WhatsAppOffice interiors · Bengaluru
Office Interior Design and Build
in Bengaluru
IBS designs and builds office interiors in Bengaluru (Bangalore) through its local teams in the city. The in-house design team produces the layout, the 3D views and the construction drawings from your brief. IBS’s own engineers and workmen then build the floor under one contract: civil work, MEP (mechanical, electrical and plumbing), joinery, furniture and branding. Where an architect has already designed the office, IBS builds that design as drawn.
Request a site survey →In-houseDesign team and every trade
₹25 CroreLargest single order executed
₹6,027Market cost per sq ft, Bengaluru hybrid office (C&W, 2026)
Who designs and builds an office interior in Bengaluru?
There are two routes. One firm can design the office and build it under one contract, or your architect can design it and a contractor can build it. IBS takes either, through its local teams in the city. In Bengaluru both have to fit three things: the tower’s fit-out guide, the building’s fire NOC from the Karnataka State Fire and Emergency Services, and the electrical load BESCOM has sanctioned for the floor.
What is a bare shell office?
A bare shell office is a floor handed over with the structure, the facade and the building’s core services, and nothing inside the tenant’s area: no false ceiling, no floor finish, no partitions and no HVAC beyond the tap-off points. The fit-out supplies the rest.
What is a warm shell office?
A warm shell office is a floor handed over with basic services already running, usually a false ceiling, lighting, HVAC and sprinklers laid out for an open plan. The fit-out adapts those services to your layout and adds partitions, joinery and furniture. Landlords differ, so the handover list in your lease decides what you are getting.
Market data
How big is Bengaluru’s office market, and what does a fit-out cost there?
Two published figures. Both are market data, and neither is an IBS price.
Leasing in 2025 (JLL)
- Bengaluru recorded 24.1 million sq ft of gross office leasing in 2025, up from 22.0 million in 2024 and its highest year in JLL’s data
- That is 29.0% of India’s 83.3 million sq ft, the largest share of the seven cities in the release
- Mumbai recorded 11.6 million sq ft in the same table, less than half of Bengaluru’s figure
Fit-out cost in 2026 (Cushman & Wakefield)
- About ₹6,027 per sq ft for a collaborative hybrid office fit-out in Bengaluru
- Third of the eight cities in that guide, after Mumbai at ₹6,567 and Delhi at ₹6,207
- Market arithmetic, not a quotation: 10,000 sq ft at ₹6,027 comes to about ₹6.03 Crore
What moves your cost away from it
- The handover: a bare shell needs a false ceiling, floor screed and HVAC distribution that a warm shell already has
- The MEP scope: a server room, a pantry or extra cooling adds equipment and electrical load
- The finishes and furniture you choose
- The tower’s working hours, which decide how much of the work runs at night
Shell
Bare shell or warm shell: what does the handover change?
Much of the scope is fixed before design starts, by what the landlord hands over. The handover list in your lease is the document to read first.
On a bare shell
- A gypsum or grid false ceiling, lighting to a lux level (brightness) target, floor screed and a carpet or vitrified tile finish are all in the fit-out
- HVAC runs from the building’s chilled-water tap-offs or a tenant VRF system, through ducting and diffusers to every room
- Power runs from the floor’s DB panel through conduit and cable trays, with earthing and MCBs sized to the connected load
- Sprinklers and smoke detectors are extended to suit your layout, so the BOQ (bill of quantities) is longer and so is the programme
On a warm shell
- The existing ceiling, lights and HVAC suit an open plan, not your cabins and meeting rooms
- Each new room needs its own diffuser, lighting and smoke detector, and sprinkler heads move with the ceiling, so services are altered, not left alone
- Altering what is there can cost more than expected: ask for it as its own lines in the BOQ
- If the building is LEED or IGBC certified, its fit-out guide may add rules on materials and lighting; ask for them with the handover list
At IBS’s site survey
- The site survey comes before the quotation, on your floor
- It compares the lease’s handover list with what is physically there: ceiling height, HVAC provision, sprinkler layout and the floor’s DB panel
- The quotation that follows is a line-item BOQ against the drawings, not a single rate per square foot
Rules
What does a Bengaluru office tower ask for before a fit-out starts?
Three parties set rules for a Bengaluru office floor: the landlord or tech park, the fire department and the electricity licensee. A fourth rule covers the name board. Each permission is yours to obtain.
