Synopsis: The real estate market in Bengaluru is experiencing robust growth in both the north, south, east and west corridors, with the Metro, IT hubs, airport development and infrastructure projects fueling the growth. This article discusses the prices of area, 2bhk, and 3bhk flat rates across areas in Bengaluru.
Bengaluru’s real estate sector is still showing significant growth, with the presence of expanding IT hubs, Metro connectivity, and major infrastructure projects. In recent years, there has been a high demand for land, 2BHK and 3BHK homes in premium apartment areas, emerging investment corridors of the North, South, East and West Bengaluru.
North Bengaluru
The Kempegowda International Airport, the numerous tech parks and the expansion of the Metro, coupled with the upcoming infrastructure projects such as Peripheral Ring Road and Satellite Town Ring Road, have made North Bengaluru one of the hottest real estate destinations in Bengaluru. It is a very well connected area, is growing at a very fast pace and has a relatively high growth potential for appreciation.
Devanahalli
- Land Price: ₹3,500–₹6,500 per sq ft
- 2BHK Price: ₹70 lakh–₹90 lakh
- 3BHK Price: ₹1 crore –₹3.5 crore
- Connectivity: It is also near to Kempegowda International Airport, which has connectivity to NH-44, upcoming Metro connectivity, STRR and Peripheral Ring Road projects.
- What is in the area: Aerospace parks, business parks, KIADB projects, upcoming commercial hubs, large township projects etc. make it a big investment corridor in the near future.
Hebbal
- Land Price: ₹12,000–₹18,000 per sq ft
- 2BHK Price: ₹1–1.5 crore
- 3BHK Price: ₹2.5–₹5 crore
- Transportation: Great connectivity with Outer Ring Road, Airport Road, Bellary Road and Manyata Tech Park
- What to look out for in the area: High-end residential schemes, tech parks, luxury apartments, hotels and commercial projects.
Thanisandra
- Land Price: ₹7,000–₹11,000 per sq ft
- 2BHK Price: ₹1.04 crore –₹1.6 crore
- 3BHK Price: ₹1.5–₹3.5 crore
- Air Quality: Poor air quality due to high levels of vehicle emissions, though efforts are being made to address this.Environmental: The environment is not pleasant, with high levels of vehicle emissions, although measures are being taken to improve this.
- Describe the Area: Lots of apartments, IT workers housing, schools, malls, and increasingly commercialization.
Yelahanka
- Land Price: ₹6,000–₹10,000 per sq ft
- 2BHK Price: ₹75 lakh–₹1 crore
- 3BHK Price: ₹1.5 lakh–₹3.5 crore
- The location is well connected with the airport, Hebbal and central Bengaluru via Bellary Road.
- What’s in the area: educational buildings, gated areas, lakes, parks, planned residential developments
Hennur
- Land Price: ₹6,500–₹11,500 per sq ft
- 2BHK Price: ₹70 lakh–₹1.1 crore
- 3BHK Price: ₹1–₹1.7 crore
- Accessibility: Airport, Outer Ring Road, Hebbal, IT corridors are easily accessible.
- What’s in the Area: Social infrastructure, schools, retail developments and housing apartment projects are coming into existence.
South Bengaluru
South Bengaluru has well-established residential areas, greenery, well-developed social infrastructure and emerging Metro connectivity. Its combination of convenience, lifestyle, and proximity to key employment centers such as Electronic City brings a variety of families, IT professionals and top-tier home buyers to the region. The apartment and land prices have increased steadily in the areas spread across South Bengaluru in the years gone by.
JP Nagar
- Land Price: ₹10,000–₹18,000 per sq ft
- 2BHK Price: ₹90 lakh–₹1.5 crore
- 3BHK Price: ₹1.5–₹3.5 crore
- Accessibility: Excellent connectivity by Outer Ring Road, Metro and near to Jayanagar and Banashankari
- What’s Missing: Supply of quality residential layouts, restaurants, schools, parks, shopping areas and existing social services infrastructure.
