Synopsis- Godrej Properties’ 48-acre acquisition in Doddaballapur signals a strategic move into North Bengaluru’s fast-growing real estate belt, driven by strong infrastructure upgrades and investor confidence. With proximity to the airport and major projects like STRR and BBC, the region is poised for a significant price surge and long-term growth.
India’s one of the most respected real estate developers, Godrej Properties, has acquired 48 acres of land in a city located north of the Indian Silicon Valley- Bengaluru. Doddaballapura, the headquarters of rural Bengaluru, has recently witnessed a real estate surge, and with the recent land acquisition by Godrej, the city is in the limelight again, with its proximity to Kempegowda International Airport and increasing infrastructure developments, Doddaballapura has become one of the most sought-after areas for upcoming residential projects and plotted developments.
The Recent Acquisition
The recently acquired land is expected to be developed into a plotted residential project with an estimated development area of around 1.2 million square feet. The project is said to be launched in the upcoming quarters, aligning with Godrej’s strategy of expanding into other major real estate markets of India, especially Bengaluru. The executive chairman also stated that the land acquisition also sits well with their ambition of expanding into the Indian micro markets that have been exhibiting strong potential for the future.
The Momentum
Doddaballapura has always been known as an industrial city, primarily for its textile industries. But now, it is on the verge of transforming into a real estate magnet. One of the major advantages that highlights is its proximity to the international airport, which makes it particularly attractive to NRIs, investors, and even some professionals. Developments such as the upcoming STRR (Satellite Ring Road) and the road widening projects are expected to cut travel time to Bengaluru city, specifically to hotspots such as Whitefield, Yelahanka, and Hebbal.
Growth Factors
| Growth Factor | Impact on Real Estate |
| Proximity to Bengaluru International Airport | High demand from professionals working in airport-linked logistics and aviation sectors. |
| Affordable land prices | Compared to Hebbal or Yelahanka, Doddaballapura offers lower entry points for investment. |
| Industrial and Logistics Growth | Home to Doddaballapura Industrial Area, attracting both blue- and white-collar workforce. |
| Emerging Social Infrastructure | New schools, healthcare centers, and retail zones are coming up rapidly. |
Land in Doddaballapura that is valued between Rs. 4500 to Rs. 7000 now is expected to still rise at least 1.5 times in the coming two years. With major government innitiatives taking place around the region such as the STRR, Doddaballapura has come under the radar of developers of residential complexes such as the Godrej properties.
Will this Surge Sustain?
Doddaballapura is quickly becoming a prime real estate destination in North Bengaluru, fueled by robust infrastructure upgrades and proactive state-led growth initiatives. Recognized as a satellite town in the Greater Bengaluru Suburban Plan (2025), the area is charted for disciplined urban expansion. Connectivity is set to improve dramatically with the expanding 80 km stretch of the Satellite Town Ring Road (STRR), and the ₹27,000 crore Bengaluru Business Corridor (BBC), which together enhance links to emerging IT clusters and manufacturing hubs. Foxconn’s ₹22,000 crore “Project Elephant” nearby is slated to create 50,000 plus jobs, sharply amplifying the demand for housing. Future anchors include the Knowledge, Well-being & Innovation (KWIN) City, Aerospace SEZs, and the sprawling 12,000-acre BIAL IT Region in Devanahalli, which provides a solid, enduring economic base. With all these reasons, as mentioned before, Doddaballapura’s land values could climb 1.5 times by 2027, marking it as a compelling investment opportunity over the next few years.
Doddaballapura Vs Bengaluru
Doddaballapura is a city that has a much lower population density when compared to Bengaluru, which has made it quieter and less chaotic, the traffic on road is also much lesser, making it easy to commute, while on the other hand Bengaluru faces one of the most worst traffic jams across the globe, with a travel time sometimes reaching up to 34 minutes to travel 10 kms.
Various projects such as the Metro Line has got North Bengaluru real estate a 57% rise in property prices since 2019, even though for now Doddaballapura has no confirmed metro line connection, the smaller city is catching up with the surge levels with a 22% to 27% hike since 2020, thanks to its prominence as a rising property hub.
| Aspect | Bengaluru City | Doddaballapura |
| Traffic Congestion | High (avg 34 min for 10 km) | Low to Moderate |
| Real Estate Price Appreciation (2019-24) | 57% rise in North Bengaluru | 22% – 27% annually since 2020 |
| Avg Plot Price (2024) | ₹9,000 – ₹12,000 per sq ft | ₹4,500 – ₹7,000 per sq ft |
Also read: Top 5 Infrastructure Projects in Hyderabad Set to Boost Property Prices in Coming Years
North Bengaluru as a Whole
Doddaballapura city is 50 km away from the core of Bengaluru, but from some areas, such as Yelahanka New Town, Doddaballapura is almost half the distance. And if the development is integrated well among the two locations, then this new belt could be a game changer for not just the economic growth, but also could be of very much potential in the real estate market. The upcoming Satellite Town Ring Road (STRR) and Peripheral Ring Road (PRR) projects are also expected to further integrate areas like Doddaballapura with the core city.
| Bengaluru Zones wise Real Estate Performance | |||
| Zone | Avg. Price (per sq. ft) | Annual Price Growth (YoY) | Major Drivers |
| North Bengaluru | ₹5,500 – ₹7,200 | 8% | Airport, STRR, Aerospace Park, Namma Metro |
| East Bengaluru | ₹6,000 – ₹9,500 | 6.5% | IT hubs, Whitefield, ORR |
| South Bengaluru | ₹5,000 – ₹7,500 | 5.5% | Industrial areas, NICE Road |
| West Bengaluru | ₹4,500 – ₹6,500 | 4.2% | Traditional markets, Metro extension |
As we can see, Bengaluru North, when compared to other zones, does have a higher annual price growth rate, which signifies to us the investor confidence in this region and the potential North Bengaluru and Doddaballapura hold in the real estate market.
Investment Outlook
There is a growing focus on plotted development in North Bangalore for places like Doddaballapura that have an investor appetite on the rise. Demand for land in and around North Bangalore is changing direction with an active parade of new IT companies and logistics players, while new infrastructure financing is creating transformational conditions for these micro-markets that are now positioned for good capital appreciation along with dependable rental income over the next 5-10 years.
With developers like Godrej Properties. We can feel at ease and get confidence regarding the completion and even about the legality- these aspects give better liquidity to the asset and keep investors’ monetary reserves safe.
Conclusion
The recent purchase of 48 acres of land in Doddaballapura by Godrej Properties makes a bold entrance into one of Bengaluru’s fast-emerging hubs. Better connectivity, evolving civic infrastructure, and increasing investor interest as market conditions for Doddaballapura have combined and stimulated conditions to stack up for a worthy proposition for future real estate. The interesting thing about Doddaballapura is the advantage of relatively affordable pricing and ease of access considering the next 8 to 10 years of property landscape disruption in Bengaluru will only help best position the area for end-users and investors.
Written by Adithya Menon
