Built-to-Suit Warehouses for EV, Electronics, Pharma & 3PL Operations in India
Built-to-Suit Solutions
Partner with ESR India to engineer a Grade A industrial and warehousing facility purpose-built for your throughput, automation roadmap and growth across EV, electronics, pharma, FMCG and 3PL operations.
Why Built-to-Suit is the right answer in 2026
A speculative warehouse is built for an average tenant. Your business is built around its own throughput, automation roadmap and fit-out logic. As Indian supply chains shift toward automation, electric mobility and quick commerce, the gap between a 'good enough' shed and a precision-engineered facility directly shapes how much margin you hold. The difference between a 7-tier VNA operation and a 5-tier conventional one is roughly 30% more pallet positions on the same footprint, that single decision often pays back the entire BTS premium inside three years.
A BTS facility lets you fix every variable that matters, column grids, dock count, racking pattern, MHE turning circles, fire-load class, power redundancy and even loading-apron depth. From the Chakan automotive belt to the Oragadam manufacturing corridor, ESR delivers BTS at scale, with land-banks already cleared, master plans already approved and construction crews already mobilised.
The strategic question comes down to whether your operations team has the bandwidth to retrofit a generic shell to fit a specialised process. In categories like EV battery, semiconductor packaging and pharma, retrofits are usually cost-prohibitive and frequently ruled out by statutory fire-class, ESD and clean-room requirements that belong in the foundation slab itself.
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Operational fitFloor plate, dock ratio and clear height matched to your SKU profile and racking system.
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Lower TCORight-sized power, energy-efficient envelope and integrated automation reduce 5-year opex.
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Future-proofProvision for AS/RS, AMRs, mezzanines and on-site renewable energy from day one.
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Single accountable partnerESR underwrites design, construction, statutory clearances and post-handover FM.
The ESR BTS process, from brief to handover
Our in-house architects, MEP engineers and project managers work alongside your team from the first site walk to the day production lines start running. Most ESR BTS projects move from a signed LOI to a fully operational facility in 9 to 12 months, a timeline made possible by ready land-banks, in-house design and pre-vetted EPC partners.
We begin by understanding your operation in detail. SKU velocity, pallet positions, dock-to-floor ratios, seasonal peaks and your 5-year automation roadmap all get mapped on paper. The output is a written design brief that captures every operational variable, so nothing is left to interpretation later.
Once the brief is locked, our engineers translate it into a buildable facility. Column grids, fire-load class, power redundancy, sustainability targets and truck-circulation patterns are designed and simulated. Floor flatness, sprinkler density, dock height and turning radii are validated against the specific MHE you intend to deploy.
Construction is fully turnkey. ESR handles every clearance, EPC partner and statutory approval, with handover within 9 to 12 months from LOI for standard BTS and 12 to 15 months for complex manufacturing facilities. After handover, our facility management team runs security, MEP, housekeeping and compliance under a single SLA, so your team focuses on production from day one.
Looking for an existing fit instead? Browse Grade A warehouses for rent in Hosur or industrial sheds for rent in Talegaon. We can also blend BTS with ready inventory inside the same campus.
Specifications for the 2026 industrial era
Modern BTS facilities are built for intelligence and velocity well beyond simple storage. Floors are super-flat (FM1/FM2) to support VNA racking and laser-guided trucks. Slabs carry 6–8 t/m² to host stamping presses and high-density automation. Clear heights of 12–15 m unlock 7+ tiers of pallet storage. Power can scale to dedicated HT substations with N+1 redundancy for EV battery and electronics manufacturing.
Beyond the headline numbers, ESR engineers the details that quietly compound across a 10-year lease. Loading aprons are sized to 16.5 to 20 m so a fully loaded trailer can manoeuvre without a banksman. Fire suppression is designed against your actual commodity class, with K115 roof sprinklers as the standard, in-rack systems for high-piled storage, and dedicated battery-class systems for EV and lithium-ion environments.
Connectivity is treated as critical infrastructure: dual-fibre ingress from independent providers, structured cabling pre-installed to every operational zone, and provisioning for cellular DAS so WMS-driven handhelds and AMRs hold signal everywhere between racks. Roof structures are pre-loaded for solar PV from day one, often allowing tenants to commission a captive plant within 6 months of move-in.
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FlooringFM1 / FM2 super-flat slabs with heavy UDL up to 8 t/m² for racking and automation.
