Bare shell
A raw floor plate. No flooring, no ceiling, no HVAC, often no washrooms. You build everything. Lowest rent, longest lead time, maximum design freedom — and the highest capital outlay from your side.
Building specification & layout
Bare shell, warm shell or fully fitted — choose the specification, not just the rent
The single largest cost variable in a Pune office deal is not the rent per square foot. It is the condition the space is handed over in, and who pays to finish it. This is the reference we give occupiers before they shortlist anything — and the specifications we source against.
4 shell typesBare, cold, warm and fully fitted, with the real cost difference explained
Carpet vs chargeableLoading factors in Pune run 25%–45%. We quote on carpet
Green ratedIGBC and LEED certified buildings identified where it matters
VastuEast and north facing requirements handled without compromising the brief
Occupiers we work with
Occupiers we have advised on specification
Logos shown are placeholders pending client consent — replace with real client marks before launch.
The specification reference
Two buildings at the same rent can differ by half your fit-out budget.
A bare shell floor at a low rent and a fully fitted floor at a high rent are frequently the same total cost once fit-out, the rent-free period and the time to occupation are modelled properly. Occupiers who compare only the headline rent per square foot routinely choose the more expensive option without realising it.
This page sets out what each specification actually means in the Pune market, which building attributes genuinely affect how a space performs, and how we verify them. Every attribute here is something we check on site — clear height, loading factor, power provision, lift and parking ratios, accessibility, green certification and orientation.
Why BigSpace
- Effective rent modelled on carpet area, including fit-out and rent-free period
- Loading factor verified so two buildings can be compared honestly
- Fit-out cost estimated before you choose between shell and fitted
- Green certification, EV provision and smart building systems confirmed where relevant
- Vastu and orientation requirements handled without narrowing the brief unnecessarily
- Accessibility and life-safety compliance checked as standard
Shell types and handover conditions
What each specification actually includes
These terms are used loosely in the market. Here is what they mean in practice in Pune.
Cold shell
Structurally complete with basic services brought to the periphery but no HVAC and minimal internal finish. Effectively bare shell with the core services closer to you.
Warm shell
Flooring, false ceiling, HVAC and washrooms delivered by the landlord. You build partitions, electricals, furniture and branding. The most common Grade A handover in Pune.
Semi furnished
Warm shell plus some partitions, cabins or basic electricals already in place. Definitions vary by landlord, so we document exactly what is included.
Fully fitted
Complete interiors — workstations, cabins, meeting rooms, reception, pantry and cabling. Occupation in days rather than months, at a materially higher rent.
Plug and play
Fully fitted with power, HVAC and networking live and tested. The distinction from 'fully fitted' is that services are actually commissioned and running.
Micro-markets
Specification depth varies by corridor
Rent, availability and building quality vary sharply between micro-markets. These are the corridors our desk covers daily.
HinjewadiDeepest warm shell and bare shell Grade A supply in PuneKharadiInstitutional Grade A, strong green-certified stockYerwadaPremium towers, high specification, strong lift and parking ratiosBanerMixed grade, good availability of fitted and semi-furnished spaceBalewadiNewer buildings, better clear heights and glass facadesMagarpattaTownship stock, consistent specification and managementViman NagarStrong fitted and plug-and-play availabilitySB RoadPremium addresses, older stock, variable loading factorsAundhMid-grade buildings, good value semi-furnished spaceKothrudStandalone buildings, single-tenant floors availableWakadValue warm shell with competitive fit-out contributionsPimpri-ChinchwadIndependent buildings and single-owner properties
Configurations
Layout formats and what they suit
Tell us the size band and we work backwards to carpet area, frontage, power and the buildings that can genuinely deliver it.
Open layoutMaximum density and flexibility. Best for engineering, operations and agency teams where collaboration outweighs privacy.
Cabin-led layoutPartner and manager cabins around an open core. Standard for legal, financial and consultancy practices.
Single tenant floorA whole floor with no shared lobby occupancy — better security, branding and control over common areas.
Multi tenant floorShared floor lobby and services. Lower cost, less control, and worth checking who your floor neighbours are.
Ground floorHighest rent per sq ft, but essential for retail, clinics, banks and anything footfall-driven.
Mezzanine and double heightAdditional usable area within the same footprint. Excellent for showrooms, studios and design-led offices.
BasementLowest rent, suited to storage, back-office and support functions rather than customer-facing or staff-dense use.
Penthouse and terrace floorsPremium top-floor space with private terrace, strong for boutique headquarters and hospitality formats.
Technical due diligence
The building attributes that genuinely change how a space performs
This is the difference between a listing and a usable property. Every point below is checked on site, not taken from a brochure.
