From luxurious apartments, villas, and plots to affordable housing, Bangalore is home to it all. With an abundance of real estate options available in this city, it might be difficult to select the best investment option. This article will help you understand rapidly expanding Bangalore or rather Bengaluru better, for real estate investment.
Bangalore – A city that desires to integrate the best. A city that has transformed supremely over the years. A city that has welcomed advancement with open arms, but has also kept its traditionality intact. The people of Bangalore are recognised for their go-getter attitude.
They truly believe in not just experiencing the change, but being the change. And that’s precisely what has made Bangalore a well established and leading metropolitan city of India.
In 1799 after Tipu Sultan’s death in the 4th Anglo Mysore War, the Residency or the Raj Bhavan of Mysore State was set up in Mysore. This was later shifted to Bangalore in 1804. Post this, Bangalore which was just an average village with inadequate infrastructure until then, gained importance.
The British also shifted their cantonment from Srirangapatna to Bangalore in 1809 which further cemented the importance of Bangalore under the British East India Company rule. Bangalore then operated as a “twin city” with residents predominantly being Kannadigas and cantonment area that was run by the British.
Today, Bangalore has become a dream for millions of aspiring Indians to explore, hustle and settle. It is now one of the most diverse cities of India with people from across the states flocking in the city owing to growing career opportunities.
Why invest in Bangalore?
The North, South, East, and West zones are the main pillars of Bangalore. Over the years, all of the zones have witnessed infrastructural growth and development especially a tremendous growth in North and East.
Supported by phenomenal transport routes, malls, parks, educational institutions and many more social amenities, the IT capital of India has turned out to be the perfect destination to invest in the real estate sector.
Builders, investors, and home buyers believe and have already experienced decent returns on their investment. North & East zones have flourised more because of the proximity to the Bangalore Airport and the two big IT Tech parks in the region.
Bangalore has on an average garnered 5-8% annual CAGR on most property investments (especially land) over a period of last 10-15 years. This is excluding any rental income that you may derive if it’s a residential property.
While 2016-2019 period has seen a massive stagnation in property prices owing to the increase in supply during the boom in real estate during 2011-2014 period, property investments should be evaluated with a larger time frame of 10-15 years to average out cyclical headwinds.
Adding to this, the COVID-19 pandemic brought in uncertainties to Bangalore real estate in the year 2020 just like any other sector, but the sector is on a clear path to recovery from Q3, FY20-21 onwards.
As expected, a list of best locations to invest in Bangalore can be very subjective. Hence we have tried to provide you a clear understanding of each location in Bangalore for your self analysis.
Hebbal, Devanahalli, Yelahanka and Hennur Road are the cream areas in North Bangalore which offer exceptional residential projects that suit every buyer’s requirements. From affordable housing to luxury 2, 3, 4 BHK apartments and villas, this region has it all.
Elevated expressways, metro routes, flyovers connecting Outer Ring Road, NH-7, Peripheral Ring Road and the local buses are major options to have a smooth and effortless commute to any region. Manyata Tech Park is the biggest IT Tech Park in this belt.
Considered as one of the most prime locations of North Bangalore, Hebbal is located near Hebbal Lake and Nagavara Lake. Its serene surroundings and impressive infrastructure is home to some of the most luxurious residential projects in the city.
The employment opportunities in this area have skyrocketed due to the presence of the finest tech parks including Manyata Tech Park.
Two projects of L&T have been approved with a total of 17 acres being allocated at two locations in Byatarayanapura on Ballari Road to develop IT SEZ at a cost of Rs 2,080 crore. Renowned schools, colleges, and shopping malls are just an added bonus here.
Its connectivity to Kempegowda International Airport and other regions of Bangalore is one of Hebbal’s greatest USP. Prominent schools in Hebbal include Jain Heritage School (CBSE) and Vidya Niketan School (CBSE). Aster CMI Hospital is one of the major hospitals in Hebbal and Esteem Mall is a good recreational & shopping arena.
