Brand-New Room Service Apartment for Sale in Whitefield

Published: 19 August 2026 | Updated on: 20 August 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

This is a 104-room service apartment building in Whitefield, Bengaluru — 22,000 sq. ft. of built-up area on a 3,400 sq. ft. plot across six floors, brand new and furnished. It is currently leased to Divyashree Techpark, generating ₹13.52 lakh per month plus 18% GST, under a 9-year registered lease with a 5-year lock-in. The expected sale price is ₹15.5 crore.

This is a fundamentally different investment from a residential apartment, and it deserves to be evaluated on its own terms: as an income-producing commercial asset with an existing, legally binding tenant relationship you would be stepping into.

What does buying a leased asset actually involve?

You are not buying an empty building and then finding a tenant — you are buying a building with an active, registered lease already in place, and Divyashree Techpark continues paying rent to whoever owns the property, which becomes you on completion. This is a leaseback structure, common in institutional-grade commercial real estate, and it front-loads a great deal of the usual leasing risk.

Whitefield itself needs no introduction as a Bengaluru commercial address — it anchors the eastern end of the Purple Line metro corridor and has been one of the city's primary IT and business park destinations for over two decades, home to ITPL and a dense concentration of established and newer tech parks. A service apartment building serving that market has a structural reason to exist independent of any single tenant.

Does the yield math work?

Run the numbers yourself rather than taking a headline figure. ₹13.52 lakh per month works out to roughly ₹1.62 crore per year in gross rent, before GST considerations. Against the expected ₹15.5 crore price, that is a gross yield in the region of 10.5% — a genuinely strong figure by Bangalore commercial standards, where residential yields typically run 2–4%.

Two things temper that headline number, and you should ask about both directly. First, GST: the 18% is charged on top of rent, but as a buyer you need to understand how GST registration, input tax credit, and compliance obligations transfer to you as the new lessor — this is a genuine accounting and legal question, not something to assume works itself out. Second, the yield is gross, not net; ask what maintenance, property tax, insurance, and any facility-management costs the seller currently bears, since those determine your real return, not the headline figure. Our rental yield calculator and investment guide works through gross-to-net yield conversion in detail.

How does this compare to other Whitefield commercial yields?

The roughly 10.5% gross yield this asset offers is well above typical Whitefield residential rental yields, which generally run in the 2.5–3.5% range for apartments in the same corridor. That gap is expected and appropriate — commercial leaseback assets with a locked-in institutional tenant should command a materially higher yield than residential property, since the buyer is taking on commercial-lease risk, less liquidity, and a much larger single-ticket exposure in exchange for the higher return. Treat the comparison as a sanity check on the asset class, not as evidence this specific deal is unusually generous: a 9–11% gross yield range is broadly where well-let, single-tenant commercial assets in established Bangalore IT corridors tend to trade.

What happens after the 5-year lock-in?

A 9-year lease with a 5-year lock-in means Divyashree Techpark is contractually committed not to exit before year five, but the lease continues for four years beyond that with presumably more standard exit provisions. Ask specifically: what are the exit and renewal terms for years six through nine? Is there a defined renewal option, and on what rent-escalation basis? A leaseback investment's real risk sits almost entirely in what happens after the guaranteed period, not during it.

What should you verify before committing?

This purchase needs commercial-property diligence specifically, beyond the standard residential checklist:

• The registered lease deed itself — read the full document, not a summary. Confirm the registered rent, the escalation clause, the exact lock-in and termination terms, and any tenant improvement or maintenance obligations assigned to the landlord.
• Tenant covenant strength — understand Divyashree Techpark's standing as a tenant and its payment history on this specific lease if the seller can provide it.
• Building compliance — occupancy certificate, fire safety clearance, and any commercial-use zoning confirmation appropriate to a service apartment operation.
• Utilities and infrastructure — the seller states Cauvery water plus two borewells and 60 KW DG backup; confirm these are functioning and adequately sized for 104 occupied rooms, not just installed.
• Title and encumbrance — the same mother deed, title chain, and encumbrance certificate checks that apply to any Karnataka property purchase.

Buyers new to the Karnataka property document sequence should also read our 25-step buyer guide, though be aware a commercial leaseback purchase like this one typically also involves separate commercial lease-law counsel beyond standard residential conveyancing.

Who is this suited to?

This is an institutional-grade or serious high-net-worth investment, suited to a buyer looking for a substantial, income-generating commercial asset with an existing tenant rather than a property to develop or occupy. It requires capital at the ₹15+ crore scale and the willingness to engage commercial-property and tax counsel properly. Our broader comparison of Bangalore investment formats is written primarily around residential assets, but the underlying discipline of separating gross returns from net, and understanding what you actually own, applies here even more.

Next steps

Call or WhatsApp 9606230962 or 7676870876 to request the registered lease deed and full financials before any site visit. You can also send your requirement through our property requirement form, or browse our other verified Bangalore listings.

A leaseback asset is only as good as the lease behind it. We will help you read it properly before you commit ₹15.5 crore to it.