Landlord and tech park
- A tower or tech park publishes its own fit-out guide: which drawings it approves, the hours work may run, how the service lift is booked, when a hot-work permit is needed and what deposit it holds
- Every licence, permit and NOC is yours to obtain. IBS can draw up the applications and handle the liaison, as a separately charged service
- A structural change, a new shaft or a facade opening goes to the building owner’s structural consultant for approval
Fire safety in Karnataka
- The Karnataka Fire Force Act, 1964 lets the State Government require owners or occupiers of premises to take fire precautions
- A 2023 amendment requires anyone proposing to construct a high-rise building, defined as 21 metres or more in height, to obtain a no objection certificate from the Karnataka State Fire and Emergency Services department
- A fit-out that moves sprinklers, smoke detectors or fire-rated partitions should be checked against the building’s fire NOC, with the landlord’s sign-off first
Power supply
- BESCOM (Bangalore Electricity Supply Company) distributes power in eight Karnataka districts, Bengaluru Urban and Bengaluru Rural among them
- A Bengaluru office therefore deals with one licensee, where a Mumbai office may fall under any of four
- New HVAC equipment, a pantry or a server room can take a floor past its sanctioned load, and more load has to be sanctioned before that equipment is switched on
- IBS’s design team calculates the connected load for your fit-out, so the request can be made before the equipment arrives
Name boards and Kannada
- Karnataka Act 7 of 2024 rewrote the name-board rule in the state’s Kannada language Act
- Name boards of commercial, industrial and business undertakings are to display 60% in Kannada, with Kannada in the upper half of the board
- The rule is written for undertakings that function with the approval of the Government or a local authority
- IBS’s print branding line makes the name board; check the proof against this rule before you approve it
Delivery
Who delivers an IBS office project in Bengaluru?
IBS is a national contractor with a local presence in Bengaluru. Projects in the city are delivered by its local teams, with the company’s design team and factory behind them.
In Bengaluru
- IBS has a local presence in Bengaluru and has delivered several projects in the city
- The site survey and the work on your floor are done by IBS’s local teams
- Civil work, MEP, fire fighting, HVAC, interiors, painting and furniture installation are done by IBS’s own engineers and workmen
- Shop drawings are approved before fabrication, and pipework and circuits are tested before the ceiling closes
Across the company
- An in-house design team for every discipline prepares the layouts, 3D views, GFC drawings (good for construction) and the MEP design
- IBS’s own factory near Vasai East makes furniture and joinery in plywood, MDF or HDHMR board with laminate or veneer faces, as options you choose
- The BOQ and procurement show the lead time of long-lead equipment against the programme
- Head office in Goregaon West, Mumbai, with projects executed across India
At handover
- Test certificates, as-built drawings and a closed snag list
- Twelve months on installation, with the manufacturer’s warranty passed through
- The defect liability period your contract sets
Routes
Will IBS design our Bengaluru office, or build our architect’s drawings?
Either. The route is settled before the quotation, because it decides who draws, who approves and what IBS prices.
No architect: IBS designs and builds
- IBS’s in-house design team prepares the layout, the 3D views, the GFC drawings and the MEP design
- The same firm prices the drawings and builds them, under one contract
- Design is quoted as its own line
Architect-led: IBS builds the architect’s design
- IBS builds to your architect’s GFC drawings and BOQ, and does not compete for the design
- Queries go to the architect in writing and are tracked to an answer
- A saving is offered only as a priced alternate, which the architect can accept or reject
- Shop drawings go to the architect before fabrication, and mock-ups are built where the contract asks for them
Rain
When does it rain in Bengaluru, and what does that change on site?
Mumbai has a monsoon with a start date and an end date. IMD’s table gives Bengaluru only the first.
What IMD’s normal dates say
- The normal onset of the south-west monsoon over Bengaluru is 3 June, from 1961 to 2019 records
- The same table gives Bengaluru no withdrawal date: the south-west monsoon retreats and the north-east monsoon sets in over the south peninsula
- Mumbai’s row in that table ends on 8 October
What that changes
- Work indoors is not affected
- Terrace HVAC units, roof penetrations and external pipework are planned against the forecast, not against an assumed dry October
- Board, joinery and furniture travel covered
IBS
What can you check about IBS before an office project in Bengaluru?
Capability
- A national contractor with a local presence in Bengaluru, where its local teams deliver the work
- An in-house design team for every discipline: interiors, electrical, HVAC, plumbing and fire fighting
- IBS’s own engineers and workmen for civil, MEP, fire fighting, HVAC, interiors, painting and furniture
- Approved vendor at Adani Airports, HDFC ERGO, Reliance Retail, Godrej Finance, EPSON, Duravit, HSBC, Tata CLiQ, Canon, Aditya Birla Fashion and Retail and HDFC Life
Clients and credentials
- National enterprise clients include Adani Airports, Reliance Retail, Tata CLiQ, Aditya Birla Fashion and Retail, GroupM, Belgian Waffle, EPSON, Canon, Planet Retail, Society Tea and Duravit
- Several projects delivered in Bengaluru
- Largest single order executed to date: ₹25 Crore
- BCAS-cleared to work across the entire airport premises, including airside
- All registrations required under Indian law
- Progress reported to the PMC (project management consultant) against the programme, with HSE and quality plans
Planning an office in Bengaluru?
