Wipro Expands Airoli Campus to 8.8 Lakh Sq. Ft.

Information technology giant Wipro Limited has significantly deepened its commitment to the Mumbai Metropolitan Region (MMR) by securing an additional 145,157 square feet of Grade-A office space.

The deal, finalized in early January 2026, involves a long-term lease at Mindspace Business Parks in Airoli East, Navi Mumbai.

This expansion follows a record-breaking 2025 for Indian commercial real estate and underscores the strategic shift of major IT occupiers toward cost-efficient, scalable hubs in peripheral business districts.

Wipro Lease Financials and Structural Details

According to registration documents accessed via real estate data firm CRE Matrix, the lease was officially registered on December 29, 2025.

Wipro has committed to a 60-month (5-year) tenure for the space located in Building No. 4 of the Mindspace SEZ.

• Rental Outlay: Wipro will pay a starting monthly rent of ₹97.25 lakh, which translates to approximately ₹67 per square foot.
• Rent Escalation: The agreement stipulates a 5% annual escalation in both the monthly rent and the security deposit.
• Security Deposit: The IT major has furnished a security deposit of ₹5.83 crore, equivalent to six months’ rent.
• Operational Timeline: While the official handover of the premises is scheduled for January 7, 2026, rent payments will not commence until April 1, 2026, following an 84-day rent-free period allocated for fit-outs.

The deal also includes exclusive access to 97 car parking spaces and a 36-month lock-in period, ensuring medium-term revenue stability for the landlord, Mindspace Business Parks REIT.

Strategic Consolidation in Navi Mumbai

This transaction is part of a broader expansion strategy for Wipro at the Airoli campus.

Just last year, the company acquired 387,000 square feet at the same property for a monthly rent of ₹2.47 crore.

With this latest addition, Wipro’s total footprint within the Mindspace SEZ has grown to approximately 8.77 lakh square feet.

The choice of Airoli highlights the micro-market’s competitive advantages:

• Cost Efficiency: At ₹67 per sq. ft., Navi Mumbai offers a compelling alternative to prime Mumbai districts, where rentals are significantly higher.
• Infrastructure: The park features green building certifications, 24×7 power backup, and proximity to major rail and road networks connecting Mumbai and Thane.
• Ecosystem: Wipro shares the campus with other blue-chip giants including Capgemini, Accenture, Cognizant, and IBM India.

Market Context: A Historic High for Leasing

Wipro’s move aligns with a broader resurgence in the Indian office market.

In 2025, gross office leasing across the top nine cities hit a record high of 82.6 million square feet.

As companies transition from hybrid models back to structured office environments, the demand for large, contiguous Grade-A spaces has surged.

Experts suggest that large IT occupiers are increasingly prioritizing long-term cost visibility and operational scale over short-term flexibility, a trend clearly reflected in Wipro’s five-year commitment.

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