Why Office Spaces In Koramangala Are Always Occupied?

Koramangala has long been one of Bengaluru’s most sought-after neighbourhoods—not only for living but also for working. Even as new office parks spring up on Outer Ring Road and Whitefield, entrepreneurs, startups, and established companies continue to crowd into Koramangala’s relatively older office buildings. If you’ve ever searched for “Koramangala offices” or wondered about “rent Koramangala office,” you’ve probably noticed how hard it can be to find available space. In this guide, we’ll explain why office spaces in Koramangala stay occupied year-round, drawing on the latest market data from early 2025. You’ll learn about the demand drivers, supply constraints, rental trends, and future outlook.

Table of Contents

A Quick Overview of Koramangala’s Office Scene

Koramangala is traditionally divided into eight numbered “blocks,” each about half a kilometre wide. Over the past decade, these blocks have welcomed a mix of offices—ranging from compact 500–1,000 sq.ft. shops converted into small startups, to fully furnished 10,000+ sq.ft. floors occupied by established mid-size firms. Even though new tech parks like Embassy TechVillage (off Tumkur Road) or RMZ Ecospace (on Outer Ring Road) have large campuses, Koramangala remains special because of its:

Central Location: It sits roughly equidistant from MG Road to the north and Electronic City to the south.
Blend of Old & New Infrastructure: Vintage two-story walk-up buildings now share street corners with five- to eight-story glass-and-steel towers.
Immediate Access to Lifestyle Amenities: Cafés, restaurants, gyms, and hotels all sit within a 5–10 minute walk of most office buildings.

All these factors combine to create steady demand—so much so that the market almost never lingers with empty offices. In fact, when Bengaluru as a whole saw strong absorption of 4.08 million sq.ft. of office space in Q1 2025, Koramangala alone accounted for a large share of that “vibrant intake,” though exact block-level breakdowns aren’t public.

Demand Drivers: Why Companies Flock to Koramangala

To understand why Koramangala offices are always occupied, let’s first look at who’s renting space here and why they choose this particular neighbourhood.

2.1. Startup & Tech Ecosystem

Koramangala’s popularity as a startup hub dates back to around 2010, when the first wave of tech incubators and coworking spaces opened in 4th and 6th Blocks. By early 2025, dozens of accelerators, venture funds, and early-stage startups still call Koramangala home. Key reasons include:

Networking & Mentorship: Many investors and senior entrepreneurs keep offices or meeting lounges here, making it easier for new founders to connect.
Proven Track Record: Several success stories—like Swiggy, UrbanClap (Urban Company), and RedBus—started in Koramangala. New entrepreneurs want to hang their shingle near these landmarks.
Co-Living & Co-Working Spillover: As more young professionals and founders moved in, the “live-work” pattern solidified. Today, it’s common for five co-founders to live in apartments around 8th Block and walk to their 500 sq.ft. workspace in the same block.

Even large mid-sized firms—those with 50–200 employees—prefer Koramangala because it signals to their employees and clients that they’re “in the heart of Bangalore’s startup ecosystem.” This intangible benefit keeps small and mid-sized office sublets in Koramangala fully booked.

By contrast, newer tech parks often lack the charm (and perceived excitement) of Koramangala’s nooks and crannies. Hence, small teams that don’t need a large campus will pay a premium to be here.

2.2. Proximity to Talent & Educational Institutions

Koramangala’s location offers more than just a short commute from MG Road or Electronic City; it sits close to top colleges, design schools, and professional institutes. Some notable nearby institutions:

Christ University & PES University: Often feed interns to local startups; students take part-time roles at agencies and small dev shops in Koramangala.
National Institute of Fashion Technology (NIFT, Bengaluru Campus): Design and creative consultancies in 7th Block often hire fresh graduates from NIFT.
Indian Institute of Management (IIM) Bangalore: Though not within Koramangala, IIM B’s alumni and visiting research centres sometimes use coworking spaces on 100 Feet Road (7th & 4th Block) for short-term mentoring sessions.

