Mumbai, Oct. 27 -- The Central Government wants India to emerge as the world's office through the rapid growth of Global Competency Centres (GCCs), and Paul Marshall, CEO Asia, Unispace, agrees. In a candid conversation with Infrastructure Today's Manish Pant, the regional head of the global workplace strategy, interior design and construction firm outlines India's advantages compared to China's rise in the 1990s. Over the next few years, he sees Unispace consolidating its presence across major metros while expanding headcount. Edited excerpts.
Given the global slowdown, what's really happening in workplaces right now?At a global level, we have seen an economic slowdown. Yet if you look inward at India's real estate metrics, the story is different. Take Bengaluru: in the first quarter of 2026 alone, net absorption was about 4.9 million sq ft, largely driven by GCCs. So, two forces are at play. Globally, AI is reshaping jobs and creating uncertainty. But in India, a flight to quality is being fuelled by talent and capability. India has evolved massively over the past decade. Ten years ago, offshoring was about cost arbitrage. Today, it's about strategic capability and securing the best talent. Global firms are building engineering, AI, R&D, cybersecurity and digital transformation hubs in Bengaluru, Hyderabad and Pune. The fundamentals have shifted; India is no longer just a low-cost option, but a centre for unique, high-value workplaces. GCCs illustrate this perfectly. JLL recently reported that they accounted for nearly 38 per cent of all office leasing in India last year, a figure unmatched anywhere else. In fact, GCCs took up 31 million sq ft of office space in India in 2025, and demand shows no sign of slowing.
Do you sense India is on a path similar to China's rise in the 1990s?From Unispace's perspective, there are pragmatic reasons why India stands apart. First, language. India is largely English-speaking, and its contract law is rooted in British precedent, which makes business easier for us as a London-headquartered firm. China, by contrast, is a relatively harder market for western-facing businesses. Second, GCC orientation. China's GCCs are mostly inward-facing, serving domestic markets. India's GCCs are global in scope, servicing a far broader spectrum. That makes India far more attractive. Third, real estate. China's property market has stagnated, while India's remains buoyant with headroom for growth. Infrastructure projects in Bengaluru, for example, are improving connectivity and commute times, which will boost productivity and demand. For us, India offers both pragmatic advantages and forward-focused growth. Over the next three to five years, we see a maturing market with a strong flight to quality. And this is exactly where Unispace's skill sets and brand proposition fit.
When people say India could become the world's office, does that resonate with you?It makes sense. India's talent pool and competitive cost base create a stable landscape. Costs are rising year-on-year, but India remains highly attractive compared to other nations. I have worked extensively in the Philippines, which punches above its weight in GCC work. But India has clear advantages. Commute times are a challenge-Bengaluru averages two to two-and-a-half hours each way-yet metro projects promise relief. Compare that to the Philippines, where typhoons and earthquakes disrupt work and power costs are higher. India, despite its commute and power reliability issues, is still a more desirable solution. Major US corporates have invested in campuses of over 1 million sq ft in Bengaluru, Gurugram and Pune. Nowhere else matches that scale. Many developments today are pre-let before construction even begins, which is a clear sign of demand for quality GCC space.
How does India's big energy transition change the workplace equation?Power reliability remains a challenge.Many basements and rooftops are filled with generators to provide redundancy when outages occur. But India is undergoing one of the world's largest energy transitions.The availability of reliable power will be a game-changer. We are not there yet, but the trajectory is positive.
From your perspective, what makes Unispace different in this market?Our USP is the holistic connection we bring to delivering guaranteed outcomes. We are an experience-led design and build company, with everything delivered in-house. This includes strategy, design, technology, sustainability and construction. Few firms can match that breadth. Because we operate globally-across North America, the UK, EMEA, India, Southeast Asia and ANZ-we hold a vast dataset on workplace evolution. Our annual global insights survey, with over 5,000 respondents across14 markets and six industries, informs our strategy. For example, 75 per cent of employees globally cite noise and distraction as the biggest barrier to performance. That insight drives how we curate offices, creating spaces sensitive to noise and distraction, supported by reliable tech. Another key finding is the need for access to the right colleagues at the right time. Work from home often precludes this efficiency. So, our office adjacencies are designed to break down barriers and optimise collaboration. Ultimately, we deliver smarter office solutions, not just attractive designs. It's about enabling performance, not simply aesthetics.