Five details start it: the address, the carpet area, your headcount, the handover list from your lease and your move-in date. IBS surveys the floor and prices a line-item BOQ, with design as a separate line where you need it.
Request a site surveyBare shell, warm shell or fitted office: what are you taking on?
Three states a Bengaluru floor can be handed over in. Landlords differ, so use this as a checklist against your own lease.
| Bare shell | Warm shell | Fitted office | |
|---|---|---|---|
| False ceiling and lighting | None | Usually in place, for an open plan | In place, for the last tenant’s layout |
| HVAC on the floor | Tap-off points only | Ducting and diffusers for an open plan | Ducting and diffusers for the last tenant’s layout |
| Sprinklers and smoke detectors | To the building’s base layout | For an open plan | For the last tenant’s layout |
| Partitions and rooms | None | None, or a few | The last tenant’s |
| What the fit-out adds | Everything inside your area | Partitions, altered MEP services, joinery, furniture and branding | Changes, repairs and your branding |
| Suits | A tenant who wants its own design throughout | A tenant who wants to move in sooner | A short lease or a small team |
Market Context
What the published data says
- Bengaluru recorded 24.1 million sq ft of gross office leasing in 2025, a 29.0% share of an India total of 83.3 million sq ft and the largest of the seven cities in the release. JLL India, office market 2025, 15 January 2026
- A collaborative hybrid office fit-out costs about ₹6,027 per sq ft in Bengaluru, third of the eight cities in the guide, after ₹6,567 in Mumbai and ₹6,207 in Delhi. Cushman & Wakefield, India Office Fit Out Costs and Market Insights 2026
- Under section 13 of the Karnataka Fire Force Act, 1964, the State Government can require owners or occupiers of premises to take fire precautions. The 2023 amendment adds that any person proposing to construct a high rise building, meaning 21 metres or more in height, obtains a No Objection Certificate from the Karnataka State Fire and Emergency Services department. Karnataka Legislative Assembly, Karnataka Fire Force (Amendment) Bill, 2023 (LA Bill No. 03 of 2023), with its extract of section 13 of the 1964 Act
- BESCOM is responsible for power distribution in eight districts of Karnataka, Bengaluru Urban and Bengaluru Rural among them, and has operated since 1 June 2002. Bangalore Electricity Supply Company Limited (BESCOM), About Us
- The name boards of commercial, industrial and business undertakings that function with the approval of the Government or a local authority display 60% in Kannada, with Kannada in the upper half of the board. Karnataka Act 07 of 2024, section 3, which substitutes section 17(6) of the state’s Kannada language development Act of 2022
- Bengaluru’s normal monsoon onset is 3 June (1961 to 2019 records). The table gives the city no withdrawal date, because the south-west monsoon retreats and the north-east monsoon sets in. IMD, CRS Research Report 3/2020, New Normal Dates of Onset/Progress and Withdrawal of Southwest Monsoon over India, 2020, Table 2
Questions Buyers Ask
Frequently asked questions
Who are the best office interior designers in Bangalore?
No neutral ranking exists that we could find, so compare firms on facts you can check. Does the firm that draws the office also build it? Which trades are its own employees? Which finished office can you walk through? How large was its biggest single order? IBS designs in-house and builds with its own workmen, through local teams in Bengaluru. Its largest single order to date is ₹25 Crore.
Does IBS have a team in Bengaluru?
Yes. IBS has a local presence in Bengaluru, and projects in the city are delivered by its local teams. It has done several projects here. IBS is a national contractor that executes projects across India, with a head office in Goregaon West, Mumbai, an in-house design team for every discipline and its own furniture and joinery factory near Vasai East.
Which companies has IBS worked for?
IBS’s national enterprise clients include Adani Airports, Reliance Retail, Tata CLiQ, Aditya Birla Fashion and Retail, GroupM, Belgian Waffle, EPSON, Canon, Planet Retail, Society Tea and Duravit. It has delivered several projects in Bengaluru, and office interior work for GroupM in Mumbai. Its largest single order executed to date is ₹25 Crore, and it is BCAS-cleared to work across the entire airport premises, including airside.
How much does an office interior cost per sq ft in Bengaluru?
The published market figure is about ₹6,027 per sq ft for a collaborative hybrid office fit-out in Bengaluru, from Cushman & Wakefield’s 2026 cost guide. That figure is market data, not an IBS price. IBS quotes from a site survey and a line-item BOQ, and gives no rate per square foot.
