India | November 2022

Data centers:
Scaling up in the
green age
 Table
of Contents

Section (1) - Data Center Growth

Evolving data center space | 04

Data center investments | 08

State incentives and opportunities | 10

Section (2) - Data Center Development

Data center infrastructure poised | 14

for next level of expansion .

Sustainability to become focus area | 18

Improving efficiency through technology | 21

 Data Center
Growth

03 Data centers: Scaling up in the green age

Evolving data center space

Overview
The Indian data center market is constantly growing and evolving, with the pandemic hastening the
growth of this space. Technology upgradation, mobile and data penetration have spurred the need for
data center services for storing large volume of data. Increased usage of Artificial Intelligence (AI),
multi-cloud adoption and 5G in near future will further accelerate demand for best-in-class data center
facilities in India. Currently, India has about 770 megawatt (MW) of data center capacity spanning 10.3
million sq ft. We expect data center stock to double in next 3 years to 20 million sq ft by 2025. Future
data centers are likely to be more agile, efficient and sustainable.

10.3 msf 770 MW 70%

Share of top
Current data center Current Capacity
stock* 5 operators

Data center stock to double to 20 msf by 2025 with advent

of 5G, increased multi cloud usage and data localization

20

Data center stock (mn sq feet)

21% CAGR 10.3

2012-2022

2.7
0.6 1.5

2007 2012 2017 2022 2025F

Rise in internet High growth in Exponential rise in Advent of 5G

subscriber base smartphone E-commerce
Multi-cloud usage
adoption adoption
India entered
Data localization
3G phase Launch of 4G Adoption of cloud
services spurred services
growth of data
Government’s push
usage
towards digital India
Source: Colliers
*Data pertains to top 7 cities - Bengaluru, Delhi-NCR, Mumbai, Pune, Hyderabad, Chennai & Kolkata.
Stock represents total designed IT load capacity. Including occupied as well as unoccupied space.
Data as on November 2022

Data centers: Scaling up in the green age 04

 Market enablers

Internet user Data consumption

base tripled to increased by

807 mn1
from 277 mn in 2015
7X
between 2018
and 20212

Average monthly data traffic Indian cloud market

per user has increased has grown at

2X
in the last 3 years
44%
CAGR during 2016-21
to 17GB/user3

E-commerce market doubled between

2017 and 2022; likely to become

USD350 bn market by 20304

India has always been the frontrunner in adopting technology. However, the last two years have seen
an explosion of data usage. Apart from the growth of e-commerce, the pandemic has lent itself to
increased usage of over the top (OTT) platforms, social media and gaming, spurring demand for cloud
services in India. As most industries embrace deep technology, the need for computing resources to
store huge volume of data will only get bigger hereon.
Notes:
1 Data as of September-2022 TRAI- Telecom Regulatory Authority of India
2 The economic survey 2021-22
3 Nokia annual Mobile Broadband index 2022
4 IBEF

05 Data centers: Scaling up in the green age

India advantage

The growth of Indian data center industry is driven by a diverse range of consumption and
demographic trends. This is compounded by favourable regulatory policies that will fuel the growth
and investments in this sector.

Demographic advantage

Data charges rate/GB at INR 7/GB

(USD 0.09), one of the cheapest in
the world5

Incentives such as stamp duty exemption, land

cost subsidy, GST refund, tax incentive across
states to aid growth of data centers

Subsidized power supply

and fuel prices for data
center facility

Availability of
skilled workforce

Data center development

costs are almost 60% lower
than matured regions

High data
consumption

Notes: 5-Industry

Data centers: Scaling up in the green age 06

Regulatory advantage

Investments in data centers have been on the rise since last 2-3 years owing to rising demand and
supportive government initiatives.

a. Proposed data center policy

- The Ministry of Electronics and Information Technology (MeitY), in November 2020, released the draft data
center policy for development of data centers in India. The draft data center policy is currently at proposal
level, and yet to be implemented. The policy aims at making India a global data center hub by promoting
investments in the sector, propelling digital economy growth, and providing state-of-the-art trusted hosting
infrastructure to meet country’s growing demand.