- Carpet area versus chargeable area
Loading factors in Pune range from about 25% to 45%. On a 5,000 sq ft chargeable floor that is a difference of roughly 800 usable square feet.
- Clear ceiling height
Measured under services, not to the slab. It determines lighting quality, the feel of the space, and whether a mezzanine is possible.
- Power provision
Sanctioned load in KVA, three-phase availability, DG backup percentage and whether a dual grid feed exists.
- HVAC type and hours
Central chilled water, VRF or split units, who pays to run it, and whether it is available outside standard office hours.
- Lift count, capacity and freight access
Passenger lifts, waiting time at peak, and whether a freight lift exists for fit-out and equipment movement.
- Parking ratio and EV provision
Bays per 1,000 sq ft written into the lease, multi-level parking where available, and EV charging provision.
- Green certification
IGBC or LEED rating, which affects running cost, staff experience and increasingly the expectations of multinational occupiers.
- Accessibility compliance
Ramps, accessible washrooms and lift access — a legal expectation and a practical one for any public-facing occupier.
- Facade, glazing and orientation
Glass facade quality drives both daylight and cooling load. West-facing glazing without treatment is expensive to run.
- Frontage and entrance presence
Decisive for retail and showrooms, and more important for professional firms than most occupiers assume.
Occupier types we serve
Specifications and attributes we source against
Tell us which of these are non-negotiable and we will filter the market accordingly.
- Bare shell office space
- Cold shell space
- Warm shell office space
- Fully fitted office space
- Semi furnished office space
- Plug and play space
- Open layout floors
- Cabin-led layouts
- Single tenant floors
- Multi tenant floors
- Ground floor space
- Mezzanine floor space
- Double height space
- Basement space
- Penthouse and terrace offices
- Standalone buildings
- Independent commercial buildings
- Single owner properties
- High ceiling space
- Attached washroom provision
- Private terrace access
- Dedicated pantry area
- Glass facade buildings
- Vastu compliant offices
- East facing offices
- North facing properties
- Dedicated parking
- Multi level parking
- EV charging provision
- Green building certified space
- IGBC certified buildings
- LEED certified buildings
- Smart building systems
- Central air conditioned space
- Split AC offices
- 24/7 generator backup
- Three phase power provision
- Freight lift access
- Multiple elevator buildings
- Handicap accessible space
- Low loading / high carpet efficiency
- Maximum frontage properties
How we work
How we source against a specification brief
Four stages, one consultant, and a written record of every commercial term discussed.
Brief and benchmark
We take your size, budget, preferred corridors and timeline, then show you what that money actually buys in each micro-market before you visit a single property.
Curated shortlist
Five to eight options, all physically inspected, all confirmed available, each with real carpet area, all-in monthly cost and the owner's genuine position.
Site visits and negotiation
We schedule the visits and run the commercial negotiation — rent, escalation, lock-in, rent-free period and fit-out contribution — from your side of the table.
Documentation and handover
Leave and licence or lease deed support, stamp duty and registration, snag list and handover, with the same consultant you started with.
Client feedback
What occupiers say about specification advice
Sample copy shown — replace with real, attributable client testimonials before this page goes live.
“
We were comparing two floors on rent and they were nearly identical. BigSpace worked out the loading factor on both and one gave us eleven percent more usable area for the same money.
“
The fit-out cost model made the decision obvious. The cheap bare shell was going to cost more in total than the fitted floor once we counted four months of dead rent.
“
Our Vastu requirement was genuinely important to the promoters. They handled it without pretending it was easy and without narrowing the search to nothing.
Commercials & lease terms
How specification changes what you actually pay
The rent is one line. Fit-out cost, rent-free period, time to occupation and running cost are the other four, and together they usually matter more.
Rent differential
Fully fitted space commands a substantial premium over warm shell, which in turn sits above bare shell. The gap narrows once fit-out is modelled.
Fit-out capital cost
Bare shell fit-out is a serious capital outlay per sq ft. Warm shell is materially less. Fitted space is close to nil.
Rent-free period
Shell deals attract one to four months rent-free for fit-out. Fitted space rarely does, which is part of the trade.
Time to occupation
Bare shell typically means eight to sixteen weeks. Plug and play means days. For a growing business, delay has a real cost.
Running cost
HVAC type, glazing orientation and green certification drive your monthly electricity bill far more than most occupiers expect.
Reinstatement obligation
What you must restore at lease end. On a bare shell deal this can be a significant unbudgeted cost — check it before signing, not after.
Indicative guidance only. Actual figures depend on building grade, floor, condition, lease tenure and covenant strength. Ask us for a written benchmark for your exact requirement and corridor — call +91 8793505409.
