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From Governance to Supervision: How Global Regulators Are Responding to AI in Capital Markets

As the AI moves from a back-office efficiency tool into the co-ordinator in decision making itself, the regulatory thinking is changing drastically.

Previously we discussed about the reasons behind industries adapting AI and the risks beyond innovations. This article discusses why that embrace introduces governance, operational and market risk. This third part turns to the regulatory response, not by cataloguing what each authority has published, but by asking what that body of publications, read together, reveals about how regulatory thinking itself is changing.

What has changed is how existing objectives, investor protection, market integrity, financial stability, accountability, and fair and orderly markets, are being applied as AI involves itself to trade execution, portfolio construction, advice, surveillance, and compliance.

The trajectory across jurisdictions, despite real differences in legal form, is strikingly convergent: general recognition of AI’s growing footprint has hardened into specific governance expectations, and governance expectations are now hardening into supervisory infrastructure built to observe compliance directly rather than assume it.

 

From Recognition to Expectation: The Shape of Regulatory Learning

The clearest illustration of this maturing process is IOSCO’s own body of work, produced across three reports over five years. The 2021 report on AI and machine learning use by market intermediaries and asset managers set out six measures reflecting expected standards of conduct, senior management oversight, algorithm testing and monitoring, adequate in-house skill, third-party due diligence, disclosure, and data quality controls.

The March 2025 report shifted focus to evidence-gathering at scale: surveys of regulator members, self-regulatory organisations and market participants across more than 30 jurisdictions, used to map how generative AI and large language models were actually being deployed and what risks: malicious use, model and data weaknesses, third-party concentration, and problematic human–AI interaction, those deployments were generating.

By May 2026, IOSCO had moved a full step further, publishing a supervisory toolkit that does not add new principles so much as operationalise the 2021 measures into structured tools: practical questions supervisors can put to firms, categories of evidence to request, and indicators to monitor across an entire regulated population.

The same arc is visible, at the Monetary Authority of Singapore. MAS’s 2018 FEAT principles, fairness, ethics, accountability and transparency, were deliberately aspirational and technology-neutral, a shared vocabulary for industry and regulator rather than a rulebook.

 

Proportionality as the Operating Principle

If neutrality answers whether new rules are needed, proportionality answers how existing rules should be applied with any precision. IOSCO’s 2026 toolkit gives this the fullest articulation to date, framing supervisory intensity as a function of three variables: the nature and complexity of the AI system in question; the degree of human oversight, classified along a spectrum from “human-in-control” through “human-in-the-loop” and “human-on-the-loop” to fully autonomous “human-out-of-the-loop” operation; and the potential impact of a failure on clients, the firm, or the market.

SEBI’s June 2025 consultation paper reaches the same place through a two-tier structure of its own: a lighter “regulatory lite” framework for AI/ML use that does not directly affect customers, and fuller governance obligations reserved for customer-facing deployment.

The convergence matters because proportionality is what allows a technology-neutral rulebook to remain useful without becoming either meaningless or brittle. A generic obligation to manage risk “appropriately” says nothing useful about a specific AI deployment; a rule drafted tightly around today’s large language models risks fossilising around a snapshot of technology that IOSCO itself expects to be superseded by agentic and increasingly autonomous systems within a short horizon.

 

Supervision as Infrastructure, Not Just Instruction

The most concrete marker that regulatory thinking has moved from governance to supervision is that authorities are no longer content to publish expectations and wait to inspect compliance after the fact; several are now building the operational means to observe AI use directly and, in some cases, in real time.

The FCA’s AI Lab and its AI Live Testing initiative are the clearest example: firms far enough along in development work inside the regulatory perimeter, alongside the FCA’s own technical partner, to test live systems under direct supervisory observation before and during deployment, rather than have that system reviewed only once problems surface.

ASIC’s market-wide review of 624 AI use cases and MAS’s thematic review of bank AI practice that preceded its own Guidelines both reflect the same underlying instinct: gathering primary evidence of how AI is actually being used across an entire regulated population, not theorising about it in the abstract.

IOSCO’s supervisory toolkit institutionalises this shift most explicitly, setting out recordkeeping and audit-trail expectations across the AI lifecycle and a defined set of indicators, the proportion of AI use cases in production versus pilot, the frequency and severity of AI-related incidents, and the degree of third-party concentration among AI providers, that supervisors are encouraged to track systematically, not firm by firm but across their whole market. SEBI’s 2019 circular requiring market infrastructure institutions to make quarterly disclosures of their AI/ML use was, in retrospect, an early instance of the same instinct: building the data pipeline before attempting to build the rule.

This is supervisory technology in its most practical sense, not the digitisation of a regulator’s own back office, but the deliberate construction of engagement and monitoring infrastructure suited to a technology that resists static, point-in-time compliance review.

 

The Accountability That Cannot Be Delegated

One proposition recurs, without a single exception, across every jurisdiction examined: using AI does not relocate legal responsibility. Boards and senior management remain accountable for an outcome whether it was produced by a human analyst or a model. IOSCO’s third-party risk management toolkit states this in direct terms, a regulated firm retains full responsibility and regulatory liability for outsourced AI functions to precisely the same extent as if the function were performed in-house [3].

