Bengaluru, India’s tech capital, is experiencing a significant shift in its real estate landscape in 2025. Developers are increasingly acquiring land in peripheral zones, driven by rapid IT growth, improved infrastructure, and strong demand for residential and mixed-use townships. With large plots available outside the city’s saturated core, these emerging areas are becoming prime targets for investment.
Here’s a closer look at the key regions attracting developer attention and why they are strategic for the city’s growth:
North Bengaluru – Powered by Airport Expansion
Key Areas: Devanahalli, Bellary Road, Hennur, Doddabellapur Road, KIADB Aerospace Park, Thanisandra, Hebbal, Baglur, Yelahanka
Active Developers: Prestige, Brigade, Embassy, Godrej, RMZ, Century Real Estate
Focus: Luxury housing, mixed-use townships, plotted developments, industrial warehouses
The northern corridor’s proximity to Kempegowda International Airport makes it highly attractive. Rising data centers, tech parks, and warehousing demand are driving development. Improved connectivity via the Satellite Town Ring Road (STRR), Peripheral Ring Road (PRR), and upcoming Metro Phase 2B enhances accessibility. Large contiguous land parcels are available, making it ideal for both residential and industrial projects.
Average Property Prices: Hebbal – Rs. 7,500–10,000/sq. ft., Yelahanka – Rs. 6,000–8,500, Devanahalli – Rs. 4,500–6,500, Thanisandra – Rs. 11,000
Recent Developments: Godrej MSR City (Devanahalli), Tata Varnam (BK Halli)
East Bengaluru – Tech-Linked Growth
Key Areas: Whitefield, Sarjapur, Varthur, Budigere Cross, Old Madras Road, KR Puram, Hoskote Belt, Hoodi, Bellandur East
Active Developers: Prestige, Brigade, Shriram Properties, Godrej, Sobha, Assetz, Adarsh, Puravankara
Focus: Mid-to-premium apartments, high-rise gated communities, IT-linked townships
The eastern corridor remains a hub for IT professionals due to direct access to Whitefield ITPL, Electronic City, and peripheral tech parks. Upcoming Metro Phases 2 and 3, road widening, and expressway expansions are further boosting connectivity. Developers are meeting strong white-collar residential demand through premium apartments and integrated townships.
Average Property Prices: Whitefield – Rs. 7,000–9,500/sq. ft., Bellandur East – Rs. 8,000–10,000, Budigere Cross – Rs. 4,500–5,800, Hoodi – Rs. 6,500–8,000, KR Puram – Rs. 5,000–7,000
Recent Developments: Tru Aquapolis, Sumadhura Nexus, Sattva Songbird, Godrej Lakeside Orchard, Brigade Southfield
South Bengaluru – Steady Residential Demand
Key Areas: Kanakapura Road, Bannerghatta Road, JP Nagar, Jayanagar peripheries, Hosur Road, HSR Layout, Begur, Electronic City
Active Developers: Prestige, Brigade, Embassy, Godrej, Puravankara, Assetz, Sattva, Shriram Properties
Focus: Premium apartments, plotted developments, and redevelopment projects
The southern corridor attracts end-users due to established social infrastructure. High-value land encourages vertical development and redevelopment rather than greenfield townships. Developers are creating premium residential enclaves to match strong end-user demand.
Average Property Prices: Electronic City – Rs. 5,000+, JP Nagar – Rs. 6,000–9,500, HSR Layout – Rs. 6,000–9,500, Kanakapura/Bannerghatta Road – Rs. 7,500–10,500
Recent Developments: Prestige Southern Star, Sobha Neopolis, Lodha Azur, Sobha Codename Scarlet, Milestone Square, ND Fusion Mall, Purva Zentech, Salarpuria Sattva
West Bengaluru – Affordable Growth Corridor
Key Areas: Tumkur Road, Mysore Road, Magadi Road, Kengeri
Active Developers: Brigade, Assetz, Sattva, Sobha
Focus: Affordable-to-mid housing, large residential enclaves, some mixed-use projects
The western corridor offers relatively cheaper land with good connectivity along highways. Metro extensions and industrial corridors are creating long-term demand. Developers are focusing on large residential enclaves and affordable housing options for growing middle-class buyers.
Average Property Prices: Magadi Road – Rs. 9,500+, Nagarbhavi – Rs. 9,812+, Kengeri – Rs. 5,800 - 6,600
Recent Developments: Provident Sunworth City, Mahaveer Highlands, Sumadhura Pramoda, Sattva Anugraha, Assetz 22, CREST, Brigade Deccan Heights
Bengaluru’s real estate market is in a transformative phase, with developers shifting focus from the city’s saturated core to North, East, South, and West peripheral corridors. Airport expansion, IT growth, metro connectivity, data center investments, and the availability of large land parcels are reshaping the city’s real estate geography, creating a new era of residential, mixed-use, and industrial development.
