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Homework Recommended Before You Look For New Office Space in Hyderabad
Homework Recommended Before You Look For New Office Space in Hyderabad
Built-to-suit (BTS) facilities: These are rare deals now where a client who has a large
space requirement signs a BTS contract wherein the entire complex or significant
part of the complex is tailor made to the tenants choice. Such deals may also cover
interior fitouts.
Budget:
For tenants, if they require a fully furnished office space then, a decision needs to be
taken as to whether they need a brand new fitted out office space or older fitted out
office space. The former will always be more expensive than the latter and would
require the tenant to offer lock-in periods to justify the landlords investment. On the
other hand a newly fitted out office space would be as per the tenants choice of
layout and corporate color schemes. Rental budget also depends on the choice of
location.
For buyers the budget will depend on location and buildings specs of bare or warm
shell.
Number of workstations: Some companies are specific that they need a certain number of
workstations but they may not have complete clarity on the exact space that is required for
this requirement. Our inputs are as follows:
IT market is divided into software and BPO type office setup. Five years back, a
software occupant would plan 100sft per employee / workstation. Incase a client
needed 100 workstations then area required was 10000 sft.
Over the past few years, competition and cost cuttings measures have reduced the
area per employee for software to 60-75ft. In todays scenario a 100-seater office
space would be developed in 7500-8500sft of office space.
In todays scenario a 100-seater BPO requirement would be developed in 50006000sft of office space.
Challenge remains for companies who want 100-seater offices in lesser sft and older
fitted out offices. This is a tricky requirement and has to be handled on a case-to-case
basis.
SEZ or Non-SEZs: In todays age a lot of companies want to operate from SEZs to take
advantage of tax benefits available. Some points to be considered are as follows:
Before a company decides on whether to locate itself in a SEZ or not, we recommend
that they should evaluate whether their company is SEZ ready. This evaluation is
necessary since the SEZ route would involve the company approaching the SEZ
authorities with export projections for atleast the next 5 years. The evaluation could
be done with tax and management consultants.
The current IT SEZ format does not seem conducive for smaller or medium sized IT
companies.
The current SEZ format seems to be better for companies with 3rd party export
billings. Companies, which are basically serving their parent companies aboard, may
not be keen to get into SEZs.
Getting into an SEZ is a comprehensive process and so is the exit mechanism.
Currently IT SEZs properties are slightly more expensive than non-SEZ properties.
Parking:
Newer office complexes would be able to provide 1 car park for every 1000-sft space
leased.
Some modern complexes are planned with even better parking ratios.
Older buildings may not be able to cater to such parking requirements.
Companies need to have clarity on number of car parks & cost, if any, associated
with it while evaluating options.
In some property options the 2-wheeler parks have to be accommodated in the carparking ratio itself, while in some other options landlords might offer separate 2wheeler parks independent of the car parks.
Power requirements: On a thumb rule basis power requirements in bare shell spaces would
range around 1kva per 100 sft of leased space. In warm shell space the power requirements
would be significantly lower since air-conditioning chiller is part of the landlords scope.
DG back-up: Clients should check if the back-up is adequate to cover the power
requirements of the office. It is also advisable to check if back-up is provided through a
single genset or multiple units.
Employee perspective:
Most of the corporates prefer to be located in the core or mid areas of the city.
Most of the IT companies prefer to be located in Hitec city only.
There is no hard and fast rule about this and companies choose as per their
requirements.
For some companies the building profile is important to attract the best available
talent hence modern buildings are required.
Leveraging: Incase a client needs to buy space then they should first evaluate their
leveraging capability with banks / funding institutions before starting a search. This aspect is
important since a lot of clients are not aware of their budget or funding options. For e.g.
currently banks do not offer loans to NRIs to buy commercial properties.
It always helps to understand an office requirement in detail before seeing options. It will always
save time for everyone involved and could also help any possible heartburn issues. The above
research is just the beginning of the entire process of selecting a new office.
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