Initially, home to a number of factories and manufacturing industries, this area was not known for its real estate. Once the Kempegowda International Airport became functional, this area experienced a boost in its residential demand.
In addition, a large number of employment opportunities are available due to the increasing IT companies sprouting here. The area still being in its fast development phase offers economical apartments with massive returns.
Yelahanka Satellite Town or Yelahanka New Town is rapidly developing as the new face of Yelahanka in Bangalore.
Garuda Yelahanka (yes, there is one in Yelahanka too!), RMZ Galleria Mall, Yelahanka Central & DMart Yelahanka are some of major retail malls and supermarkets in the region.
National Public School, Delhi Public School, Chrysallis High School and Euro School are some of the good CBSE schools in Yelahanka. Ryan International School and Mallaya Aditi International School (very high fees!) are some good ICSE schools in Yelahanka. KK Hospital & Navachethana Hospital are some big hospitals in Yelahanka.
If you’re a family person then Hennur Road is a great place for you to invest. Premium homes, health care centers, educational institutions, theme parks, and excellent facilities are available here in abundance.
Known for its enjoyable activities like karting, snooker, bowling, cricket, bike rides, paddling, swimming, boating, etc make it an outstanding place to raise a family. It is true, a home in Hennur feels like living in a paradise.
Hennur Road is also famous for a very large Byg Brewski outlet – which is allegedly Asia’s biggest brew pub. It’s massive with a beautiful landscape, waterfalls, terrace and open kitchen. You can roam around at this pub with friends and family and it feels like a resort. Since it is an outdoor pub, it makes it very comfortable for both bachelors and family to enjoy their evenings here. While a pub should not be a highlight for deciding a real estate investment, but Byg Brewsky on Hennur Road is so outstanding that it truly deserves a mention. Who knows you may fall in love with Hennur because of Byg Brewsky alone!
Hennur Road enjoys a direct connectivity to the Bangalore Airport through a new airport road that has opened for Bangaloreans in recent years. It reduces travel time to the airport by 30 minutes as compared to old route via Mekhri circle. Hennur Road has some of the upcoming and spacious real estate projects by Salararpuria Sattava Group, Shriram Group, MIMS Builders and many other reputed builders in Bangalore.
Hennur Road has a big Decathalon and Puma Factory outlet. It also has a quite belt (off Hennur Road) that houses luxurious villas from more than 15 builders. Hennur Road has branches of all major private and public banks in a stretch of 300 metres along with DMart & Reliance Fresh supermarkets.
Cratis, Cloudnine, Motherhood, Ovum, Cavalier, Chris Super Speciality Hospital are some of the big hospitals in Hennur. It is very close to Orion East Mall and Elements Mall, Thanisandra. Hennur Road is just 10-15 min drive(~4 km) from Manyata Tech Park.
Vibgyor High School (ICSE / CBSE), Chrysallis High (CBSE), Rashtrotthana Vidya Kendra (CBSE), Mount Litera Zee School (CBSE), Royal Concorde International School (CBSE) are some of the important schools in Hennur.
A quiet suburb, Devanahalli came into limelight after the construction of the Bangalore International Airport. This area is famous for its satellite township, thus investing in projects like Embassy Springs or Ozone Urbana will make all civic amenities easily available to you.
Tech Parks like Aerospace Park, Science Park, and Financial City escalate the popularity of this region. Since this area is around 30 km from city centre, it is important that you must explore this belt from investment perspective and for good long term returns.
It is inevitable that a city will expand and grow in real estate more towards the airport region first and Bangalore is no exception. As far as self-living in Devanahalli is concerned, try going for projects that offer complete township as you might miss city’s hustle and bustle by staying significantly far from the city centre.
