Synopsis- Bengaluru’s peri-urban areas are positioned to be the next commercial real hotspots and investment destinations, largely as a result of both sustainability-related infrastructural upgrades and the expansion of Bengaluru’s tech-pivoted economy.
Bengaluru’s commercial real estate demand is migrating from its historically saturated hubs like Whitefield to its peripheral areas, aided by metro expansion, new technology parks, and wider corporate choices for more affordable areas.
Market Overview: Why Peripheral Bengaluru is the Next Growth Frontier
- Today’s post-pandemic corporate world seeks more square footage, flexibility, and affordability, pushing developers and tenants alike to seek premises on Bengaluru’s periphery.
- Infrastructure mega-projects such as the Peripheral Ring Road (PRR), Namma Metro Phases 2 and 3, and airport corridor improvement will reimagine accessibility and connectivity for the city’s outer areas.
- The southwestern edge of Bengaluru is scalable in ways that traditional business districts cannot be, as they have available land and less cost pressure than central business districts (CBDs).
Top Peripheral Areas with High Growth Scope
1. Devanahalli / KIADB Hitech Zone
- Monthly Rent: ₹40–55 per sq. ft.
- Property Price: ₹5,000–7,000 per sq. ft.
- Connectivity: The spot connects right up to Kempegowda International Airport. It links easily to the Bangalore-Hyderabad highway and PRR too.
- Major Projects: Karnataka’s KIADB Industrial Zone takes center stage. SEZs fill in the gaps. Multinational IT campuses pop up all over.
- Growth: Airports will drive economic activity; The area turns into a real business hub for logistics and IT.
2. Hosur Road Corridor (Bommasandra, Jigani, Attibele)
- Monthly rent: ₹45-60 per sq. ft.
- Property price: ₹6,500-8,000 per sq. ft.
- Connectivity:The area gets connected through the Hosur Highway. It also has this proposed metro line extension. That runs along with NICE Road. All of that helps out with getting around pretty well.
- Major projects: There’s the Bommasandra Industrial Area. They are expanding the Jigani IT park. Oh and then automotive clusters. Manufacturing ones too. You know.
3. Hoskote
- Monthly rent: ₹35-50 per sq. ft.
- Property price: ₹4,500-6,000 per sq. ft.
- Connectivity: It sits right along NH 648, you know. And yeah, it’s getting set up for way better metro and road links thanks to that PRR development coming along.
- Major projects: Like logistics parks, warehousing hubs, all that. And industrial zones too, under KIADB (Karnataka Industrial Areas Development Board).
4. Peenya
- Monthly rent: ₹50-65 per sq. ft.
- Property price: ₹6,000-7,500 per sq. ft.
- Connectivity: It’s got good connectivity. Right near NH 4, you know. And the metro lines are already there hooking it up.
- Major projects: One of Asia’s largest industrial zones calls it home. Now it’s shifting over to those tech-savvy commercial setups.
5. Doddaballapur / Narsapura
- Monthly rent: ₹30-45 per sq. ft.
- Property price: ₹4,000-5,500 per sq. ft.
- Connectivity: Connectivity seems solid. Highways are easy to hit. Plus the PRR and rail corridors are getting upgrades down the line.
- Major projects: Logistics hubs coming in strong. And affordable spots for commercial work too.
Also read: Top 5 Indian Cities with the Highest Office Leasing Growth in 2025
6. Bidadi
- Monthly rent: ₹30-40 per sq. ft.
- Property price: ₹3,800-5,000 per sq. ft.
- Connectivity: Along Mysore Road, that’s the spot. Road widening helps a lot. Industrial growth is pushing things forward.
- Major projects: Projects include automotive plants. Logistics parks as well. Warehousing plans on the table.
7. Nelamangala
- Rental: ₹25–40 per sq. ft.
- Property Price: ₹3,800–5,200 per sq. ft.
- Connectivity: Sits on the Bangalore-Mangalore Highway. Metro corridor could boost it more later on.
- Major Projects: Industrial estates from KIADB. Logistics centers too.
Key Growth Drivers
- Infrastructure Enhancements: The work on PRR and extending Namma Metro into these periphery locations improves access.
- IT and Startup Growth: The growth of startup hubs and IT Parks outside of CBDs necessitates corporations to re-locate for scale and cost.
- Lower Land Costs: Reduced land costs and availability of larger lots provide attractive possibilities for larger commercial projects.
- Government Policy: Mixed use zoning and incentives are stimulating real estate and commercial investment in these corridors.
Conclusion
Bengaluru’s peri-urban commercial real estate will provide positive long-term growth due to connectivity benefits as well as an ongoing pipeline of expanding corporate business. Investors should focus their attention on commercial real estate projects that have strong connectivity and are future-ready to maximize return on investment potential as this segment of the market continues to grow.
Written By Rachna Rajput