Simplified clearances for Setting up special

setting up data centers data center economic
zones (DCEZ)

Provision of Availability of clean,

infrastructure uninterrupted and
status to data subsidized power
centers

Fiscal and non fiscal Promote domestic

incentives such as tax manufacturing of
waivers through data data center parts
incentivization scheme

b. Data localization policy

- The Personal Data Protection Bill 2019 proposes a localization framework that restricts the data flows by
limiting physical data storage and processing within the jurisdiction of the country from which it originates.
Data localization would result in strong demand for data storage, which shall fuel the growth of data centers
in the country. The government has currently withdrawn the Data Protection Bill, 2019, and will likely present
a new bill that fits into the comprehensive legal framework.

Indian data center industry is witnessing robust growth driven by increased

adoption of smart devices, e-commerce and cloud services. Added to it,
operators are enthused by India’s advantage led geography and regulatory
incentives accorded by various states. By 2025, India’s data center stock is likely
to double to about 20 mn sq ft across the top cities

07 Data centers: Scaling up in the green age

Investments into data centers cross
USD10 bn since 2020

Led by the aforementioned factors and data explosion in the country, investors across the spectrum
are now viewing data centers favourably. Since 2020, data centers have received cumulative
investments of USD10 Bn.

These investments include the following: Investments in data centers

2020 - YTD 2022*
5.4%
Build - Investments from corporates
and real estate developers looking to
enter the burgeoning space.

Global data center operators expanding

into newer geographies like India USD10 bn

Invest – Private equity funding into data centers

as they look at long-term gains. A Tier 3 and
Tier 4 data center asset class can provide a net Build
yield per annum of about 16%-18%, making Invest
them attractive for institutional investors. Source: Colliers 94.6%
YTD:Jan-Sep 2022

Data centers are an interplay of technology, real estate, and infrastructure. About 1 MW of data
center facility requires investments of about USD4 mn, making it more capital intensive than most
pure-play real estate asset classes. Hence, a long-term investment approach is required where
developers and data center operators collaborate to develop large built-to-suit facilities customized
to occupiers’ needs.

Data center
cost split

Real estate costs IT and network Infrastructure

20-25% 75-80%

Data centers: Scaling up in the green age 08

Investment models

Fully Fitted /
Bare shell Powered Shell
Built-To-Suit

Ownership & Built by developers Built by developers Owned and

operations and leased by data and operated by data operated by data
center operators center operators center operators

Provisions Basic building Basic building Fully fitted data

structure (Core+ structure + power center including
shell) source structure + power +
M & E and fit-outs

Lease 10-15 years 10-15 years Lease tenure varies

tenures from <5 years to
15+ years

Rent Bare shell space Bare shell space + Complete data center
inclusions premium for power facility including
source structure +
infrastructure
Charged on per MW
basis

Key private equity deals during 2021-22

USD161 mn USD74.3 mn USD30.8 mn

2021 | Mumbai 2021 | Mumbai 2022 | Chennai

USD17.6 mn USD9 mn
2021 | Mumbai REIT 2022 | Chennai

Source: Colliers

Data center facilities are capital intensive and high in specifications in terms of
their design and construction. Real estate costs constitute only 20-25% of the
total data center development costs. Hence, developers can partner with data
center operators in developing data centers with varied number of
responsibilities to secure long term returns.

09 Data centers: Scaling up in the green age

State incentives and opportunities
While multiple regulatory bodies at the central level are providing a framework for data
centers in India, state incentives are becoming a game changer. Several states have come up
with incentives such as stamp duty exemption, land and tax exemption, for data centers. This
is opening multiple avenues for data center occupiers across the country.

State incentives to be a deciding factor for investments

Uttar Pradesh

• Capital, Interest, & Land West Bengal

subsidy • 100% Stamp duty exemption
• Stamp duty & Electricity • Electricity duty Waiver
duty exemption • Dual power grid network
• Dual power grid supply • Special provisions in building norms

Maharashtra
• Stamp duty exemption
• Electricity duty
exemption
• Value Added Tax (VAT)
refund

Telangana
• Sales tax and building fee
rebates
• Land at subsidized costs
Karnataka
• Subsidized power supply &
fuel prices • Capital & Land subsidy
• Dual power grid supply • Stamp duty exemption
• Electricity duty exemption

Tamil Nadu
Key data center site
• Stamp duty & fiscal incentives on selection parameters
land/building
• Electricity exemption Environmental Hazard free