Gen-Z seems to be reshaping how organisations think about work. In your view, what kind of influence are they really having on the office?Gen-Zers have undoubtedly influenced how organisations think about work. They are not rejecting the office; they are challenging employers to make it more purposeful. Flexibility is no longer a perk; it's a baseline expectation. But flexibility doesn't mean working from home all the time. It's about creating environments where employees can choose the right setting for the task at hand. Work is increasingly something people do, not a place they go. That means offices must provide options: spaces for collaboration, areas for focus, and reliable technology to underpin performance. Hybrid working is here to stay. More than half of employees globally now work in some form of hybrid arrangement. Few organisations mandate five days in the office, though some require three to four. Ultimately, employees come to the office for what they can't get at home: access to colleagues,reliable tech, and spaces that support both collaboration and concentration. In markets like the Philippines, multi-generational homes and unreliable power make offices essential.A well-conceived office provides the stability and quality environment employees need.
In practical terms, how are you tapping into India's talent and cost strengths?We practise what we preach. In Mumbai, we have built our own shared service centre near the airport. It houses our accounts and HR functions, but also our design engine. All technical drawings and visualisations for global projects are produced there. It's also the incubator for our tech initiatives, including AI deployment. India isn't just a market we serve; it's integral to our global operations. The talent pool here supports our strategy worldwide.
Where does India fit into your growth story over the next few years?India's addressable market is staggering. There's over 1 billion sq ft of commercial office space nationwide, with Bengaluru alone accounting for 300 million sq ft, which is three times the size of Singapore. We currently operate studios in Bengaluru and Mumbai, delivering over 600,000 sq ft of live projects with a team of over 100 people. Hyderabad is our next focal point. We are already delivering 200,000 sq ft there, and expansion is underway. Our three-to-five-year plan is ambitious: tripling turnover and scaling headcount to 200-300.But we are not chasing presence in every city. We would rather double down on core markets where we deliver excellence.
With competition for skilled people so intense, how do you win and keep the right talent?It's a fierce battle. We approach it in two ways. First, we are employee-centric.We recently conducted a Denniston survey to understand how our people want to engage, grow and develop. That informs how we train, provide career upside, and build culture. Second, we are rigorous in talent assessment. We ensure the fit works both ways: that we are the right business for the candidate, and they are the right candidate for us. Attracting talent is hard enough; retaining it is even harder.We invest heavily in ensuring employees feel valued and see long-term opportunity. I might sound cliched, but employees are our most important asset. Beyond leases and capital assets, it's people who deliver outstanding experiences for our customers.
Beyond GCCs, which other sectors are shaping demand for office space here?GCCs accounted for nearly 38 per cent of transactions last year, but that leaves 62 per cent elsewhere. Managed and serviced offices are thriving. Firms like Table Space and WeWork-owned by Embassy-are expanding rapidly, offering flexibility that appeals to many organisations. Another growth engine is bioscience and pharma. We are market leaders in integrating laboratory space with offices, and India is seeing significant investment in these sectors. Globally, demand for technically enabled design and build solutions in pharma and bioscience continues to rise, and India is no exception.
Looking ahead, how do you see Unispace's role evolving in India's workplace landscape?It's about delivering strategy-led, technically enabled solutions that guarantee outcomes. We don't just design attractive offices; we create environments that help employees perform. Our global insights inform our approach, ensuring solutions are grounded in data and science. India offers scale, talent and growth. For Unispace, it's not simply a market of opportunity; it's a market where we can differentiate ourselves, deliver excellence, and grow alongside the country's evolution. The next three to five years will be about deepening our presence in Bengaluru, Mumbai and Hyderabad, while continuing to support clients in other cities through our core hubs. We see ourselves as partners in India's transformation. As GCCs expand, as managed offices flourish, and as sectors like bioscience and pharma demand more sophisticated spaces, our role will be to bring clarity, consistency and innovation to how workplaces are conceived and delivered. The workplace is no longer just about aesthetics or cost; it's about enabling performance, resilience and adaptability.That's where Unispace comes in. By combining strategy, design, technology and delivery under one roof, we can help global corporations and Indian enterprises alike to build environments that truly support their people.
Published by HT Digital Content Services with permission from Infrastructure Today.