SEBI has also recently amended the Securities and Exchange Board of India (Intermediaries) Regulations, 2008 (“Intermediaries Regulations”) and transposes this logic directly into Indian law by fixing accountability for AI-driven outputs on the regulated entity that deploys them, regardless of whether the underlying model was built in-house or licensed from a vendor.

This is also the point at which the concentration and third-party dependency risk that IOSCO and the FSB have separately identified intersects with accountability. As market participants converge on a narrowing set of foundation-model and cloud infrastructure providers, a single vendor failure or flaw can propagate across many regulated firms simultaneously.

IOSCO’s toolkit documents a related and more immediate enforcement concern it terms “AI-washing”, firms overstating, or simply misdescribing, the extent and sophistication of their own AI use in filings, marketing, or investor communications, precisely the kind of conduct that non-delegable accountability is designed to catch, since responsibility cannot be shifted to the vendor whose model generated the underlying claim.

 

What This Means for Indian Capital Market Participants

SEBI’s own regulatory arc mirrors the global pattern with clarity and on a compressed timeline. required market infrastructure institutions to disclose their AI/ML use on a quarterly basis, without imposing any substantive governance obligation.

A February 2025 amendment to Intermediaries Regulations introducing Regulation 16C then fixed accountability for AI-driven outputs on regulated entities directly. By June 2025, SEBI had issued a consultation paper proposing principles-based, proportionate governance obligations, a paper that expressly draws on IOSCO’s 2021 measures and references the approaches taken by MAS and other overseas regulators as comparators. That sequence – disclosure, then liability, then proportionate principles, is the same recognition-to-governance-to-supervision progression traced globally above, compressed into roughly six years.

For portfolio managers, brokers, exchanges, depositories and asset managers operating in India, the significance lies less in any single proposed obligation than in that sequencing. Without speculating on the form SEBI’s eventual framework will finally take, market participants can reasonably anticipate continuity with themes now well established elsewhere: governance obligations calibrated to whether AI use is customer-facing, senior management accountability that cannot be outsourced to a vendor or technology provider, and closer supervisory attention to concentration and third-party dependency as AI adoption scales across the market infrastructure that connects India’s capital markets to the rest of the system.

 

Conclusion

None of the developments traced in this article amount to the emergence of a new field of “AI law” for capital markets. They represent the extension, jurisdiction by jurisdiction and in different legal forms, of long-standing regulatory objectives into an environment in which AI now sits inside the decision chain rather than at its periphery.

What is genuinely new is the sequence by which that extension has occurred: awareness reports have hardened into governance expectations, and governance expectations are now hardening into supervisory infrastructure- sandboxes, live testing, structured toolkits, and systematic monitoring indicators, built to observe compliance directly rather than to assume it. That progression, more than any single rule discussed above, is the clearest evidence of where global regulatory thinking on AI in capital markets is heading.

 

Authored by: Anshu Bansal, Partner, and Rashmita Das, Legal Researcher.

From Tech Hub to REIT Hub: How Bengaluru Came to Dominate India’s Office REIT Market

India’s Real Estate Investment Trust (REIT) market has undergone a remarkable transformation over the past few years. Introduced to deepen capital markets and provide investors with access to income-generating commercial real estate without the attendant costs of owning the property, REITs have evolved into an important asset class for all categories of investors.

Recent reports indicate that the combined operational assets held by listed REITs and Infrastructure Investment Trusts (InvITs) have crossed 195 million square feet, reflecting the increasing institutionalisation of India’s real estate and infrastructure sectors. REITs and InvITs are investment vehicles, similar to the traditional investment vehicles such as, mutual funds. However, here, they pool money from multiple investors to invest in income-generating real estate and infrastructure assets, respectively.

Equally noteworthy is Bengaluru’s emergence as the country’s dominant office REIT market, accounting for the largest share of REIT-owned office assets.

However, Bengaluru’s leadership is not the result of a single transaction or a recent market trend. Rather, it is the culmination of years of sustained office development, multinational corporate expansion, regulatory reforms, and growing institutional investment into real estate.

This article examines why Bengaluru has become India’s office REIT capital and what this means for the future of India’s commercial real estate and capital markets.

 

Understanding India’s REIT Framework

India formally introduced the REIT aligned with global investment trust structures in 2014. The objective was to create a regulated investment vehicle that would enable owners of income-generating commercial real estate to monetise mature assets thereby freeing up capital while providing investors with access to professionally managed real estate portfolios.

Unlike traditional real estate ownership, REITs invest primarily in completed and revenue-generating assets. The framework requires a significant proportion of assets to be operational(thereby mitigating construction risks), mandates periodic distributions to unitholders, and imposes governance, valuation and disclosure obligations designed to enhance transparency and investor confidence.

Since the listing of India’s first REIT in 2019, the market has expanded with REITs comprising premium office and retail assets across major metropolitan cities.

Today, India’s listed REIT ecosystem represents one of the country’s most successful examples of integrating commercial real estate with public capital markets.