Bangalore is expanding heavily towards Bangalore International Airport after its construction in 2008. The state high level body has also approved a major investment proposal in this area. Three hundred acres of land in Haralur and Muddenahalli villages of Devanahalli taluk have been granted to Cornerstone Property Developers Ltd to develop a theme park and sports hub at the cost of Rs 1,330 crore. This clearly indicates that North Bangalore is one of the fastest growing areas attracting big investors.
Thanisandra is one of the fastest growing areas in North Bangalore. This area, in particular, has seen an astounding boom in the residential and commercial real estate development. All the achievements of this area are credited to its well-planned infrastructure.
Public transport facilities make commuting to major parts of Bangalore smooth and time-saving.
The upcoming 72 km Metro Rail Phase 2 will only add to its list of advantages. KIADB Park, Bagalur KIADB IT SEZ (5000 Acres), Bagalur Finance City (50 Acres), Hardware Park, and Shell Park are few of the mega ongoing projects in Thanisandra.
Connectivity, massive growth rate, and increased development make Thanisandra a sure bet to invest on. Thanisandra has famous Elements Mall and is just 5-10 min drive(2-3 km) from Manyata Tech Park.
Looking for a place in the thriving heart of the city with a blend of old and emerging Bangalore? Then South Bangalore is a better option as compared to North Bangalore.
Popular for its old areas such as BTM Layout, Silk Board signal, Bannerghatta Road, Jayanagar, JP Nagar etc, this area is known to offer a very different perspective in contrast to any other part of Bangalore. Home to plenty of educational institutions, multinational companies and recreational facilities, South Bangalore has something in store for all age groups.
Nestled away in the South, Electronic City easily tops of the list of increasing residential properties. While the prices of both Phase 1 and Phase 2 differ, one can easily find an affordable 2 BHK home for as low as 15-25 lakhs in this region.
The zone is base to top corporates as it homes numerous IT parks in and around the area, making it an ideal choice for the working population.
Wipro, HP, BHEL, Infosys and many other reputed companies have big offices in Electronic City. In addition, it’s excellent infrastructure including schools, hospital, banks as well as theatres and malls that provide a holistic lifestyle has further added to the real estate profile of this area. Many prestigious residential projects here like The Green Terraces and GM Infinite Global Techies Town provide a luxurious standard of living while maintaining affordable rates.
Springleaf Hospital, Mazumdar Shaw Medical Center, Kauvery Hospital and Sparsh Hospital are some of the big hospitals in Electronic City.
Treamis World School(CBSE / IGCSE), Vibgyor High School (CBSE / ICSE), Mount Litera Zee School (CBSE) and Delhi Public School (CBSE) are some of the important schools in Electronic City.
BTM Layout has a robust infrastructure with varied residential options. It is in close proximity to prominent areas such as Koramangala, HSR Layout and Bannerghatta Road.
The rental value of apartments and villas in BTM Layout is on an upward swing because of the locational advantage and is proving to be its most beneficial factor. Since this is one of the very old areas of Bangalore, there are lesser apartments and more independent houses and PGs in BTM Layout.
BTM Layout is close to many educational institutions and hence a big market for PGs in this region. Metro stations such as Rashtreeya Vidyalaya Road (Green Line) and Banashankari have expanded the connectivity of BTM Layout with other parts of the city. In addition, BTM Layout is also a part of the R V Road Terminal-Bommasandra line of Namma Metro.
The proposed peripheral ring and the development of the new Metro line has given the zone an added advantage over others. With an excellent appreciation price, Kanakapura Road has seen a lot of commercials as well as residential development in the past few years.
Impressive connectivity, as well as increasing development, have made it a sought after real estate zone. In addition, Kanakpura Road is close to Mysore Road and makes it a very important residential belt. Prestige Primrose Hills and Prestige Falcon City are two very big residential projects on Kanakpura Road.
Well established with hospitals like Jayadeva and schools like Clarence Public School and Radcliffe school, Bannerghatta Road is one of the oldest parts of the city. With easy accessibility and close proximity to areas like JP Nagar, Mysore Road, BTM Layout and NICE Road, it has emerged to be an excellent real estate investment.