• Incentives for Green data centers Availability of dedicated land parcel given by
the govt at subsidized costs
• Incentives on power & connectivity
Power availability at subsidized costs

Availability of Landing station

Presence of Tech hubs

Source: Colliers
Note: Each circle represents presence of key parameter in that location and suitability for data center development Financial incentives from state government

Data centers: Scaling up in the green age 10

Mumbai & Chennai to account for 40% of the new additions in 2022-24

49% Mumbai
Mumbai holds the largest data center
capacity at 49%, followed by Delhi NCR at
17%. Chennai also holds 10% of the total
stock. Submarine cable connectivity,
presence of landing stations and internet
exchanges are the key advantages for data
17% Delhi-NCR centers in Mumbai & Chennai
NCR has about
17% of the total
data center
inventory owing to
the presence of
government
institutions and
BFSI and telecom 12% Bengaluru
players. Cheaper
rates of land
parcels has led to
Noida having
about half of the
total data center 10% Chennai
stock of NCR. Bengaluru and
Hyderabad are best
placed in terms of
environment hazards
criteria as they do not
1% Kolkata fall into high seismic
zone and high flood risk
areas. They also have
prominant presence of
technology companies
and startups which
5% Hyderabad create significant
demand for data.

6% Pune

Source: Colliers

11 Data centers: Scaling up in the green age

Tier II cities gear up to host new age data centers

Growth of data centers in Tier-II cities is currently
at a nascent stage as they hold only about 3% of
the total data center stock in India. However, as
more businesses and startups move towards
smaller towns, investments in data centers are
likely to surge. Tier II / III cities are now being
looked at as key locations for setting up edge
data centers. Strengthening connectivity and
power infrastructure will provide a boost to
data center development in these locations.
Tier II cities can also serve as disaster recovery
sites. Organizations use disaster recovery site
facilities to recover and restore their
technology infrastructure and operations when
their primary data center becomes unavailable.

Emerging cities Mohali

Jaipur Patna

Ahmedabad

Durgapur
Raipur
Nasik
Nagpur

Indore Bhubhneshwar

Vishakhapatnam

Manglore
Vijaywada
Kochi

Trivandrum

Over the last two years, data centers have received about USD10 bn of inflows
from institutional investors and operators. While key data center policies remain
at proposal level, various state governments have already enabled incentives
such as stamp duty exemption, power subsidies, etc to foster the growth of data
centers. Mumbai has about half of the data center stock in India, followed by
Delhi-NCR. Non metro towns, are also witnessing growth as businesses move
towards smaller towns creating demand for data storage.

Data centers: Scaling up in the green age 12

 Data Center
Development

13 Data centers: Scaling up in the green age

Data center infrastructure poised for
next level of expansion
Over the years, data centers have grown from being Outsourced storage
small in-house captive facilities owned and managed by spaces due to rising
companies to large off-site third-party managed use of internet
facilities. Such facilities offer highly scalable storage amidst falling prices
services to businesses. of broadband

In-house / captive DC
facilities in the wake of
dot-com boom

Emergence of Hyperscale DC
infrastructure as occupiers use hybrid
Rise of Colocation data
clouds and multi-cloud deployments
centers amidst increased
cloud computing
Data centers: Scaling up in the green age 14
Core components of a data center infrastructure

Data centers provide facilities and infrastructure to businesses for storage and processing of large
volumes of data they generate daily. A data center contains racks of servers, maintenance
infrastructure, network streams, physical security, and other equipment required to store data.

Data center infrastructure*

Physical Infrastructure
Network Infrastructure • Building specifications
• Servers (Physical and virtualized) and development
• Networking equipment; routers, • Power and cooling facilities
& modems • Fire and life safety
• Firewall security • Access control systems
• Cabling system

Computing resources
• Storage networking technologies
such as storage area network (SAN) Storage Infrastructure
• Network attached storage (NAS)
• Hard disk drives, tape drives, &
• Power and cooling devices other forms of internal and
• Networking server racks external storage
Note:
• Storage and backup management
*The infrastructure can be based on the guidelines for design and establishment of a data centre facility, software utilities
by the globally-adopted ANSI/TIA Telecommunications Infrastructure Standard for data Centres
• Data center management software

Tier 4 data centers in pipeline as enterprises seek high specifications

Data centers are classified into four tiers basis infrastructure facilities, reliability, security and uptime.
Tier 1 data centers consist of basic infrastructure while Tier 4 offer complex infrastructure that is
completely fault tolerant and have better uptime. Hence, majority of the upcoming data centers are
Tier 4 level data centers.

