2.7 lakh sq ft Apple lease: what’s in the deal

The 2.7 lakh sq ft Apple office lease in Bengaluru spans a full decade at Embassy Zenith, Sankey Road, Vasanth Nagar. As per registered documents reviewed by Propstack, Apple has taken the 5th to 13th floors on a 120-month agreement that commenced April 3, 2025, with registration completed in July. The starting rent is ₹235 per sq ft per month, translating to a monthly outgo of ₹6.31 crore, supported by a ₹31.57 crore security deposit. With a 4.5% annual escalation, the total expenditure across rent, parking, and maintenance is expected to cross ₹1,000-₹1,010 crore over the term.

Why Bengaluru for 2.7 lakh sq ft Apple workspace

Bengaluru remains India’s deepest tech talent pool for silicon design, systems engineering, ML, and enterprise software. The 2.7 lakh sq ft Apple addition consolidates teams already spread across the city and Hyderabad, while anchoring functions like hardware design, failure analysis, research, testing, IS&T, and operations. Embassy Zenith’s location near core business districts and connectivity to airports and tech corridors makes scale-up and cross-team collaboration easier.

Costs, escalations, and the 2.7 lakh sq ft Apple tenancy math

For the 2.7 lakh sq ft Apple lease, the opening ₹235/sq ft/month rate and 4.5% yearly escalation create predictable visibility on occupancy costs vital for long-cycle engineering roadmaps. A ₹1.5-crore stamp duty has been paid, and parking plus common-area maintenance are part of the ₹1,010-crore decade estimate. Occupying nine contiguous floors also minimizes floorplate fragmentation, improving security zoning and lab adjacency for R&D.

Retail and R&D: how the 2.7 lakh sq ft Apple footprint fits the India plan

Alongside the 2.7 lakh sq ft Apple office, the company is widening its consumer footprint. In Bengaluru, Apple is preparing a third India store at Phoenix Mall of Asia (north Bengaluru) after Mumbai and Delhi, on a 10-year lease of about 8,000 sq ft with an estimated ₹2.09-crore annual rent (payments from August 2025). On the export front, Apple has emerged as India’s largest mobile phone exporter, with FY 2024-25 iPhone exports ₹1.5 lakh crore, reinforcing why India merits deeper engineering and retail investments.

What it means for talent and suppliers

The 2.7 lakh sq ft Apple space will help absorb planned headcount across roles like RF System Integration Engineer, SDET, ML Engineer, and EPM. Apple’s Bengaluru base at Prestige Minsk Square, with LEED-aligned labs and collaboration spaces already supports cross-functional work; Embassy Zenith adds capacity for new labs and program teams. For India’s component ecosystem, a larger on-ground engineering presence often accelerates localization opportunities, validation cycles, and partner onboarding. Also Read: AirPod Live Translation 2025 Brings Powerful New Way to Connect Across Languages

Quick facts at a glance

• Total area: 2.7 lakh sq ft Apple lease at Embassy Zenith
• Floors: 5th–13th (nine floors)
• Term: 120 months from April 3, 2025
• Starting rent: ₹235/sq ft/month (₹6.31 crore/month)
• Escalation: 4.5% per annum
• Security deposit: ₹31.57 crore
• Total tenure outgo: ₹1,000–₹1,010 crore (rent + parking + maintenance)
• Retail expansion: Upcoming Phoenix Mall of Asia store (8,000 sq ft)
• Exports: FY 2024-25 iPhone exports -₹1.5 lakh crore

Conclusion:

The 2.7 lakh sq ft Apple lease signals a long-horizon commitment to India’s tech and retail landscape. With contiguous floors, predictable escalations, and proximity to premium talent, the deal strengthens Apple’s R&D throughput and supports its expanding retail strategy, positioning Bengaluru as a core node in Apple’s global engineering network.