--- title: "Bangalore vs Hyderabad: Class A office comparison" description: "Side-by-side Class A office comparison for Bangalore and Hyderabad — rent, vacancy, talent, tax, lease norms, transit, and top submarkets." canonical: https://classa.info/compare/bangalore-vs-hyderabad pageType: comparison lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Bangalore ($16/sqft, 14.2% vacancy) and Hyderabad ($13/sqft, 17.4% vacancy) compete on different axes: Bangalore on talent depth and Hyderabad on rent and tax. ## TL;DR - Class A rent: Bangalore $16/sqft vs Hyderabad $13/sqft. - Vacancy: Bangalore 14.2% vs Hyderabad 17.4%. - Talent index: Bangalore 82 vs Hyderabad 80. - Corporate tax: Bangalore 25.17% vs Hyderabad 25.17%. - Premium flex/seat/month: Bangalore $280 vs Hyderabad $260. # Bangalore vs Hyderabad: Class A office comparison **Bangalore ($16/sqft, 14.2% vacancy) and Hyderabad ($13/sqft, 17.4% vacancy) compete on different axes: Bangalore on talent depth and Hyderabad on rent and tax.** ## TL;DR - [Class A](/glossary/class-a) rent: Bangalore $16/sqft vs Hyderabad $13/sqft. - Vacancy: Bangalore 14.2% vs Hyderabad 17.4%. - Talent index: Bangalore 82 vs Hyderabad 80. - Corporate tax: Bangalore 25.17% vs Hyderabad 25.17%. - [Premium flex](/topics/lease-vs-flex)/seat/month: Bangalore $280 vs Hyderabad $260. ## Market data side-by-side | Metric | Bangalore | Hyderabad| | Region | APAC | APAC| | Country | India | India| | Class A rent (USD/sqft/yr) | $16 | $13| | Class A rent (local) | 110 INR | 90 INR| | Vacancy | 14.2% | 17.4%| | Trend | rising | rising| | Prime yield | 8.5% | 8.6%| | Premium flex / seat / month (USD) | $280 | $260| | Submarkets covered | 5 | 5| | Corporate tax | 25.17% | 25.17%| ## Lease norms | Metric | Bangalore | Hyderabad| | Typical term | 9 yrs | 9 yrs| | Typical rent-free | 6 mos | 7 mos| | Lease norms | Net leases (tenant pays opex, taxes separately). 9-year terms with 3-year lock-ins standard. Free rent of 4-9 months and TI of INR 1,500-3,000/sqft typical on a 9-year Class A deal. | Net leases. 9-year terms with 3-year lock-ins. Free rent of 5-9 months and TI of INR 1,500-3,000/sqft typical.| | Tax note | 22% base corporate income tax plus surcharges and cess for an effective rate of 25.17%. New manufacturing companies eligible for 15% concessional rate. SEZ benefits available in selected GCC parks. | 22% base corporate income tax plus surcharges and cess for an effective rate of 25.17%. SEZ benefits available in selected HITEC City and Gachibowli parks. Telangana state offers tech-sector incentives.| ## Talent | Metric | Bangalore | Hyderabad| | Talent index (0–100) | 82 | 80| | Talent note | Deepest tech and engineering talent pool in India — anchored by IISc, IIM Bangalore, IIIT-B, and a deep network of engineering colleges. English-fluent professional base supports global delivery operations. | Deep tech, pharma, and life sciences talent. Strong feed from IIT Hyderabad, ISB, NIT Warangal, and a deep network of engineering and pharma colleges. English-fluent professional base; Telugu and Hindi-Urdu language depth.| ## Transit & commute **Bangalore:** BMRCL Namma Metro (Purple, Green, Yellow Lines), BMTC bus. Whitefield is now Metro-served (2023). Bengaluru Suburban Rail under construction. Heavy congestion on Outer Ring Road remains a tenant concern. **Hyderabad:** Hyderabad Metro Rail (Red, Blue, Green Lines). MMTS suburban rail. RGI Airport connected via bus and the planned Airport Metro Express. ## Top submarkets — Bangalore - [**Outer Ring Road (ORR)**](/cities/bangalore/outer-ring-road) — [trophy tier](/topics/trophy-asset-selection) · ₹130/sqft/mo · ≈ $18.7 PSF/yr USD - [**CBD (MG Road / Brigade Road / UB City)**](/cities/bangalore/cbd-mg-road) — prime tier · ₹145/sqft/mo · ≈ $20.9 PSF/yr USD - [**Sarjapur Road**](/cities/bangalore/sarjapur-road) — prime tier · ₹105/sqft/mo · ≈ $15.1 PSF/yr USD ## Top submarkets — Hyderabad - [**HITEC City**](/cities/hyderabad/hitec-city) — trophy tier · ₹105/sqft/mo · ≈ $15.1 PSF/yr USD - [**Gachibowli & Financial District**](/cities/hyderabad/gachibowli-financial-district) — trophy tier · ₹100/sqft/mo · ≈ $14.4 PSF/yr USD - [**Banjara Hills & Jubilee Hills**](/cities/hyderabad/banjara-hills-jubilee-hills) — prime tier · ₹130/sqft/mo · ≈ $18.7 PSF/yr USD ## Decision criteria ### Pick by cost Hyderabad is the cheaper Class A market on a USD basis. ### Pick by talent depth Bangalore has the deeper talent index (82/100 vs 80/100). ### Pick by tax Tax data not available for comparison. ### Pick by lease optionality Bangalore typical term is 9 years with 6 months free; Hyderabad runs 9 years with 7 months free. ### Pick by transit Bangalore: BMRCL Namma Metro (Purple, Green, Yellow Lines), BMTC bus. Whitefield is now Metro-served (2023). Bengaluru Suburban Rail under construction. Heavy congestion on Outer Ring Road remains a tenant concern. Hyderabad: Hyderabad Metro Rail (Red, Blue, Green Lines). MMTS suburban rail. RGI Airport connected via bus and the planned Airport Metro Express. ## Run a 4-city comparison Score Bangalore, Hyderabad and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD. [**Run a 4-city comparison →**](/tools/city-comparator) ## Frequently asked questions ****Is Class A office cheaper in Bangalore or Hyderabad?**** : Hyderabad is cheaper on a USD basis: $13/sqft vs $16/sqft. ****Which has better talent depth, Bangalore or Hyderabad?**** : Bangalore indexes higher on talent depth (82 vs 80). ****Which has more sublease availability, Bangalore or Hyderabad?**** : Hyderabad carries higher vacancy (17.4% vs 14.2%) and therefore typically more [sublease](/topics/sublease-strategy)">sublease overhang. ****What lease term should I expect in Bangalore vs Hyderabad?**** : Bangalore typical term is 9 years with 6 months rent-free; Hyderabad typical term is 9 years with 7 months rent-free. ****How does transit and commuter access compare?**** : Bangalore: BMRCL Namma Metro (Purple, Green, Yellow Lines), BMTC bus. Whitefield is now Metro-served (2023). Bengaluru Suburban Rail under construction. Heavy congestion on Outer Ring Road remains a tenant concern. Hyderabad: Hyderabad Metro Rail (Red, Blue, Green Lines). MMTS suburban rail. RGI Airport connected via bus and the planned Airport Metro Express. ## Editorial provenance Reviewed by [**Kenji Watanabe**](/about/authors/kenji-watanabe) — APAC contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) --- Citation: Source: Class A Atlas (https://classa.info/compare/bangalore-vs-hyderabad), updated 2026-04-15T00:00:00.000Z.