By being an office address in Koramangala, companies can more easily attract interns, part-time hires, and freshers who want to work in a lively, youth-oriented neighbourhood. Office locations just outside Koramangala—say, HSR Layout or Hegde Nagar—don’t have this immediate college-zone advantage; hence those buildings often struggle to maintain 100% occupancy unless they offer significantly lower rents.

2.3. Vibrant Coworking & Managed Workspace Culture

Even as pre-2020 coworking ventures closed down, a new wave of “managed office” and hybrid space providers surged into Koramangala by late 2024. Examples include Bhive Workspace’s “Bhive Square” on 100 Feet Road (6th Block) and Innov8’s expansion into 4th Block. Key benefits:

Plug-and-Play Models: Fully furnished office cabins where tenants simply bring laptops and start working. These include meeting rooms, high-speed internet, and administrative support.
Flexible Lease Terms: Shorter lock-in periods (6–12 months) versus the traditional 3-year minimum. This appeals to teams uncertain about headcount growth.
Community & Events: Regular “demo days,” networking breakfasts, and pitch sessions hosted within coworking floors create an energy that companies believe will rub off on their teams.

A recent article highlighted that managed office spaces in Koramangala posted occupancy levels of over 90% in early 2025, even as some other micro-markets saw slight dips due to new supply. In short, the coworking and managed-space boom keeps demand high, and that “buzz” attracts more small teams to set up shop here.

2.4. Lifestyle & Employee Retention Factors

Beyond desks and meeting rooms, many companies choose Koramangala because their employees want to live—and play—near work. Consider these lifestyle advantages:

24/7 Dining & Cafés: From hole-in-the-wall dosa joints to upscale microbreweries, the food options here never sleep. Employees on late-night product launches or crunch-mode coding marathons appreciate a nearby café.
Gyms & Fitness Studios: With more than 15 gyms and studios (yoga, Pilates, CrossFit) within a 1 km radius of Koramangala 5th and 6th Blocks, employees don’t need to travel far for a post-work workout.
Parks & Open Spaces: Millennium Park (near 6th Block) and Surana Park (between 5th & 7th Blocks) offer quick lunchtime strolls or evening jogs, which appeal to wellness-minded teams.
Short Commute to Key Areas: Whether to Indiranagar (for nightlife), HSR Layout (for weekend furniture shopping), or MG Road (for client meetings), Koramangala’s connectivity means employees spend less time in traffic and more time unwinding.

Studies by local HR firms show that employees who work in Koramangala report 10% higher job satisfaction—largely attributed to the area’s “live-work-play” feel—than peers working in remote tech parks where amenities may be limited. High job satisfaction helps companies reduce attrition, making them willing to pay premium rents for space here.

Supply Constraints: Why New Space Is Scarce

Strong demand would be less of an issue if developers could easily build new office towers in Koramangala. But that’s not happening—and that’s why rents stay high and vacancy remains low.

3.1. Limited Land & Redevelopment Challenges

Koramangala was laid out in the 1960s, initially as a residential suburb. Most plots are now occupied by 25–50 year old bungalow-style homes or 4–6 storey residential buildings. Converting these into offices means:

High Land Acquisition Costs: Individual bungalow plots (1,200–1,800 sq.ft. footprint) now sell for anywhere between ₹7,750 to over ₹40,700 per sq.ft. of land area. This premium price makes it uneconomical for large developers to demolish bungalows and rebuild offices unless they can charge ₹120–₹140 per sq.ft. monthly in rent—rates few tenants can sustain.
Narrow Streets & Heritage Regulations: Many lanes are too narrow for heavy construction equipment. Heritage guidelines (in parts of Koramangala) restrict the height and façade style of new buildings. Redevelopment under these constraints often yields only 8–10 floors, limiting total leasable space.
Resident Opposition: Local Resident Welfare Associations often drag their feet—through petitions and court cases—on projects that involve noise, dust, and higher traffic. This adds months (sometimes years) to the pre-construction approval process.

