7 Tech Parks Along Bengaluru’s Outer Ring Road (ORR) Fueling Property Prices
Synopsis: Bengaluru's Outer Ring Road has quietly become India's most valuable corridor with 31-km corridor from Hebbal to Central Silk Board lined with tech parks that house everyone from Google to JP Morgan. Here's a look at the parks driving this boom, and why real estate along this belt just keeps climbing.
ORR IT segment stretching from Hebbal in the north to Central Silk Board in the south has become Bengaluru's busiest and most sought-after business district. It's home to hundreds of thousands of tech, finance, and engineering professionals, and to campuses of nearly every major global tech and financial company. Here's a closer look at the tech parks that make ORR tick, and what that means for the real estate around it.
Top Tech Parks Near ORR
1. Manyata Tech Park (Embassy Manyata Business Park)
Manyata Tech Park is situated in Nagawara close to Hebbal, this technology park spans around 120 to 300 acres and hosts companies such as IBM, Cognizant, NVIDIA, and Microsoft, along with employing more than 100,000 individuals. It links to the airport through Bellary Road, and the Nagawara metro station on the Purple Line is approximately 2 km away, with a specific metro line extension underway.
2. Embassy TechVillage
Embassy TechVillage is located at Devarabeesanahalli in Bellandur, this 84 acre integrated business park houses companies like, JP Morgan, Wells Fargo, Cisco, Sony, and Flipkart's flagship campus with employing over 45,000 people. It's nearly fully leased, and a dedicated metro station on the Blue Line is set to open right at its entrance, making it one of ORR's best-connected areas.
3. Prestige Cessna Business Park
Prestige Cessna Business Park is located in Kadubeesanahalli on the Marathahalli-Sarjapur stretch of ORR, and has companies like, Cisco, Sapiens, HCL, Walmart, and Cargill, with over 40,000 employees working. It sits close to Bellandur and Marathahalli, and a metro station is planned nearby on the upcoming Blue Line.
4. Bagmane Capital
Bagmane Capital which is spread across roughly 50 acres in the Mahadevapura stretch near KR Puram, Bagmane Capital hosts global names like Wayfair, Qualcomm, Microsoft, Amazon, and American Express across its many towers. It's a major employment cluster for GCCs and has direct road access to Whitefield, with a metro station planned close to the campus.
5. RMZ Ecoworld and RMZ Ecospace
Located in Bellandur, RMZ Ecoworld alone spans 80 acres with around 65,000 employees, while its sister campus RMZ Ecospace covers another 25 acres nearby. Together they host Honeywell, KPMG, Tech Mahindra, SAP, Cognizant, and NVIDIA, among others. Both are well served by ORR and are close to upcoming Bellandur and Kodibeesanahalli metro stations.
6. Global Technology Park
Global Technology Park is also on the Bellandur stretch of ORR, this campus is home to companies including LinkedIn, Vodafone, EPAM, Marvell, Yazaki India, and Wissen Infotech, spanning a mix of IT, semiconductor, and engineering firms. It benefits from the same dense ORR connectivity along with easy access to Sarjapur Road and Marathahalli.
7. Vaishnavi Tech Park
Vaishnavi Tech Park is situated near Ambalipura on Sarjapur Road, just off ORR, this roughly 5.6-acre location offers about 0.8 million sq. ft. of space, appealing to growing businesses and startups. It's a short walk from the upcoming Bellandur metro station and benefits from proximity to Bellandur and HSR Layout.
Also Read: Bengaluru’s Tumkur Road–Nelamangala Corridor: This Industrial Belt Has Seen Property Prices Rise Up to 204% in 5 Years – 5 Areas to Watch
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Source for average property price and 5 year price appreciation is from 99 acres.in
Beyond individual campuses, the numbers for the whole corridor are striking. Bengaluru is the country's highest GCC-led office leasing in the first half of 2026, with GCCs alone accounting for 60% of the city's total office deals, and ORR remains the single largest and most preferred office corridor for these centres.
Conclusion
ORR has evolved from a traffic-choked ring road into Bengaluru's economic backbone, along with the GCC leasing, near-full occupancy across its major parks, and residential prices in the key areas nearly doubling in five years. For companies and investors alike, this corridor isn't just where Bengaluru works anymore, it has become a most attractive real estate zone of the city.