Evita By House Of Hiranandani is a new residential apartment project in Bannerghatta Road.
Sarjapur Road is another real estate hotspot that is surrounded by prime locations like Electronic City, Whitefield and Koramangala. The presence of a variety of educational institutes and corporate offices including Wipro make this area a guaranteed spot for growth and development.
You can check some low budget projects in Sarjapur Road for investment. Columbia Asia is a big hospital on Sarjapur Road and it is close to Cloudnine Hospital which is on Belandur Road. There are many residential projects coming up on Off Sarjapur Road as the main Sarjapur Road is now heavily saturated with multiple projects that are already completed and fully occupied.
Also Read: Best Villa Projects in Bangalore
Initially a quiet village in the south, Attibele has seen a major transformation in light of the growing residential activity in Electronic City. Thus making it a paradise for affordable housing opportunities. It’s an area worth exploring that offers smooth commute to IT parks like Anekal, Electronic City and Silk Board Junction.
In this zone, one can enjoy benefits similar to that of Electronic City at much economical rates. Large parcels of land available in this zone have only increased the number of investment opportunities here.
The primary reason an individual opts to reside in Bangalore is to explore excellent career opportunities with remarkable multinational companies. East Bangalore maintains the perfect balance in creating a working environment and a peaceful living.
For the working population, ITPL Tech Park is the central point in East Bangalore. Organizations like TCS, Volvo, SAP, IBM and hundreds of other companies are just a short distance away.
For people who love to enjoy a serene view and experience a high standard of living then a lot of lavish residential projects are available in East Bangalore. Comfort, class, and convenience are what define East Bangalore.
A well established corporate and residential hub, Whitefield is a goldmine for many searching for a higher standard of living. With a plethora of options to choose from in the ready to move segment and with the new projects coming up every day, Whitefield is emerging as a destination that promises a home for all classes.
With the presence of the purple metro line and the introduction of the train service, Whitefield is the most well connected area in Bangalore through road, metro or rail. Major IT parks such as ITPL Tech Park and Bagmane Technonology Centre are popular employment destinations in and around Whitefield.
These tech parks along with recreational malls such as Phoenix Marketcity, VR Bengaluru, Forum Shantiniketan, Inorbit Mall, Park Square Mall have increased Whitefield’s popularity amongst the working population and youth.
Whitefield real estate market is expected to retain its most important tag amongst other areas for at least coming one decade in Bangalore.
Though COVID-19 has resulted in Whitefield losing its sheen a bit as a lot of working IT employees have either left the city or moved to farther locations with lesser rental. But in coming years as the real estate revives from the setback of COVID-19, Whitefield is bound to regain its charm for IT population in Bangalore as it has the maximum commercial square foot lease area in Bangalore.
The state high-level committee has recently cleared several investment proposals in Bangalore with two of the major projects in East Bangalore. Among the proposals cleared was that of Oracle India Pvt Ltd ( Rs 2,438 crore) for 13 acres and of land in Kadubeesanahalli village, Outer Ring Road, Bangalore East Taluk.
Bluestone Tech Park has been allotted 55 acres in Appajipura, Samethanahalli and Koraluru villages of Hoskote taluk to set up an integrated IT Park at a cost of Rs 2,051.39 crore. This further indicates that these projects will increase the rental income and property appreciation for real estate investors in East Bangalore.
So if you haven’t invested yet and are planning to invest in Bangalore, these two areas can be great options too apart from main Whitefield area. Manipal Hospital, Columbia Asia, Cloudnine, Vydehi Hospital and Sri Sathya Sai Super Speciality Hospital are some of the big hospitals in Whitefield.
Ryan International School(ICSE), Vydehi School of Excellence (CBSE), The Deens Academy(CBSE), Delhi Public School(CBSE) are some of the famous schools in Whitefield.