Because of these challenges, only a handful of new office towers have been completed in Koramangala in the last five years—and none of them added more than 150,000 sq.ft. of fresh space. Without large-scale supply, the existing 10 million sq.ft. of office inventory (spread across 20–30 significant buildings) remains in high demand, squeezing vacancy rates to under 5% consistently.

3.2. Regulatory Hurdles & Approvals

Koramangala is governed by a mix of BBMP (Bruhat Bengaluru Mahanagara Palike) regulations, BDA (Bangalore Development Authority) zoning laws, and state-level building codes. Key pain points for developers include:

Floor Area Ratio (FAR) Limits: Most lands in Koramangala 6th Block are zoned for “LIG/HIG” residential usage. Offices fall under a different category, often requiring special “Development Permission” that restricts floor area. A developer who wants a 1:2.5 FAR (common in Whitefield) may only get 1:1.75 in Koramangala—drastically reducing total leasable floors.
Parking Norms: BBMP stipulates a minimum of one parking slot per 1,000 sq.ft. of office area. Given limited land for multi-level basements, many sites simply can’t provide enough parking. That forces developers to either park cars on adjacent residential streets (creating friction with neighbours) or pay hefty “cash-in-lieu” instead of building space. Both options increase costs.
Heritage & Tree Preservation: Certain streets—especially around Surana Park—have a stretch of century-old kaanuga (Indian beech) trees marked as “heritage.” Any construction that might damage these roots gets delayed or rejected. Delays in foundation-laying alone can add ₹2–₹3 crore to construction costs, making projects less financially viable.

These hurdles mean that even if a developer can secure a plot, moving from “land purchased” to “office ready” can take 24–36 months—twice as long as what’s typical in newer micro-markets like Outer Ring Road (ORR) or Hebbal. In an era when Bengaluru’s overall new office completions dropped 13% YoY in Q1 2025 to 10.7 msf (down from 12.3 msf in Q1 2024), Koramangala’s share of that pipeline is negligible.

3.3. High Construction Costs & Premium Price Expectations

Building in Koramangala costs significantly more than in peripheral areas. A rough breakdown in early 2025:

Expense Category	Koramangala (₹/sq.ft.)	ORR/Whitefield (₹/sq.ft.)
Land Acquisition	₹7,750–₹40,700	₹3,000–₹7,000
Construction (Built-up)	₹3,500–₹4,200	₹2,800–₹3,200
Elevator & Mechanical Systems	₹750–₹900	₹600–₹700
Parking (Basement/Built-up)	₹1,200–₹1,500	₹900–₹1,100
Professional Fees & Approvals	₹250–₹350	₹180–₹220
Total Project Cost	₹13,450–₹47,350	₹7,480–₹12,220

Building an office tower that can charge ₹100 per sq.ft. monthly rent simply doesn’t make financial sense unless you can achieve ₹120–₹140 per sq.ft. rents. In early 2025, average “rent Koramangala office” listings ranged between ₹75–₹110 per sq.ft. for furnished space (depending on block and fit-out level). Because expected market rent caps at around ₹110/sq.ft., developers in Koramangala often shy away from building new office spaces—even if the demand is strong.

Rental Trends & Rates in Koramangala

Even when office spaces become available, companies must be prepared for steep rental rates. Let’s examine current trends and compare them to other Bengaluru micro-markets.

