Why firms are moving to new office hubs — what it means for talent: S.K. Sayal

India’s biggest employers are rethinking where their offices should be — and what those locations signal to a workforce that is more mobile, more discerning and more vocal about the quality of its working life. As companies shift away from traditional central business districts, next-generation commercial hubs are emerging as both a talent strategy and a corporate branding tool.

In a conversation with People Matters, S.K. Sayal, managing director and chief executive of Bharti Real Estate, outlines why location now sits at the centre of how organisations compete for people, and what India must learn — and avoid — as it builds its next wave of business districts.

Sayal argues that the shift out of long-established central business districts is no longer simply a real-estate decision. “Companies have been relocating out of conventional commercial business districts because of increased costs, congestion and lack of space,” he noted. Employers are instead prioritising access, modern infrastructure and higher quality of life — conditions that early-stage global business districts have set out to meet.

Citing recent workplace trends, Sayal pointed out that Indian employees now spend just over half their working week in the office, slightly below the global average. That change, he said, highlights the growing importance of choice and autonomy in where people work. Integrated hubs with better transport, amenities and lower environmental impact increasingly serve as a differentiator.

“What began as a property decision has evolved into a talent strategy,” he said. The location of an office now carries implications for commuting stress, collaboration opportunities and corporate identity. “Location has shifted from being a marker of prestige to a factor in employer branding and employee satisfaction.”

Hybrid work has turned office design into an experience, not a footprint

Five years ago, workplace conversations centred on capacity planning and fixed layouts. Today, Sayal said, companies are demanding spaces that flex with the “anytime, anywhere” nature of hybrid work.

“With Indian employees spending only part of the week in the office, organisations want places that support transitions between remote work, collaboration and social interaction,” he said. Holistic wellness — physical, mental and social — has become a standard requirement.

Modern global business districts, he argued, are better placed to meet these expectations. Employers now scrutinise flexible floor plates, commuting ease, social spaces and access to health-supportive amenities. “The office is no longer just desks; it is about experience,” Sayal observed. Districts that adapt to this shift stand the best chance of staying relevant to companies and workers alike.

Sustainability and wellness are now non-negotiable expectations

Younger professionals, Sayal noted, place unusually high value on environmental and social responsibility. He referenced research suggesting that more than 70 per cent of young workers would only accept jobs with organisations committed to sustainability. Indian employees also report high levels of participation in workplace sustainability programmes.

Against this backdrop, green certifications, renewable energy use and energy-efficient construction are becoming baseline expectations for commercial districts. Well-being is equally important. “People want natural light, communal spaces, places to exercise and play, and environments that support mental health,” he said. These are no longer differentiators; they are prerequisites for employer credibility.

Sayal pointed to Bharti Real Estate’s own Worldmark ecosystem — described as an environmentally conscious, future-ready district — as an example of how sustainable design is becoming integral to talent-led urban development.

India has the chance to leapfrog traditional global hubs — if it plans well

Asked where India stands relative to established hubs such as Singapore, Dubai or London, Sayal highlighted the advantage of starting fresh. “Integrated planning, world-class infrastructure and seamless transport connections define global cities,” he said. India’s rapidly urbanising population and young workforce give it the opportunity to build large-scale, sustainable hubs without the burden of retrofitting legacy districts.

Smart transport, renewable energy and digital-first infrastructure should, in his view, be foundational to India’s next wave of business districts. That opportunity guided Bharti Real Estate’s design approach to Worldmark, which positions itself as a tech-savvy, ecologically aligned district built for future workplace needs.

Unplanned growth risks repeating the failures of traditional CBDs

The risks of India expanding business districts without coordinated planning are significant, Sayal cautioned. Over-concentration in a few locations could drive up rents, worsen congestion and recreate the pressure points that once undermined older commercial centres.

Uneven growth may also skew talent distribution and strain urban resilience. Sayal pointed to research showing that seven in ten Indian employees report at least one lifestyle-related health risk — a warning, he said, against ignoring wellness in district design.

“If growth does not address sustainability, green space and livability, districts could lose their attractiveness very quickly,” he said. Balanced development, enabled by policy support, long-term planning and public-private partnerships, is essential.

Real estate is now a core part of talent strategy, not a cost line

Reflecting on four decades in real estate, Sayal said the relationship between workplace location and talent strategy has undergone a fundamental shift. Location once served prestige; later, it became an operational and cost concern. Today, it is about people.

“Employees expect workplaces that are accessible, environmentally responsible and supportive of physical and mental well-being,” he said. For that reason, CHROs have become central to location decisions, because workplace design affects culture, collaboration and brand perception.

His advice to HR leaders is unambiguous: “Real estate is an investment in the talent strategy, not just an expense. Choose districts that reduce commute stress, integrate wellness and are sustainably designed.” Companies that do so, he argued, will strengthen their employer brand, improve retention and build workplaces fit for the future.