Smartworks has leased nearly 492,000 sq ft at Sattva Aura in Bengaluru in a ₹589 crore, 10-year deal, reinforcing its expansion in India’s leading GCC and technology hub. The move reflects rising demand for large-format managed office campuses as enterprises consolidate workspace portfolios with scalable, flexible workspace providers.
Managed workspace operator Smartworks has signed one of Bengaluru’s notable office leasing deals this year, securing nearly 492,000 square feet at Sattva Aura on the city’s Outer Ring Road corridor. According to Propstack, the Gurugram-based company is expected to pay approximately ₹589 crore in rent over a 10-year tenure, further cementing its aggressive expansion strategy in India’s flexible office sector.
The newly leased workspace spans from the lower ground floor to the seventh floor, including terrace space, within the premium commercial development owned by Haraparvati Realtors Pvt Ltd. The property is strategically located along the Marathahalli-Sarjapur stretch, a fast-growing enterprise and technology corridor that continues to attract global capability centres (GCCs), IT firms, and multinational occupiers.
GCC Demand Driving Large Campus Expansion
Smartworks said the transaction aligns with its long-term strategy of building large-format managed office campuses across key commercial hubs. Bengaluru remains one of the company’s most important markets due to the increasing concentration of GCCs and technology-led enterprises seeking scalable, fully managed workplace solutions.
Neetish Sarda, Founder and Managing Director of Smartworks, highlighted the changing dynamics of enterprise leasing. “Our expansion allows us to support large organisations seeking scale, reliability and high-quality workplace infrastructure. As enterprises consolidate their portfolios with fewer, larger partners, our model is built precisely for that shift — large campuses, long tenures, and a standardised experience across centres.”
The deal also reflects the broader trend of corporates moving toward integrated flex-space ecosystems that offer operational efficiency, employee-centric amenities, and portfolio optimisation under a single operator.
Sattva Aura Partnership Signals Long-Term Market Confidence
The security deposit for the transaction, including cafeteria facilities, is estimated at nearly ₹22 crore, according to Propstack data. Industry experts view the agreement as another indicator of sustained occupier confidence in Bengaluru’s office market despite ongoing shifts in workplace strategies.
Shivam Agarwal, Vice-President, Strategy at Sattva Group, said the collaboration aligns with the evolving needs of enterprise occupiers. “Smartworks brings real operating expertise and enterprise focus to Sattva Aura, and that’s exactly the kind of partnership that makes sense for this asset.”
He added, “This partnership reflects our shared belief in where the market is heading and our commitment to building long-term relationships with partners who take workspace quality as seriously as we do.”
Smartworks Continues Rapid Portfolio Growth
Smartworks already operates several managed office campuses across Bengaluru, including centres in Hebbal, Bellandur, Koramangala, and the Central Business District. Earlier this year, the company crossed the 10 million square feet operational milestone.
As of March 31, 2026, Smartworks reported a total footprint of 16.1 million square feet spread across 66 centres in 15 cities in India and Singapore. The latest Bengaluru expansion further positions the company to capture rising enterprise demand in India’s evolving flexible workspace landscape.
