIT have offices in?
Bengaluru, Mumbai, Pune, Noida and Chennai.
Is Embassy REIT listed on the stock market?
Yes, on the NSE and BSE. Its average market capitalisation between January and June 2026 was ₹40,930 crore.
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.
- 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.
- 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.
- 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.