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Vertical scaleUp to 15 m clear height with mezzanine integration for value-added services.
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Power & utilitiesDedicated HT supply, N+1 redundancy and rooftop solar provisioning.
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Yard & docks16.5–20 m loading aprons, hydraulic levellers, segregated inbound/outbound flows.
Industries we engineer for, mapped to the right ESR park
EV and automotive: heavy-duty foundations, dedicated battery-class fire suppression and expansive floor plates for assembly. Our Hosur Advanced Manufacturing Park, Chakan Phase 2 and Chakan Phase 3 sit at the heart of the Western and Southern automotive belts, serving OEMs and tier-1 suppliers across stamping, BIW, EV battery packs and component assembly.
Electronics, EMS and high-tech: dust-controlled, vibration-stable environments with precision climate control. We deliver this profile at ESR Taloja, ESR Chakan, ESR Nagpur and ESR Ranjangaon, all within the Pune and Mumbai electronics cluster.
Pharma and life sciences: GMP-aligned envelopes, controlled-ambient zones, dedicated quarantine areas and STP-treated water reuse. ESR Taloja inside the Mumbai pharma corridor is our anchor pharma location, supporting both finished-goods and active-ingredient warehousing under one statutory licence.
3PL and contract logistics: multi-tenant Grade A formats with shared infrastructure across the North and East regions. ESR Rajpura, ESR Delhi UDC, ESR Sohna, ESR Cuttack and ESR Uluberia form a contiguous 3PL network for FMCG, e-commerce and retail distribution.
Quick commerce and urban fulfilment: multi-level distribution centres designed for small-vehicle dispatch, anchored by our flagship Delhi Urban Distribution Centre. 3PL operators use our BTS to engineer purpose-built mezzanines, sortation conveyors and dedicated reverse-logistics docks.
Sustainability, the ESG advantage of building from scratch
When you start with a clean sheet, you can hit IGBC Platinum or LEED Gold without compromise. Solar-ready rooftops capable of mega-watt scale PV, integrated rainwater harvesting, low-VOC interior paints and recycled construction materials all reduce embodied and operational carbon while supporting your corporate net-zero commitments.
Sustainability also lowers operational expense in measurable, contractual ways. Insulated roof systems can cut HVAC load by 20–30%, daylight-harvesting LED lighting routinely delivers 40% lighting-energy reduction, and rainwater harvesting + STP reuse can cut external water draw by 40–60%. Across a 10-year lease, these savings frequently exceed the green-construction premium itself.
For multi-national occupiers, a certified green building is increasingly a procurement gate, an essential rather than a nice-to-have. Global RFPs from FMCG, technology and apparel customers explicitly require IGBC or LEED certification, and our BTS team builds the documentation trail (energy modelling, commissioning reports, M&V data) that your global ESG team needs to close out the audit.
- Solar-ready: Rooftops engineered for captive PV plants and tenant-owned solar.
- Water stewardship: RWH + STP-treated water reuse for landscaping and flushing.
- Green certifications: Targeting IGBC Platinum / LEED Gold / EDGE Advanced from day one.
- Audit-ready: Energy models, commissioning reports and M&V data delivered with the building.
Commercials, lease structure and risk transfer
ESR BTS leases are structured for predictability. Standard tenures are 9–15 years with built-in escalations, long enough to amortise specialised customisation, short enough to preserve strategic flexibility. Power, water, fire and security are billed transparently on a CAM model, so your operations team has full visibility into the running cost of each facility.
We carry the development risk on your behalf. Land identification, statutory clearances, MEP design, EPC management, commissioning and handover are all underwritten by ESR. You sign one master document, you commit one capital outlay, and you receive a fully operational asset on a date we contractually commit to.
For occupiers requiring flexibility, BTS can be combined with a contiguous expansion option, a pre-cleared, design-frozen plot adjacent to your operating facility that you can trigger inside 6 months. This single clause removes one of the biggest constraints on India growth: the ability to expand without restarting site selection.
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9–15 year tenuresLong enough to amortise customisation, short enough to retain flexibility.
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Single counterpartyESR underwrites land, design, construction, clearances and FM.
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Expansion optionPre-cleared adjacent plots reservable inside 6 months.
"ESR's BTS turns a generic shell into a tuned production line where every column, dock and ampere is yours."
— ESR India, Development team
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