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How we build your office

Built-to-suit (custom-built) offices in Bengaluru, designed and run for you

A built-to-suit office, also called a custom-built or customised office, is designed and fitted out for one company inside an existing building. Every Nestoo Worksphere office is made this way. We find a building in the Bengaluru (Bangalore) locality you choose, build the office around your team, then run it.

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An office planned for one team inside an existing building A blueprint-style floor plan inside the outline of an existing building, with its lifts and stairs at the core. One team’s office is laid out on it: workstations, cabins, a meeting room and a pantry. The Nestoo ring circles the plan, because the office is run for you once it is built. Illustration only.
Illustration only. Your layout is planned around your requirements and the building we find.

At a glance

What it is
An interior fit-out, not a new building
Where
The Bengaluru locality you choose
What you get
A shared or an entire office, built for your team
Who runs it
Nestoo, day to day
Price
Quoted individually (how quotes work)

What does built-to-suit mean? Two very different things

Built-to-suit can mean a new building a developer puts up for one occupier, or an office fitted out for one company inside an existing building. Nestoo builds the second kind, for teams of about 16 people or more.

You may also see it written as build-to-suit or BTS, or called a bespoke office.

The two meanings of built-to-suit, compared
A built-to-suit building A built-to-suit office
Who builds it A property developer An office provider, such as Nestoo
What is built A whole building or campus, from the ground up The interior of an office, in a building that already stands
The project Construction, measured in years An interior fit-out, measured in months
The commitment A long commitment, to match the building A term agreed for your office

Our fit-out guide sets published timelines for both side by side.

Plug-and-play, built-to-suit or a lease you fit out yourself?

A plug-and-play office, also sold as “ready to move” or “fully furnished”, is already fitted out, and you take it as it is. A built-to-suit office is designed and fitted out for your team first; with your own lease, you run the fit-out and the office yourself.

Plug-and-play, built-to-suit and your own lease, compared
Plug-and-play Built-to-suit Your own lease and fit-out
Layout and branding As it was built Designed for your team; your branding on request Whatever you design and build
Who pays for the fit-out The provider or landlord, before you arrive Usually the provider, recovered through the fee over the term Usually you, upfront
Time to move in Fastest: it already exists Longer: it’s built first, then ready to use on handover Longest: you find the building, then run the fit-out
Deposit and commitment Set by each provider or landlord Longer minimum terms than ready space; deposit set in each proposal A long lease, and a deposit set by the landlord
Who runs it after move-in The provider, or you on a furnished lease The provider You, with vendors you hire

These rows describe market practice. Sources are in our guides to lock-in, deposit and exit and fit-out cost and timelines.

Which route suits you?

  • Choose plug-and-play if you need to move in very soon and a standard layout works.
  • Choose built-to-suit if you want an office designed for your team, without running the project.
  • Choose your own lease if you have a facilities team and want to deal with the landlord and vendors directly.

Not sure which route fits?

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How does a built-to-suit office come together?

At Nestoo, a built-to-suit office comes together in four phases: find, design, build and manage. The seven stages inside them are the same whether the office is shared or entirely yours.

  1. Find

    1. Your requirements
    2. The shortlist
    3. Proposal and agreement

  2. Design

    1. Your layout

  3. Build

    1. Fit-out
    2. Move-in and handover

  4. Manage

    1. Running your office

See each stage in detail, with what we do and what you do at each one.

What decides the time and cost of a built-to-suit office?

The time and cost of fitting out your office depend on its size, how ready the building is and how much is customised. Special rooms, the building owner’s approvals and the pace of your decisions matter too.

The monthly fee also reflects the locality, the building and the term. Your timeline and fee are set out in your proposal.

A bare-shell floor has the building’s structure and core services but little inside, so almost everything has to be built. A warm-shell floor already has some basics, such as ceilings, lighting or air conditioning, so there is less to build.

Why do built-to-suit offices come with longer terms?

Offices built for one client come with longer minimum terms than ready space, because the fit-out has to be paid back. In a managed office, the provider usually pays for the fit-out and recovers it through the monthly fee over the term.

Over a shorter term, each month would have to carry more of that cost. That describes market practice; your own term, and how your fit-out is paid for, are set out in your proposal.

Why longer terms, worked through: the market practice and the arithmetic, with sources.

Questions to ask any built-to-suit provider

These six questions are specific to a custom build. Ask every provider, us included, and get the answers in writing.

  1. What timeline will you commit to in writing, and when does the clock start?
  2. How many rounds of design changes are included, and who signs off the layout?
  3. Who pays for the fit-out, and who owns it when the agreement ends?
  4. What happens if handover slips?
  5. At the end of the term, can we renew, and is there a charge to restore the space?
  6. What is your agreement with the building owner, and what happens to our office if it ends?

For scope, money, exit and running the office, use the full checklist. For the building itself, see what to check in a building.

How Nestoo builds to suit

We have no fixed centres, so every Nestoo office starts with your requirements and a building in your locality, anywhere in Bengaluru. Our offices are for teams of about 16 people or more.

  • Managed Office Space

    Your own lockable office inside a shared, managed office.

    Built to your requirements. The reception, meeting rooms and cafeteria are shared with a few other companies.

    Get a Quote

  • Private Office Space

    An entire office for your company alone.

    Every room is yours, from workstations and cabins to meeting rooms and the pantry.

    Get a Quote

Either way, we run the office after you move in. Your proposal sets out the fee, what it covers, how the fit-out is handled, the term and the timeline.

Questions about built-to-suit offices

These cover who finds the building, how the cost compares with ready space, and who pays for and owns the fit-out.

Do we need to find the building ourselves?

No. Finding the building is part of what Nestoo does. Tell us the localities that suit your team, and we look for buildings there that can hold the office you need. You then choose from the shortlist. If you haven’t settled on an area, choose “Anywhere in Bengaluru, suggest options” in the quote form. To weigh areas yourself, see how Bengaluru’s districts compare.

Does a built-to-suit office cost more than a ready-made one?

Not necessarily per month. In a built-to-suit office, the fit-out is usually paid back through the fee over the term, so look at the fee and the term together. Compare what each fee covers too, then work out the total for the years you expect to stay, including any cost of leaving early. Our guide has lock-in, deposit and exit explained, with market sources.

Who pays for the fit-out in a built-to-suit managed office?

In the market, usually the provider. It pays for the fit-out and recovers the cost through your monthly fee over the term. Our contract guide shows how that recovery works, with sources. With any provider, check whether any part of the fit-out is payable upfront. With Nestoo, how the fit-out cost is handled is set out in your proposal.

Who owns the fit-out and furniture when the agreement ends?

Practice varies, so settle it before you sign. Where a provider paid for the fit-out and furniture, it may keep them at the end of the term. Ask whether you can buy any of it at a residual value. Ask too whether a reinstatement charge, the cost of restoring the space, applies when you leave. Our contract guide covers what happens at the end of the term. With Nestoo, your proposal sets this out.

Planning an office built around your team?

Tell us how many people, where and by when. We’ll look for buildings that fit and prepare your quote.

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Three short steps

  1. Your office
  2. Where and when
  3. How to reach you