15 Data centers: Scaling up in the green age

Types of data centers

1 Enterprise data center

Built, owned, and operated by companies, most often located
on site.

2 Colocation data center

A colocation data center is a large datacenter facility that rents
out rack space to third-party clients for housing their servers or
other network equipment.
A hyperscale data center is a large facility that offers a portfolio
of highly robust, scalable applications and storage services
designed to meet needs of large hyperscalers such as Microsoft
Azure, Amazon AWS, Google GCP etc.

3 Edge data center

Edge data centers are smaller facilities that are located close to
end users. These facilities are optimized to process large
volume of data with minimal delay (latency) in limited space.
Edge data centers are typically connected to larger data centers.

Scope for occupiers and operators

Enterprise Colocation Hyperscale Edge data

data centers data centers data centers centers

Strength Owned and operated More flexibility for Higher computing Reduced latency; lower
by companies, located businesses, as they can capabilities, agility and bandwidth leading to
on premises offering up-scale and downsize superior quality lower cloud storage
higher security data storage as per infrastructure expenses; increased
requirements scalability and
versatility

Limitation These facilities require Since these are shared Not ideal for smaller Higher costs for
constant upgradation spaces, clients may not businesses converting old IT
to meet the changing have control over infrastructure to edge
requirements facilities, security etc network

Future Scope Very limited Currently hold the Growth will be driven Likely to see higher
opportunities for highest share in total by Hyperscalers which demand in the next 3-5
operators in enterprise stock, demand from are taking up large years driven by
data centers as they retail and wholesale spaces buoyed by demand for faster data
offer limited scalability occupiers will remain cloud-adoption led processing in smaller
and are captive strong demand space
facilities
Providing scalability Agility and scalability
shall drive demand shall drive the demand
Automation and tech
enhancement remains
critical

Data centers: Scaling up in the green age 16

Hyperscale data centers witnessing tremendous growth

Increased data consumption and cloud adoption have accelerated demand for higher bandwidth as
well as larger storage capacities. Moreover, high capital costs and maintenance costs and fluctuating
demand are driving enterprises towards managed data centers over owned data centers. This has
led to emergence of hyperscale data centers. A hyperscale data center is a large data center facility,
with more than 5000 servers, that offers highly scalable applications and storage services to suit the
needs of Hyperscalers. Hyperscale data centers are typically larger facilities with more than 20 MW
capacity, while enterprise and edge data centers are smaller facilities, usually having less than 3 MW
individual capacity.

At present, large data centers 24%

(>50 MW individual capacity)
constitute 24% of the total data
center stock of the country. 24%
However, over 80% of the 47%
upcoming supply during
2022-25 will be a part of large 5%
data center facility.

Source: Colliers
<3 MW 4 - 20 MW 21 - 50 MW >50 MW

Edge is the future

Exponential growth in data consumption will require data centers to be closer to the end-user,
translating in increased demand for edge data centers. Currently, the penetration of edge data
centers in India is very low. However, the demand for edge data centers is likely to surge in next two
years as they offer low latency and faster data processing. Key data center providers like CtrlS and
NTT-Netmagic are already planning edge data centers at 200+ locations in next 5 years.

Data center facilities are complex in terms of their infrastructure design and
specifications and are constantly evolving to cater to the accelerated digital
transformation of businesses. Current data center advancements are largely
focused on customization, automation and optimization. This has led to an
emergence of hyperscale and edge data centers. The emergence of edge
computing will give a leg-up to edge deployments in next 4-5 years.