Bannerghatta Road
- Land Price: ₹7,500–₹14,000 per sq ft
- 2BHK Price: ₹75 lakh–₹1.3 crore
- 3BHK Price: ₹1.2–₹3.5 crore
- The project is well connected with Electronic City, NICE Road and the upcoming Metro expansion.
- What’s In The Area: IT offices, hospitals, malls, educational facilities and significant residential apartment projects.
Electronic City
- Land Price: ₹4,500–₹9,000 per sq ft
- 2BHK Price: ₹50 lakh–₹90 lakh
- 3BHK Price: ₹65 lakh–₹1.5 crore
- North of the city center: Elevated Expressway and NICE Road are connected, and the Yellow Line Metro will also open soon.
- The area boasts of major IT Companies, Tech Parks, a long list of affordable housing projects, and solid rental demand from professionals.
Kanakapura Road
- Land Price: ₹4,000–₹11,000 per sq ft
- 2BHK Price: ₹60 lakh–₹1 crore
- 3BHK Price: ₹95 lakh–₹3 crore
- Advertising: Improved, significant improvements in advertising opportunities thanks to Green Line Metro and NICE Road.
- What is in the Area: Residential townships, educational facilities, green spaces, and commercial development.
Uttarahalli
- Land Price: ₹5,500–₹19,500 per sq ft
- 2BHK Price: ₹60 lakh–₹1 crore
- 3BHK Price: ₹1 crore–₹3.5 crore
- Roadways: Mapping of key access roads to Banashankari, Mysore Road and Kanakapura Road corridors.
- What’s in the area: Mid-segment apartment projects, schools, parks and fast-growing residential layouts.
East Bengaluru
East Bengaluru is known as the largest real estate corridor in the city for its strong rental market and major tech parks, along with the presence of multinational corporations. Some of the highest apartment price appreciation has happened in the region, with Whitefield, Sarjapur Road and Marathahalli being some of the main employment centres. Residential demand and land values remain on the rise as Metro expands and commercial development increases.
Whitefield
- Land Price: ₹8,000–₹23,000 per sq ft
- 2BHK Price: ₹80 lakh–₹2.5 crore
- 3BHK Price: ₹1.3–₹4.5 crore
- Accessibility: 24-hour facility with security guard and CCTV surveillance, AI lighting system, and toiletries.In-facility amenities: Security guard and CCTV surveillance; AI lighting system; Toiletries (24 hrs).
- What’s in the area: IT Parks, Multinational Companies, Luxury Apartments, Malls, Hotels and Premium Commercial Developments.
Sarjapur Road
- Land Price: ₹7,000–₹19,000 per sq ft
- 2BHK Price: ₹ 1 crore–₹2.5crore
- 3BHK Price: ₹1.5–₹4.0 crore
- Accessibility: Good connectivity with Electronic City, Outer Ring Road and Whitefield
- What’s in the area: Gated Communities, International Schools, Tech Parks, Startups and fast-growing residential projects.
Marathahalli
- Land Price: ₹9,000–₹26,000 per sq ft
- 2BHK Price: ₹85 lakh–₹1.6 crore
- 3BHK Price: ₹1.4–₹2.8 crore
- Connectivity: Very good connectivity to ORR, Whitefield and other important IT hubs in East Bengaluru.
- What’s in the Area: IT offices, retail, apartment projects, restaurants and robust rental housing demand.
KR Puram
- Land Price: ₹6,500–₹11,000 per sq ft
- 2BHK Price: ₹65 lakh–₹1.3 crore
- 3BHK Price: ₹1–₹2.5 crore
- Waterfront: Good waterfront connectivity benefits.Accessibility: Easy access to the Metro and highways.
- What is in the area: Residential apartments, commercial growth areas, warehouses and improving infrastructure projects.
Indiranagar
- Land Price: ₹18,000–₹40,000 per sq ft
- 2BHK Price: ₹2.5–₹3.7 crore
- 3BHK Price: ₹3.5–₹5 crore
- Facilities: Excellent facilities and connectivity to Metro level & central facilities to major commercial areas.