Questions occupiers ask
Office specifications in Pune — straight answers
What is the difference between bare shell, warm shell and fully fitted?
Bare shell is a raw floor plate where you build everything including flooring, ceiling, HVAC and often washrooms. Warm shell means the landlord has delivered flooring, ceiling, HVAC and washrooms and you build partitions, electricals and furniture. Fully fitted means complete interiors ready to occupy. Rent rises across that sequence and your capital outlay falls across it, which is why total cost has to be modelled rather than assumed.
Is bare shell cheaper than fully fitted office space?
On rent, always. On total cost, frequently not. Once you add fit-out capital, four months of occupation delay and the reinstatement obligation at lease end, a bare shell deal can easily exceed a fitted one over a three-year horizon. It genuinely depends on your lease length — the longer the term, the more bare shell wins.
What is loading factor and why does it matter in Pune?
Loading is the difference between chargeable area, which you pay for, and carpet area, which you can actually use. Pune buildings commonly load between 25% and 45%. Two floors quoted at the same rent with different loading factors are not comparable, and this is one of the most common ways occupiers overpay without knowing it.
Can I get Vastu compliant or east facing office space in Pune?
Yes. Orientation and entrance direction can be filtered for, and it is a genuine requirement for many Indian businesses. The practical point is to define which Vastu elements are non-negotiable and which are preferences, because an over-specified list can eliminate the entire market in a given corridor.
Are there IGBC or LEED certified office buildings in Pune?
Yes, particularly in the Grade A stock across Kharadi, Hinjewadi, Yerwada and Magarpatta. Green certification affects running cost and indoor environment quality, and it increasingly matters to multinational occupiers with their own sustainability reporting obligations.
What clear ceiling height should I look for in an office?
Around three metres clear under services is comfortable for a conventional office. Below about 2.7 metres a floor starts to feel oppressive once ducting and lighting are installed. Studios, showrooms and anything with a mezzanine ambition need considerably more.
What is a reinstatement obligation?
A lease clause requiring you to restore the premises to their original condition at the end of the term. On a bare shell deal where you built everything, this can be a substantial and entirely unbudgeted cost. We read it and quantify it before you sign.
Requirements we handle
Specification and layout requirements we handle in Pune
These are the real briefs that come across our desk. If yours is not listed here, it is still one phone call away from a shortlist.
- bare shell office space for rent in Pune
- warm shell commercial office Pune
- cold shell office space lease Pune
- fully fitted office space for rent Pune
- semi furnished office space in Pune
- open layout office space for rent Pune
- mezzanine floor commercial space Pune
- double height commercial space Pune
- ground floor office space for rent Pune
- basement space for rent in Pune
- penthouse office space for lease Pune
- standalone building for office rent Pune
- independent commercial building for lease Pune
- single owner commercial property Pune
- commercial space with high ceiling Pune
- office space with attached washroom Pune
- office space with private terrace Pune
- office space with pantry area Pune
- commercial floor for single tenant Pune
- multi tenant commercial space Pune
- commercial building with glass facade Pune
- Vastu compliant office space in Pune
- East facing office space for rent Pune
- North facing commercial property Pune
- office space with dedicated parking Pune
- multi level parking commercial space Pune
- office space with EV charging station Pune
- green building certified office space Pune
- IGBC certified commercial space Pune
- LEED certified office space Pune
- smart office space for rent Pune
- central air conditioned office space Pune
- split AC commercial office space Pune
- office space with 24 7 generator backup Pune
- commercial property with 3 phase power Pune
- commercial space with freight lift Pune
- office space with multiple elevators Pune
- handicap accessible office space Pune
- zero carpet loss office space Pune
- commercial space with maximum frontage Pune
- warm shell office space for rent in pune
- open shell vs fully fitted office differences
- Vastu principles for office entrance East facing
Areas we cover
Specifications & Layout across Pune and Pimpri-Chinchwad
Jump straight to the micro-market you are looking at, or call +91 8793505409 and we will shortlist across all of them.
see full inventory for Hinjewadiready-to-move workspaces in Kharadisee how Yerwada compares on rent and availabilityoffice space in Baner puneexplore office setups in Balewadicommercial property in Magarpattacheck available spaces in Viman Nagarcommercial units currently available in SB Roadcurrent Aundh commercial availabilityview Kothrud listings on BigSpacecommercial space in Wakadoffice space for rent in Pimpri-Chinchwad
Start with a conversation
Tell us the specification. We will filter the market against it.
One call, one brief, and a shortlist of inspected options within 48 hours. No listing fee, no recycled photographs, no properties that were let last month.
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