Industrial Land and Build to Suit around Bangalore

Lease or buy an industrial plot and build, or have a landlord build to your specification and lease it to you. For buildings from 10,000 sq ft to 400,000+ sq ft built-up, on land measured in acres.

Enosh Infra, industrial property consultants in Bangalore since 2019, 1,000+ businesses served. We do not design or construct buildings, and we do not run approvals.

Three routes to an industrial site

Lease a plot and build

You lease industrial land and build the facility yourself. We find the plot, have it checked and negotiate the lease.

Buy a plot and build

You buy industrial land and build on it. We find the plot, have it checked and support the negotiation and documents through to agreement execution.

The landlord builds to your specification

A landlord builds a facility to your specification on their land and leases it to you. This is build to suit. We find the landlord and the land, and negotiate the Agreement to Lease.

KIADB plot or converted private land

KIADB plot

KIADB allots the land under a lease-cum-sale agreement. Until the absolute sale deed is executed, KIADB is still the lessor, and the allottee generally cannot sub-let without KIADB's written NOC.

Converted private land

Private land that was agricultural needs a DC conversion order for industrial use. A building on unconverted land is illegal however long it has stood.

Documents to check, in our leasing guide·Red flags to walk away from

When build to suit makes sense

  • •Nothing in the standing stock fits your size or layout.
  • •Larger requirements, often 50,000 sq ft and above.
  • •A special specification: higher eave heights, heavier floor loading, clean rooms or a specialised production line.

How it works

  1. 1. Requirement brief

    Built-up area, plot size, power, clear height, floor loading, intended use and the date you need the building.

  2. 2. Land or landlord

    We shortlist plots, or landlords with suitable land who will build to your specification.

  3. 3. Land check

    Title, conversion and zone status, and KIADB allotment where it applies, checked by our partner advocate.

  4. 4. Negotiation

    Rent or price, escalation, lock-in, specification and construction timeline.

  5. 5. Agreement signed

    The Agreement to Lease for build to suit, or the agreement for a plot lease or purchase. This is where our work ends.

After that, outside our scope

Construction

By you, or by the landlord, to the agreed specification.

Lease deed at handover

Signed when the building is ready.

Typical terms

  • •Build to suit leases typically run 9 to 12 years, longer for specialised facilities.
  • •A standard PEB facility typically takes 4 to 8 months to build. Allow more for approvals and for large or specialised builds.
  • •Where the landlord builds, construction is usually landlord-funded against a pre-committed rent.

Corridors with land for build to suit

Outer corridors with large land parcels support build to suit. Each area page carries the current land and rent detail.

DoddaballapuraHarohalliDabaspetNelamangalaHoskoteAnekalBidadi

For landowners and landlords

Occupiers who cannot find a standing building often need land, and a landlord willing to build to their specification. If you hold industrial land, we match it against those requirements and work the deal through to the signed Agreement to Lease.

If you would rather lease the land as it is, or sell it, we look for the right occupier or buyer and support the deal through to the signed agreement.

What we ask for

  • •Plot size in acres, and the survey or plot number
  • •Conversion status and zone
  • •Road access: road width, and distance to the nearest highway
  • •Power available on site, or the nearest substation
  • •Whether you would build a facility to a tenant's specification

Foreign companies

Most foreign companies enter through a wholly-owned Indian subsidiary. Setting up the entity, shortlisting land and checking documents can run at the same time instead of one after another.

For foreign companies entering Karnataka·The foreign-company entry path in our leasing guide

What we do

  • •Requirement brief
  • •Finding land to lease or buy, or a landlord who will build
  • •Finding an occupier or a buyer for a landowner
  • •Land due diligence through our partner advocate
  • •Commercial negotiation
  • •The Agreement to Lease, or the lease or sale agreement, through to signing

What we do not do

  • •Design
  • •Engineering
  • •Construction
  • •Project management
  • •Funding
  • •Running approvals
  • •Anything after the Agreement to Lease is signed, including construction follow-up and the lease deed at handover

Questions

Can I lease industrial land near Bangalore and build my own factory?+

Yes. You lease or buy a plot and build on it yourself. We shortlist plots, have the title and the conversion or KIADB status checked by our partner advocate, and negotiate the terms.

What is a build to suit warehouse or factory?+

A landlord builds a facility to your specification on their land and leases it to you. It is usually landlord-funded against a pre-committed rent, on leases typically of 9 to 12 years, longer for specialised facilities.

Which areas near Bangalore have land for build to suit?+

Outer corridors with large land parcels: Doddaballapura, Harohalli, Dabaspet, Nelamangala, Hoskote, Anekal, Bidadi. Each area page carries the current land and rent detail.

How long does a build to suit facility take?+

A standard PEB facility typically takes 4 to 8 months to build. Allow more for approvals and for large or specialised builds.

What should I check before leasing or buying industrial land in Karnataka?+

The title and the zone, in every case. For private land, the DC conversion order for industrial use. For KIADB land, the allotment letter, the lease-cum-sale agreement and KIADB's written NOC to sub-let; until the absolute sale deed is executed, KIADB is still the lessor.

Can a foreign company lease or buy industrial land in Karnataka?+

Most foreign companies set up a wholly-owned Indian subsidiary, which holds registrations and secures property. An Indian subsidiary can acquire private industrial land or take KIADB plots on long-term lease. Neither the foreign parent company nor a Liaison Office can buy land in India. A Branch Office may lease property for up to 5 years without prior RBI permission.

I own land near Bangalore. Can you find a company that wants a building on it?+

Yes. We match industrial land against occupiers' requirements and work the deal through to the signed Agreement to Lease. Send us the plot size and survey number, the conversion and zone status, road access, power, and whether you would build to a tenant's specification.

Do you design, build or get approvals for a build to suit project?+

No. Our work ends when the Agreement to Lease is signed. Design, engineering, construction, project management, funding and running approvals are not included.

Tell us about your land or your requirement

Choose "Industrial Land / Build to Suit" on the form, as an occupier or as a landowner.

Discuss land or build to suit