- What’s in the area: Luxury homes, high-end retail, cafes, the nightlife scene, offices, luxury residential demand
West Bengaluru
With better Metro connectivity, growth in infrastructure and reasonably priced property rates, West Bengaluru is slowly emerging as a good residential and investment destination. The area is popular among the end-users and investors seeking bigger houses at lesser prices than in East and Central Bengaluru. There has been increased demand for areas on Mysore Road and Kengeri, due to the expansion of Metro and township development.
Rajajinagar
- Land Price: ₹14,000–₹30,000 per sq ft
- 2BHK Price: ₹1.2–₹2 crore
- 3BHK Price: ₹2–₹6 crore
- Facilities: Excellent connectivity via Metro, Outer Ring Road and access from central Bengaluru.
- What is there in the Area: high-end residential developments, malls, commercial complexes, schools and the existing social infrastructure.
Kengeri
- Land Price: ₹4,500–₹12,000 per sq ft
- 2BHK Price: ₹45 lakh–₹85 lakh
- 3BHK Price: ₹75 lakh–₹1.5+ crore
- Connectivity: Good connectivity via Purple Line and access to Mysore Road
- In the area: cheap apartment projects, educational institutions, housing plans and the development of the township.
Mysore Road
- Land Price: ₹5,000–can go up to ₹16,000 per sq ft
- 2BHK Price: ₹50 lakh–₹1.2 crore
- 3BHK Price: ₹90 lakh–₹1.7 crore
- Water availability: 120° approach road to water source, 120° approach road to water source, and water source.
- What’s in the area: Residential projects, pockets of industry, commercial spaces and growing infrastructure development.
Nagarbhavi
- Land Price: ₹12,000–₹25,000 per sq ft
- 2BHK Price: ₹65 lakh–₹1.2 crore
- 3BHK Price: ₹1–₹3.8 crore
- Good connectivity to Vijayanagar, Mysore Road, education centres.
- The area has got what it takes: Colleges, residential layouts, parks, and mid-segment apartment developments.
Vijayanagar
- Land Price: 11,000–₹32,000 per sq ft
- 2BHK Price: ₹60 lakh–₹2 crore
- 3BHK Price: ₹2–₹4 crore
- Accessibility: Good Metro connectivity and convenient access to the central part of Bengaluru
- What’s in the area: Residential neighborhoods, shopping areas, hospitals, schools, and commercial locations
The future growth corridors in Bengaluru
- The potential of airport expansion, Aerospace SEZs, business parks, and infrastructure projects such as the Peripheral Ring Road (PRR) and Satellite Town Ring Road (STRR) in North Bengaluru is set to bring about a significant increase in long-term value appreciation.
- Devanahalli, Yelahanka and Thanisandra are seeing an increase in the number of investors due to the upcoming commercial growth, Metro connectivity and large township development.
- East Bengaluru is still the largest IT corridor in terms of real estate in Bengaluru, offering continued rental demand in Whitefield, Sarjapur Road and KR Puram.
- Emerging residential corridors are seeing increased property demand and price appreciation with the arrival of Metro Phase 2 & Metro Phase 3 expansions.
- The development of the South Bengaluru area is on the rise, as it benefits from the connection to Electronic City via Metro lines and the high demand from professionals from the Electronic City and surrounding tech hubs.
- The new expansion of Metro, township projects, expansion of infrastructure across Mysore Road and Kengeri make West Bengaluru an appealing investment target which is relatively cheaper.
- The city is also likely to see more residential and land values rise in the future with the development of large infrastructure projects such as new flyovers, expressways, tech parks, and commercial zones.
Conclusion
The real estate sector in Bengaluru keeps prospering due to its rapid urban growth, the expansion of its infrastructure, and the growing demand for housing in the city. Apart from the North and East parts of the city that are most popular for investment opportunities and appreciation, the South continues to offer premium residential demand with its high quality of living and connectivity.
Written by Boyapati Sai Jasmitha