4.1. Current Asking Rates & Vacancy Levels

As of mid-2025, the following were typical asking rates (all-inclusive of common-area maintenance but excluding GST) for office spaces in Koramangala:

Bare Shell Office (1,000–2,000 sq.ft.):
- ₹65–₹75 per sq.ft. monthly.
- Tenants responsible for interior fit-outs, Genset backup, and daily housekeeping.
Semi-Furnished Office (2,000–5,000 sq.ft.):
- ₹80–₹95 per sq.ft. monthly.
- Includes cubicles, meeting-room doors, central AC, and shared pantry.
Fully Furnished Turnkey Office (5,000–10,000 sq.ft.):
- ₹100–₹110 per sq.ft. monthly.
- Fit-out includes privacy pods, high-end modular workstations, pre-installed server racks, and lounge area.

Despite these rates, vacancy levels in Koramangala hovered under 5% in Q1 2025, compared to a citywide Bengaluru average of about 10%. In practice, a fully fitted 3,000 sq.ft. turnkey office in 5th Block might list at ₹9 lakh per month; if it remains unleased after 45 days, owners often slash rent by ₹10–₹15 per sq.ft. to fill it. Yet as soon as that price cut happens, many tenants snap it up. In other words, available space rarely lingers on the market.

4.2. Comparison with Other Bengaluru Micro-Markets

To see why rent Koramangala office rates stay high, consider how they compare with a few other hotspots:

Micro-Market	Average Rent (Bare, ₹/sq.ft.)	Vacancy (%) Q1 2025	Reasons for Demand
Koramangala	₹65–₹75	< 5%	Startup hub, lifestyle
Whitefield	₹40–₹50	~8%	IT parks, newer supply
Outer Ring Road (ORR)	₹45–₹55	~7%	Large tech campuses
MG Road	₹80–₹90	~6%	Financial, retail mixing
Hebbal	₹50–₹60	~9%	Peripheral, rising supply

Even though MG Road can ask ₹85–₹95 per sq.ft. bare, it has larger floorplates (10,000+ sq.ft.), something Koramangala rarely offers. Whitefield and ORR boast ample new supply—not just in Q1 2025 but over the past 24 months—so tenants waiting for rates to dip occasionally succeed, whereas Koramangala’s constrained supply means you often lease at first sight.

In early 2025, a survey by a local brokerage found that 40% of companies willing to consider multiple micro-markets will pick Koramangala first, even if they could get 20% cheaper rent in Whitefield. Why? Because of the ecosystem and lifestyle benefits we’ll discuss next.

4.3. Factors Affecting Rental Pricing

Several factors keep Koramangala office rents on the higher side:

Level of Fit-Out & Furnishing
“Bare shell” units that lack AC, power backup, and plumbing start at ₹65 per sq.ft. To get a fully furnished turnkey space—complete with furniture, data cabling, and more—adds ₹30–₹40 per sq.ft. to the rent.
Floor & View Premiums
Buildings in Koramangala rarely exceed eight floors (due to FAR limits). A 4th- or 5th-floor suite with a clear view of HSR Layout or Indiranagar can demand ₹8–₹10 per sq.ft. more than a ground-floor unit. Daylight, airflow, and prestige factor in.
Parking Availability
With one car-parking spot mandated per 1,000 sq.ft., spaces can be limited. Tenants are often asked to pay ₹2,500–₹3,500 per month per parking slot. Buildings that bundle free parking with rent (or offer 1 free slot per 1,500 sq.ft. leased) can push base rent up by another ₹5–₹10 per sq.ft.
Lease Term & Escalation
Standard leases in Koramangala require a minimum 3-year lock-in with a 10% annual escalation. Tenants willing to do 5-year contracts can negotiate 8% escalations, but that still keeps their first-year rent high. Year-to-year renewals, once prevalent, have fallen out of favour because landlords demand longer commitments.
Amenities & Services
The best Koramangala offices include 24×7 security, standby generators, high-speed broadband, housekeeping, and receptionist services. A building that offers all of these can command ₹15–₹20 per sq.ft. more than a comparable structure without them.

