Synopsis– Bengaluru’s real estate environment has changed substantially with Sarjapur Road becoming one of the city’s most pricey residential corridors. An area that was meant to be an affordable alternative to established corridors is now priced equally with premium locations of the city. A 2BHK flat in Sarjapur Road is priced equivalent to a 3BHK flat in North Bengaluru, which indicates a substantial change in the trends of the city.
The Price Reality Check
The data provided by ANAROCK show that average property prices in Sarjapur Road increased by 79% to 10,800 per square foot in June, 2025, rising from ₹6,050 per square foot from 2021. Present prices in the area in apartments are set between ₹10,200 to 11 000 per square foot with higher-end pockets being priced up to ₹12,000 per square foot. In the case of 2BHK apartments, the current price is between ₹80 lakhs to ₹1.5 crores for units spanning 600-1200 square feet. The data shows an unprecedented growth rate, showing a price increase of around 87% in five years, as prices have risen from around ₹5000 in 2020 to ₹10,300 in 2025 per square foot.
By contrast, 3 BHK apartments in North Bengaluru such as Yelahanka, Thanisandra and Hebbal are sold between ₹85 lakhs and ₹1.79 crores with a living space of 1314-1786 square feet. North Bengaluru has an average price of between ₹7200 to ₹10,000 per square foot in neighborhoods such as Yelahanka, and ₹9700 per square foot in places like Thanisandra, making it more affordable than Sarjapur road with larger space offerings.
Sarjapur Road’s IT Ecosystem Advantage
The price boom in Sarjapur Road is fundamentally driven by its strategic location in the Bengaluru IT ecosystem. The corridor connects major employment centres such as Electronic City, Whitefield, and the Outer Ring Road corridor.
Top companies like Wipro, Microsoft, Goldman Sachs and JP Morgan have established their strong presence in the nearby tech parks. The region hosts Ecoworld, Embassy Tech Village, RGA Tech Park, Ecospace and Prestige Tech Park, which pose high residential demand. The majority of Sarjapur road residents are IT professionals and their families, which explains the high willingness to pay high prices for the close proximity to their workplace and lifestyle conveniences.
Infrastructure Development
- Infrastructure investments have been the key driver of price growth for Sarjapur Road. The most anticipated Sarjapur–Hebbal Red Line metro project (Phase 3A), which will be 36.6 km long with 28 stations, budgeted ₹28,405 crore and is likely to be operational from 2031. With this operational, connectivity and access to central and northern Bengaluru will be remarkably enhanced.
- The Peripheral Ring Road (PRR) project and the continuing road widening projects are also improving traffic flow and access. All of these improvements produce a multiplier effect on the property valuations, because buyers value the future convenience benefit into their contemplated purchase price.
- Social Infrastructure development is also an equal contributor offering prestigious educational institutions like Oakridge International School, Delhi Public School, and Inventure Academy and reputed hospitals like Columbia Asia and Narayana Health. The area is also famous for its nightlife hosting great ambience cafes and bars.
Supply–Demand Imbalances and Land Scarcity
The price increase in Sarjapur Road is also indicative of underlying supply demand disequilibrium. The shortage of land has led to stiff competition among the purchasers, and developers have moved to the high end projects that appeal to the wealthy IT professionals. Projects such as Birla Evara, Godrej Lakeside Orchard, and Sobha Crystal Meadows emphasize this change of the trend towards luxury offerings with world-class facilities. Contrary to North Bengaluru where bigger parcels of land are still comparatively accessible, Sarjapur Road is restricted by geographical and regulatory factors that restrict new supply. This is a typical market imbalance; there is a surplus of buyers in pursuit of fewer projects.
Final Thoughts
Sarjapur Road’s transformation from a mid-segment corridor to one of Bengaluru’s most expensive markets highlights how IT demand and infrastructure shape housing trends. Buyers must consider between location convenience in Sarjapur or greater living space in North Bengaluru.
Written by Prajwal Hegde