17 Data centers: Scaling up in the green age

Sustainability to become
focus area for data centers

22% of the total data center stock is currently

LEED certified
Source: Colliers

At a time when occupiers as well as cloud operators are aggressively

chasing their ESG targets, incorporating sustainable practices in data
centers has become critical. Data centers consume larger power for
their daily operations. Data centers are often measured by their PUE
(Power Usage Effectiveness) levels. At present, majority of India’s
Hyperscale / Co-location facilities are still operating at a PUE of more
than 1.5, which means adding 50% to your electricity usage. Usage of
renewables, sustainable materials and cooling technologies can help
lower data centers PUE. This will also reduce the need for expensive
infrastructure facility to handle cooling and power needs. The new age
data centers will have to be sustainable and future ready with ESG
compliance to meet enterprises’ ESG strategies.

Bringing sustainability at every stage of

data center development

Currently, India does not have strict

policies for implementing sustainable
practices and utlizing renewable
energies unlike developed economies
like Singapore, UK and Ireland.
According to Colliers, at present
around 22% of the existing data center
stock is LEED certified. However, data
center operators are slowly taking
steps towards incorporating
sustainable practices to reduce the
carbon footprint of the data centers,
as India pledges to go carbon neutral
by 2070. Incorporating sustainability
and designing a carbon neutral
program from the inception of the
project becomes essential for
achieving optimum efficiency.

Note: *PUE is Total Facility Power consumption divided by IT Equipment Power.

Data centers: Scaling up in the green age 18

Data center Green Certifications

Indian Green Building Leadership in Energy and

Council (IGBC) Environmental Design (LEED)

• IGBC (Green data center rating system)
measures the whole data center
development including energy efficiency,
operation & maintenance, water
consumption, building materials &
resources, indoor environment quality and
innovation & development.
• The system helps in achieving sustainable
development with both tangible and
intangible benefits. The tangible benefits
include 20-25% reduction in energy
consumption and 25-30% reduction in
water consumption.
• LEED rating system focuses on
sustainability of the built
environment in its entire life cycle
including environmental impact,
location & transportation, water
efficiency, energy & atmosphere,
regional priority and are not certified
only the basis of PUE level.
• The system helps to reduce 25%
energy consumption and lowers 34%
CO2 emissions.

• The intangible benefits include enhanced Advantages of

air quality, excellent daylighting, health & Green certifications
well-being.

Reduced
operational
costs

Reduced
impact on
Environment

Higher
resale value on
property

Improve
indoor air
quality

19 Data centers: Scaling up in the green age

Data centers going green

Green data centers are facilities that utilize energy efficient technologies to maximize the energy
efficiency and minimize the environmental impact. The green data center strategies range from
minimizing the building footprints and using sustainable materials to recycling the e-waste.

Modular design and structure

Modular system is much flexible, faster and easier to install and is cheaper as compared to traditional
data centers. Modular data centers also contribute in improving operational efficiency & reducing
energy consumption.

High density and scalable module

Data center operators should leverage compact high density designs that utilize less land footprint

Responsible power generation & consumption

The data centers industry must move towards renewable, sustainable onsite power generation to
handle power outages.

Hot aisle containment

The Industry’s norm of 5 meters floor to ceiling can very well be reduced significantly with hot aisle
containment, against the current practice of cold aisle containment. This would reduce significant
amount of construction materials and can promote sustainability practices.

Liquid cooling technologies

Similarly, using the liquid cooling technologies like rack cooling, server cooling and immersion cooling
are yet to take the center stage. Further, majority of the data center operators are designing the racks
for 6KW to 10KW. With liquid cooling technologies, this can be augmented up to 25 KW and with
immersion cooling this can go upto 80KW/100KW per rack. With higher rack densities, the footprint
(floor space) of the data center will reduce significantly, thus becoming a sustainable model.

Minimum waste & landfill impact

Data centers should track all the generated waste & minimise through re-use, re-cycle, and
re-manufacturing efforts to ensure minimum carbon footprint

Adhering to IGBC green data center norms

Indian Green Building Council (IGBC) created a pilot version of ‘Green data center rating system ‘ to
address lack of standard norms in India. IGBC has made a Renewable Energy Standard for data
centers in India in collaboration with the uptime Institute to encourage operators to invest in 
Renewable Energy.

With Edge data centers slowly gaining momentum and Gartner’s prediction of 75% of the computing
needs moving to edge data centers by 2025, it is very much imperative for the data centre industry to
relook at various initiatives that are being used currently.