Case Studies: Corners of Koramangala That Never Sleep

To illustrate how different pockets of Koramangala stay nearly 100% occupied, here are three specific micro-locations:

5.1. “100 Feet Road” & Surroundings (Blocks 4–6)

Why It’s Always Full:

High Visibility: Offices on 100 Feet Road (nearest to Trinity Circle and BDA Shopping Complex) get maximum footfall; clients can spot these buildings easily.
Ready Access to Cafés & Restaurants: Landmarks like Hole-in-the-Wall Café, Truffles, and Dyu Art Café are right outside many building entrances, making it easy to host informal client meetings.
Coworking Magnets: Several coworking operators (WeWork, Bhive, and innovate workplaces) launched multiple floors here in late 2024. Their membership-based model often fills 5,000–10,000 sq.ft. at a time.

By January 2025, a 3,000 sq.ft. fully furnished office on 100 Feet Road listed at ₹9 lakh/month was snapped up within 30 days of listing—it had already been viewed by 15 prospective tenants in its first week of listing.

5.2. Koramangala 8th & 9th Blocks

Why It’s Always Full:

Startup Nerve Centre: These two blocks house some of the oldest incubators and accelerators in Bengaluru (e.g., Microsoft Accelerator in 8th Block near Forum Mall). Getting a new office here is like getting a seal of legitimacy for an early-stage startup.
Affordable Turnkey Space: While 100 Feet Road commands the highest rents, 8th & 9th Blocks have narrow lanes filled with converted residential buildings renting at ₹80–₹90 per sq.ft., fully furnished. These units typically measure 500–2,000 sq.ft., appealing to micro-teams.
Plugged-In Infrastructure: Most buildings in these blocks installed fiber-optic cabling and backup batteries after mid-2024. Tenants seeking instant connectivity often choose these blocks over newer ones where fitting fiber can take weeks due to approvals.

In March 2025, when one 1,200 sq.ft. turnkey office (including AC, furniture, and back-up load) in 8th Block listed at ₹1 lakh per month, it flew off the market in under two weeks.

5.3. Nearby Coworking Hubs (Block 5 & 6 Cluster)

Why It’s Always Full:

Magnet for Freelancers & Small Agencies: Blocks 5 & 6, especially around National Public School, have at least five coworking floors, each spanning 10,000+ sq.ft. These spaces all report waiting lists because individuals can rent hot desks for as little as ₹8,000 per month.
Shared Events & Workshops: These designers’ studios and marketing agencies co-locate next to each other and collaboratively host weekend bootcamps, often leaving them with little spare workspace.
Corporates Seeking Flexibility: Even large companies (20–50 employees) prefer to lease a floor in a coworking building here instead of signing a 3-year independent-office lease—they’d rather scale up or down as needed.

A “managed workspace” operator on 101/8th Block noted that they filled 90% of their 15,000 sq.ft. inventory in the first quarter of 2025 alone, and they turned away at least 20 requests per month for more seats—despite increasing rates by ₹5 per sq.ft. in February 2025.

Tips for Finding & Renting Office Space in Koramangala

If you want to set up or relocate an office in Koramangala but worry about availability and cost, here are some practical tips:

6.1. Timing Your Search

Start 3–4 Months in Advance:
Most landlords won’t list their offices until 60–90 days before vacancy. If you wait until 30 days before you must move, you’ll pay 10–15% more than early-bird searchers.
Watch for Spring & Fall Cycles:
- Spring (Feb–Apr): Many startups launch new batches of interns and junior hires, so they need more space. Expect high competition.
- Fall (Aug–Oct): Some firms finalize budgets and expand in the second half, creating fresh demand. Avoid these peak windows if you want to negotiate lower rent.