 

Why Bengaluru Stands Out

Among India’s major commercial centres, Bengaluru has consistently demonstrated characteristics that make it particularly well suited for REIT ownership.

The city possesses the country’s largest inventory of institutional-grade office space, supported by large integrated business parks, modern infrastructure and sustained demand from multinational corporations.

Unlike markets that depend heavily on domestic occupiers, Bengaluru’s office sector is anchored by technology companies, Global Capability Centres (GCCs), research organisations and multinational enterprises that typically enter into long-term lease arrangements.

These long-duration leases generate stable rental income, precisely the type of predictable cash flow that REIT structures are designed to monetise.

As a result, Bengaluru naturally emerged as the preferred location for India’s earliest office REIT portfolios.

The Data Behind Bengaluru’s Share of the REIT Market

According to industry estimates, Bengaluru accounts for approximately 33% share of all leasing activity by foreign occupiers in Q1 of 2026, making it the country’s largest office market by completed institutional-quality inventory.

Recent market reports further indicate that:

  • Bengaluru accounts for approximately 24.7% YoY growth of India’s gross leasing;
  • Nearly 30% of the city’s Grade A office stock is already held within listed REITs, reflecting the highest REIT penetration among major Indian cities;
  • India’s listed REIT and InvIT assets now collectively exceed 195 million square feet; and
  • Bengaluru continues to contribute a significant share of annual office leasing activity.

 

These figures illustrate that Bengaluru is not merely participating in India’s REIT market, it is shaping it.

 

The GCC Advantage

Perhaps the single most significant factor behind Bengaluru’s REIT dominance is the continued expansion of GCC.

India has become one of the world’s preferred destinations for multinational companies establishing technology, engineering, finance, analytics and research centres. Bengaluru, the original ‘Silicon Valley’ in India and the hub of information technology, remains the preferred destination for many of these operations due to its skilled workforce, established technology ecosystem and mature office infrastructure.

Unlike traditional office occupiers, GCCs with their stable rental profile often enter into large-scale, long-tenure lease agreements.

For REIT investors, this translates into:

  • predictable rental income;
  • lower vacancy risk;
  • stable occupancy levels; and
  • greater visibility of future cash flows.

 

Consequently, the growth of GCCs has strengthened the investment case for Bengaluru’s office assets and enhanced their attractiveness for REIT ownership.

 

Institutional Developers Created REIT-Ready Assets

Another defining feature of Bengaluru’s commercial real estate market is the scale of institutional investment undertaken over the past two decades.

Developers such as the Embassy Group, Prestige Group, RMZ Corp, Brigade Group and Sattva Group pioneered large integrated office parks that were specifically designed for multinational occupiers.

These campuses typically offer:

  • Availability of sizeable floor plates
  • Multiple office towers;
  • Diversified tenant bases;
  • Integrated amenities;
  • Professional property management; and
  • High environmental and sustainability standards.

These characteristics allowed sponsors to avoid assembling fragmented portfolios, and instead focus on monetizing large, stabilised assets through public markets, creating attractive investment opportunities for institutional and retail investors alike.

 

Implications for India’s Capital Markets

The growth of Bengaluru’s office REIT ecosystem extends beyond commercial real estate. It represents a broader shift in how institutional capital participates in India’s economy.

For developers, REITs provide an efficient mechanism to recycle capital from mature assets into new developments.

For investors, they offer exposure to income-generating commercial real estate through regulated, exchange-listed investment vehicles without any of the attendant issues associated with owning real estate in India.

For capital markets, REITs diversify available investment products while broadening participation across domestic and foreign institutional investors.

The increasing maturity of India’s REIT market also reflects growing confidence in regulatory oversight, corporate governance standards and disclosure practices.

In many respects, Bengaluru has provided the most visible example of how commercial real estate can evolve from privately held assets into publicly traded investment products.

 

What Lies Ahead?

India’s office REIT market is still at a relatively early stage compared with more mature jurisdictions.

As institutional ownership of commercial real estate expands, several trends are likely to shape the next phase of growth.

These include:

  • continued expansion of GCC;
  • increasing institutional ownership of office assets;
  • additional REIT listings as developers monetise stabilised portfolios; and
  • greater investor participation in listed REITs.

 

While Hyderabad, Pune, Chennai and the National Capital Region continue to attract significant commercial real estate investment, Bengaluru appears well positioned to retain its leadership given its scale, depth of occupier demand and concentration of REIT-ready office assets.

 

Conclusion

Bengaluru’s dominance in India’s office REIT market reflects the convergence of several structural factors: decades of Grade A office development, sustained multinational demand, the rapid growth of GCC and a regulatory framework that enables mature commercial assets to access public capital markets.

As India’s REIT ecosystem continues to evolve, Bengaluru offers a compelling illustration of how regulatory reform, institutional investment and commercial real estate can work together to deepen capital markets.

For developers, investors and market participants alike, the city’s experience may well serve as a blueprint for the next phase of India’s REIT journey.

 

This blog is authored by our Joint Managing Partner – Vivek K Chandy and Partner – Arka Mookerjee.