Data centers: Scaling up in the green age 20

Improving efficiency through Technology

As sustainability is taking center stage, businesses are leveraging technology even more to create
intelligent, automated systems designed to increase efficiencies. Companies are increasingly
investing in low-carbon and energy efficient technologies to reduce the environmental impact.

1 Cooling technologies
Precision cooling of racks - Liquid
cooling reduce temperature in a
targeted manner and requires less
2 Wind and Solar power
technologies
Solar and wind power
generation through
energy to cool down than technological intervention
air-based cooling helps to generate own
onsite-power sources

3 Power distribution
Rack mount power distribution,
metering, Distribution Management
System (DMS), Data Center
4 Security system
Access control system and
video monitoring system
(CCTV) will help to monitor
Infrastructure Management (DCIM), the physical security of the
Intelligent racks to monitor and property
check the power distribution

21 Data centers: Scaling up in the green age

5 Fire system
Fire extinguisher and early
detection system with modern
fire evacuation systems helps to
prevent the fire accident
6 Cooling optimization
through AI and machine learning
Data analytics with modern
technological tools can help to
reduce power consumption and
improve reliability

7 Uninterrupted power
supply (UPS) system
Rack mount modular UPS
system to ensure uninterrupted
8 Digital tools/sustainable
designs to lower power
usage effectiveness (PUE)
Digital strategic tools and
power supply and battery analytics to identify and
modules to support user defined quantify energy reduction
backup time opportunities

9
Currently, about 22% of the
current data center stock is
LEED-certified. Since data centers
Monitoring system are highly energy intensive, there
Collecting, displaying and digital is ample room for more
sustainability elements to be
monitoring system helps to
adopted. The next phase of
monitor the downtime and active
growth will be to leverage
server conditions
technology to create intelligent,
automated systems designed to
increase efficiencies. Edge data
centers will further support the
sustainable transition of data
centers through smaller footprint,
and lower energy consumption.

Data centers: Scaling up in the green age 22

Definitions

Data center (DC)

A Data center is a centralised location that offers dedicated space for

organisations’ computer and networking systems and data. These
centers collect, store, process, and distributing data required by
organisations for daily operations.

Tiers

Tier 1 is the simplest infrastructure, while Tier 4 is the most complex

and has the most redundant components. Each tier includes the
required components of all the tiers below it.

Tier 1: A Tier 1 DC has a single path for power and cooling and few, if
any, redundant and backup components. It has an expected
uptime of 99.671%
Tier 2: A Tier 2 DC has a single path for power and cooling and some
redundant and backup components. It has an expected uptime
of 99.741%
Tier 3: A Tier 3 DC has multiple paths for power and cooling and
systems in place to update and maintain it without taking it
offline. It has an expected uptime of 99.982%
Tier 4: A Tier 4 DC is built to be completely fault tolerant and has
redundancy for every component. It has an expected uptime of
99.995%

Uptime

According to datacenters.com, DC uptime is the guaranteed annual

availability of a DC. Offering uptime is one of the core business goals of
a DC. Uptime is basically the calculation of how often a particular
resource is available during all the minutes or seconds of a given year.

Latency

Data latency is the total time elapsed between when data are acquired
by a sensor and when these data are made available to the public.

23 Data centers: Scaling up in the green age

For further information, please contact:

Ramesh Nair
CEO | India & Managing Director
Market Development | Asia
ramesh.nair@colliers.com

Srinivasa Rao
Managing Director
Data centers | Project Management
rao.srinivasa@colliers.com

Vimal Nadar
Senior Director & Head of
Research India
vimal.nadar@colliers.com

Authors: Marketing & PR

Vaishnavi Bala Sukanya Dasgupta

General Manager Senior Director & Head of
Research | Bengaluru Marketing & Communication | India
vaishnavi.bala@colliers.com sukanya.dasgupta@colliers.com

Pallavi Kukdolkar Riddhi Vira

Assistant Manager | Research | Pune Manager | Marketing &
pallavi.kukdolkar@colliers.com Communications | India
riddhi.vira@colliers.com

Arun KR Design & Development

Associate | Research | Bengaluru
arun.kr@colliers.com Satnam Singh
Assistant General Manager
Marketing & Communication | India
satnam.singh@colliers.com

Ativir Pratap Singh

Assistant Manager
Marketing & Communication | India
ativir.singh@colliers.com

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