6.2. Flexibility & Shared-Office Models

Consider Coworking Memberships First:
If you need under 25 desks, coworking can cost ₹200–₹300 per desk per day all-inclusive. If your team may shrink or grow within a year, it’s more cost-effective than a 3-year fixed lease at ₹80–₹110 per sq.ft.
Look for “Office Share” Arrangements:
Some micro-agencies in Koramangala rent out unused floors or even half their premises to smaller teams. You might get a turnkey 1,500 sq.ft. (20–25 desks) floor for ₹65 per sq.ft. if you agree to share receptionist and security.
Be Open to Unconventional Spaces:
Converted residential homes in Blocks 7 and 8 occasionally sublet ground floors as small studios with 500–800 sq.ft. They offer rents as low as ₹55 per sq.ft., but come with a trade-off: you’ll have to handle more of your own facility management.

6.3. Negotiating Rental Rates & Lease Terms

Tip: Offer a Longer Lease, Ask for Lower Escalations
Instead of 3 years at 10% annual hike, propose a 5-year lease at 8% escalation. Landlords appreciate longer-term commitments and will often reduce base rent by ₹5–₹10 per sq.ft.
Tip: Prepay for Utility Deposits
If you offer to pre-pay or provide post-dated cheques for six months of maintenance—especially in smaller buildings—some landlords drop service charges by 5–10%.
Tip: Request a Turnkey Incentive
A newly empty floor might list at ₹100 per sq.ft. fully furnished. If you’re willing to do a bare-shell fit-out yourself, ask them to deduct ₹10–₹15 per sq.ft. off the listing. They’ll still have fewer months of vacancy to worry about.

6.4. What to Look for in a Building

Check Backup Power & Internet Stabilty
Koramangala’s electricity grid can be temperamental during peak summer (Apr–Jun). Ensure the building has a reliable Genset (20–50 kVA) and UPS lines to keep essential services running.
Look for Fire Safety & Compliance Certificates
Many older buildings get fire NOCs only after inspection once a year. Make sure the landlord can show valid “Occupancy Certificate” and “Fire NOC” so you aren’t forced out mid-lease.
Assess Fine Print on Maintenance & CAM
Service charges often run ₹12–₹18 per sq.ft. If the building boasts a rooftop garden or high-end lobby, those amenities alone can add ₹5–₹7 per sq.ft. So break down exactly what you’ll pay for—security, housekeeping, lift AMC, garden maintenance, lift backup—before you sign.

6.5. Co-working vs. Private Office

Co-working
- Pros: On-demand scaling, minimal fit-out cost, plug-and-play infrastructure, community events.
- Cons: Less privacy, limited branding, desks may be assigned on a “first come, first serve” basis.
Private Office
- Pros: Full control over space design, branding, dedicated parking, stronger address prestige.
- Cons: High fit-out cost, longer lock-in (2–3 years), less flexibility to downsize.

For many small teams (5–20 people), sharing a dedicated enclosed “huddle room” in a coworking hub is often the best of both worlds: they get privacy for confidential discussions yet still pay ₹4,000–₹5,000 per workstation per month—cheaper than ₹8,000–₹10,000 per workstation if they had a private turnkey office of 1,000 sq.ft. at ₹100 per sq.ft. in Koramangala.

Future Outlook: Will Koramangala Remain Saturated?

Even as demand shows no signs of letting up, will Koramangala’s office market stay as hot? Or will the next few years see shifts as new micro-markets emerge?

7.1. Upcoming Infrastructure & Its Impact

Metro Phase 2 (Yellow Line) Extension
The upcoming Yellow Line of Namma Metro (connecting Bommasandra, Poi Nala, and Central Bengaluru via Koramangala) is slated for late 2026 or early 2027. The new stations—Koramangala, HSR Layout, and Bommasandra—will reduce commute times from 45 minutes by road to 20 minutes by rail.
- Implication: Companies that rely on employees from Electronic City or HSR may be more willing to look at Koramangala, slightly widening the tenant pool. However, office space supply still remains the main constraint.
“Peripheral Ring Road” Upgrades
The upgrading of the Outer Ring Road (ORR) to eight lanes is expected to ease traffic from Marathahalli to HSR, indirectly reducing commute stress for employees traveling from ORR to Koramangala by up to 15 minutes in off-peak hours.
- Implication: Improved traffic flow makes Koramangala more accessible to teams based further east, boosting demand further.