Is an office fit-out cheaper in Bengaluru than in Mumbai?
In Cushman & Wakefield’s 2026 guide, yes. It puts a collaborative hybrid office at about ₹6,027 per sq ft in Bengaluru against ₹6,567 in Mumbai, a difference of ₹540 per sq ft, or about 8%. Both are market averages. Your own cost depends on the shell, the MEP scope and the finishes, which is why IBS prices a line-item BOQ.
How much office space is leased in Bengaluru each year?
JLL recorded 24.1 million sq ft of gross office leasing in Bengaluru in 2025, up from 22.0 million in 2024. That was 29.0% of India’s 83.3 million sq ft and the largest share of the seven cities in the release. JLL describes global capability centres as the dominant force in India’s office leasing that year.
Who obtains fire approval for an office fit-out in Bengaluru?
You or your landlord, not the contractor. Karnataka’s fire law is the Karnataka Fire Force Act, 1964, and the fire authority is the Karnataka State Fire and Emergency Services department. A layout that moves sprinkler heads or smoke detectors should be checked against the building’s fire NOC first. IBS supplies the installation and test records, and can handle liaison as a separately charged service.
Our tower is taller than 21 metres. Does that affect the fit-out?
It places the building in the high-rise class of Karnataka’s fire law. A 2023 amendment ties a new high-rise, defined as 21 metres or more, to a no objection certificate from the fire department. Ask your landlord for the building’s fire NOC before design starts, because sprinklers, smoke detectors and fire-rated partitions that your layout moves are checked against it.
Who supplies power to a Bengaluru office, and how do we get more load?
BESCOM, the Bangalore Electricity Supply Company. It distributes power across Bengaluru Urban and seven other Karnataka districts, so the licensee does not change with the address as it does in Mumbai. IBS’s design team calculates your connected load. If it exceeds the floor’s sanctioned load, more has to be sanctioned, and in a multi-tenant tower the landlord can tell you how the building’s load is shared.
Does our office name board have to be in Kannada?
Karnataka Act 7 of 2024 says the name boards of commercial, industrial and business undertakings display 60% in Kannada, with Kannada in the upper half. It is written for undertakings that function with the approval of the Government or a local authority. IBS’s print branding line makes the board, and the proof should be checked against the rule before you approve it.
What is the difference between a bare shell and a warm shell office?
A bare shell is handed over with the structure, the facade and the building’s core services, and nothing inside your area. A warm shell already has basic services, usually a false ceiling, lighting, HVAC and sprinklers for an open plan. A bare shell fit-out builds everything, from the floor screed to the ducting. A warm shell fit-out alters what is there, then adds partitions, joinery and furniture.
We already have an architect in Bengaluru. Will IBS change the design?
No. IBS builds to the architect’s GFC drawings (good for construction) and BOQ, and does not compete for the design. Shop drawings go to the architect before fabrication, and queries go in writing and are tracked to an answer. A saving is offered only as a priced alternate the architect can accept or reject.
How long does an office fit-out take in Bengaluru?
It depends on the floor area, whether the floor is a bare or warm shell, the lead time of glazing, HVAC equipment and custom furniture, and the landlord’s approval period. A bare shell takes longer than a warm one, because the false ceiling, the flooring and the HVAC distribution are all built from nothing. IBS states the programme in its quotation.
Can a fit-out run through the Bengaluru monsoon?
Yes, for work indoors. IMD’s normal onset date for Bengaluru is 3 June. Its table gives the city no withdrawal date, because the north-east monsoon follows the south-west one over the south peninsula. IBS plans terrace HVAC units, roof penetrations and external pipework against the forecast, and board, joinery and furniture travel covered.
Does IBS take office projects in Whitefield, Outer Ring Road and Electronic City?
Yes. IBS’s local teams take office projects across Bengaluru. The address changes the landlord’s or tech park’s fit-out guide and the delivery route to the site. It does not change the electricity licensee, which is BESCOM across the city, or the fire authority, which is the Karnataka State Fire and Emergency Services department.
Can IBS do our office branding and signage as well?
Yes. Reception logo walls, glass film, wall graphics, wayfinding and cabin name plates come from IBS’s print branding line and go up in the same programme as the interior. One Bengaluru point: the name board at your entrance falls under Karnataka’s Kannada rule, which asks for 60% in Kannada, placed in the upper half.
How do we get a quote for a Bengaluru office interior?
Start with five things: the address, the carpet area, your headcount, the handover list from your lease and the date you must move in. Add the floor plan, or your architect’s drawings if you have them. Use the enquiry form, WhatsApp or email. IBS then surveys the floor and prices a line-item BOQ, and where you need design it appears as a separate line.