What a Bengaluru operator typically juggles
Shared offices in Bengaluru sell the same building blocks as anywhere else in India: private cabins on monthly licence fees, dedicated and hot desks, meeting rooms by the hour, and virtual office plans paid yearly. What tends to differ is who is paying. Many members are companies rather than individuals, which brings purchase orders, an accounts team that wants the invoice in a particular shape, and tax deducted at source on the rent.
That changes the monthly work. A cabin invoice is not just sent and paid. It is sent, checked by the member's finance team, paid net of TDS, and later backed by a TDS certificate that someone has to chase. Multiply that by thirty or forty members and the paperwork becomes a job in itself.
GST in Karnataka: registration and place of supply
A space in Bengaluru is registered for GST in Karnataka, and the GSTIN starts with the state code 29. For renting a cabin, desk or meeting room, the place of supply is where the property is. A company registered in Tamil Nadu that takes a cabin in your Bengaluru space is still supplied in Karnataka.
- Show your legal name, your Karnataka GSTIN, the SAC and the place of supply on every invoice.
- Collect the member's GSTIN and registered name before the first invoice. Corporate accounts teams will send back an invoice that has the wrong name.
- Keep one consecutive invoice series per centre per financial year, and use credit notes, never deletions, to correct mistakes.
General guidance, not tax advice. Confirm rates, the tax breakdown on your invoices and your filing routine with your chartered accountant. See our guide to GST on coworking rent for the general rules.
TDS on rent from corporate members
Companies paying your licence fee may deduct TDS before paying you. That is normal, but it creates two jobs: recording the payment correctly so the member does not look short-paid, and collecting the TDS certificate each quarter so your CA can claim the credit. Missing certificates are one of the most common loose ends at year end. Track them member by member, quarter by quarter, from the start.
Agreements and stamp duty
Most operators give members a leave-and-licence agreement covering the cabin, licence fee, deposit, lock-in and notice period. Corporate members may ask to review the draft with their legal team before signing, so build in time for comments. Stamp duty applies to agreements of this kind, and the amount and any registration requirement depend on state rules that change over time. Check Karnataka's current stamp duty rules with your lawyer before you finalise your template.
A checklist for Bengaluru operators
- Collect GSTIN, registered name, billing address and PO number (if any) at sign-up.
- Send invoices a few days before the month starts, so finance teams have time to process them.
- Record payments net of TDS with the TDS amount noted, so the member's balance stays correct.
- Track Form 16A certificates per member per quarter, and chase the missing ones early.
- Keep meeting room rules clear: free hours for members, paid hours after, a cancellation cut-off.
- Watch notice periods so a corporate move-out does not leave a block of cabins empty.
- If you run more than one building, keep each one's invoices, staff and bookings separate.
How Coworking OS fits
- Invoices with your GSTIN. Each centre has its own GSTIN and invoice series, and invoices carry the SAC and place of supply. Statements are available for any member and period.
- TDS and Form 16A. The accountant kit records TDS on the payment form, tracks Form 16A certificates per member and quarter, locks closed months and exports to Tally Prime or Zoho Books. Your CA can have a read-only login to Books.
- Rent by UPI and payment links. Pay Now links through Razorpay, Cashfree or Zoho Payments, a UPI QR on every invoice, and an "I've paid" button that sends the UTR to your confirm queue.
- WhatsApp reminders from your own number, with replies in a WhatsApp inbox beside each member's record. Email goes out too, for accounts teams who prefer it.
- E-signed agreements. Draft review so the member can comment, then online signatures from any device.
- Room and desk bookings with hourly, daily and pass pricing, free hours for members and a public booking page.
- Centres for several buildings: staff see only their centre, and each building has its own invoice series and booking page.
Web app live · Android in Google Play testing · iPhone awaiting Apple review.
Pricing
Starter is ₹1,999 a month for 30 active members and 1 centre, Growth ₹3,999 for 80 and 1 centre, Scale ₹7,999 for 200 and 2 centres, and Pro ₹13,999 for 400 and 3 centres, all plus GST. Every feature is in every plan. Start a 30-day free trial with no card at app.coworkingos.in/signup.
Operators with centres in more than one state should also read our Delhi NCR page, which covers centres in different states, and our Chennai page if you are expanding to Tamil Nadu.
Do you have customers in Bengaluru?
Coworking OS is built and used in Hyderabad. It is not tied to any city, and everything on this page works the same for a Bengaluru space. Book a demo and judge it on your own numbers.
Can members pay less than the invoice because of TDS?
Yes. Record the amount received with the TDS deducted, and the invoice is settled correctly. The Form 16A tracker then shows which certificates are still due.
Can I run two Bengaluru buildings under one company?
Yes. Add each building as a centre. Scale includes 2 centres and Pro includes 3. Each centre has its own invoice series and booking page, and staff can be limited to their own centre.