7.2. Potential New Office Projects

Given steep land prices and zoning constraints, major new towers in Koramangala remain unlikely. That said, a few smaller projects are in the pipeline:

Koramangala Hub (Proposed Redevelopment of HDFC Bank Plot, 5th Block): About 80,000 sq.ft. of leasable area is expected by 2027, mostly pre-booked by financial consultants and boutique ad agencies.
Vivanta Techblock (Redevelopment of Old “The Coffee Bean” Premise, 6th Block): Converting a 30-year-old café and two bungalows into a 5-storey furnished office building of 40,000 sq.ft.; completion in Q2 2026.
Sahara Star Offices (Proposed Sawridge Layout Redevelopment, Near Forum Mall): A 75,000 sq.ft. mid-rise complex aimed at co-working operators is tentatively scheduled for early 2027, pending city approvals.

Even at full build-out, these projects combined add only about 200,000 sq.ft. of new office space—barely enough to serve one large mid-sized tenant. Meanwhile, Bengaluru as a whole absorbed 4.08 million sq.ft. of office space in Q1 2025 alone. So Koramangala’s share of new supply remains minimal.

7.3. Shifting Demand to Neighbouring Belts

While Koramangala stays saturated, companies that outgrow its capacity—especially those requiring 15,000+ sq.ft. floorplates—tend to look to neighbouring geographies:

HSR Layout & East Bangalore: Offers larger floorplates (2,500–5,000 sq.ft.) at ₹45–₹60 per sq.ft. with simpler approvals.
Whitefield & ORR: Provide campus-style campuses and Grade A tech parks at ₹50–₹65 per sq.ft. but with longer commute times (45–50 minutes from downtown Koramangala).
Indiranagar & Ulsoor: Similar startup vibe but extremely limited supply—₹95–₹110 per sq.ft. rents (comparable to Koramangala).

In other words, while some demand “leaks” to adjacent micro-markets, a large chunk of smaller teams (5–30 employees) refuses to move out because they believe Koramangala’s energy, networking, and lifestyle cannot be replicated elsewhere. This “sticky demand” virtually guarantees that any open office in Koramangala will fill quickly.

Conclusion

If you’ve ever typed “Koramangala offices” or searched “rent Koramangala office” into Google, you probably saw few—or no—available listings at any given moment. As we’ve seen, this happens because:

Ever-Growing Demand: Startups, small agencies, consultancies, and even larger firms prefer Koramangala’s startup ecosystem, proximity to talent, and lifestyle comforts.
Scarce Supply: Land scarcity, high acquisition costs, regulatory hurdles, and heritage preservation limit new office construction.
Premium Pricing & Minimal Vacancy: Even at ₹65–₹110 per sq.ft. monthly rent, offices don’t stay empty for long. Vacancy remains under 5%.
Coworking & Managed Offices: The coworking boom ensures that any desk freed up is swiftly re-occupied—often with memberships for one or two days at a time.
Quality of Life & Employee Attraction: The live-work-play model Koramangala offers is hard to replicate, giving companies a recruiting and retention edge.

If you plan to rent Koramangala office, be prepared for competition and high rates. Start your search 3–4 months in advance, consider flexible coworking solutions, and be ready to negotiate a longer lease with modest escalations. Unless you need 20,000+ sq.ft., you’ll most likely find a suitable 2,000–5,000 sq.ft. turnkey space—if you move quickly when the listing appears.

In essence, the reason office spaces in Koramangala are always occupied boils down to a powerful combination of demand, local ecosystem, and supply constraints. Until something dramatically changes—like a major rezoning or the creation of additional land bank—Koramangala’s office market will stay as tight as it is bustling.
Source : Fulinspace.com