As of mid-2025, North Bangalore is leading the city in property value growth. While East Bangalore (like Whitefield and Sarjapur Road) and South Bangalore (like Electronic City and Bannerghatta Road) have seen strong growth in the past, that growth has now slowed down. These areas are more or less saturated, with high property prices and less room for large-scale development.

In contrast, North Bangalore is just hitting its stride. The presence of Kempegowda International Airport, new metro lines, big infrastructure projects, and plenty of open land have made this region the new favorite for investors and homebuyers alike.

Why Property Prices in North Bangalore Are Rising So Fast

1. Big Infrastructure Projects Are Changing Everything
   • Kempegowda International Airport (KIA)
     The airport has brought huge development to the north. It's not just a passenger hub—it's also driving cargo, business parks, hotels, and job opportunities. A ₹16,000 crore expansion plan is already in motion. Terminal 2 is being expanded, and space is set aside for Terminal 3.
   • As of May 2025, the CAT IIIB runway is also fully functional, which means flights can land even in foggy or poor weather—important for both safety and reliability.
   • Namma Metro Blue Line (Airport Line)
     The Blue Line metro, which connects Silk Board to the airport, is expected to be ready by 2026. Areas like Hebbal, Yelahanka, and Shettigere will be within easy reach of the rest of the city.
   • Properties within 2 km of metro stations in this line are expected to grow by 10–15% more than others in the next few years.
   • Satellite Town Ring Road (STRR)
     Parts of this 280 km road are already open. Once complete, it will connect North Bangalore to over 12 nearby towns. This will help move both people and goods faster and make outer areas more accessible for new housing and businesses.
   • Widening of NH-44 and Tunnel Projects
     Key roads like Bellary Road are being widened, and the long-awaited Hebbal–Silk Board tunnel project is finally set to begin this year. This will ease the city's traffic and improve drive times for residents.
2. New Jobs Beyond IT Are Driving Demand
   • Aerospace and Defence Parks
     North Bangalore isn't just about tech anymore. Global giants like Boeing, Airbus, Rolls-Royce, HAL, and Wipro Aerospace have a strong presence here, especially near Devanahalli. These companies are hiring engineers, technicians, and skilled professionals—many of whom want to live close to work.
   • Bangalore Airport City
     Just beside the airport, a massive 463-acre area is being developed into a self-sustained "aerotropolis". It will have offices, hotels, schools, hospitals, and retail spaces. Phase 1 is expected to be ready by 2026. Over 3.5 lakh jobs could be created here in the next few years.
   • Tech Growth Still Strong
     While East Bangalore remains a tech hub, North Bangalore is catching up. Areas like Thanisandra and Yelahanka are seeing new tech parks and co-working spaces. Even Manyata Tech Park is expanding into the north.
3. Room to Grow and Planned Urban Layouts
   • Unlike crowded parts of South and East Bangalore, North Bangalore still has large parcels of land. This gives builders a chance to create planned communities with parks, roads, and utilities, not just cramped apartments.
   • BIAAPA, the Bangalore International Airport Area Planning Authority, oversees growth in this region, making sure it follows proper guidelines. This reduces the chance of chaotic or unplanned construction in the future.
   • One of the best examples is Godrej MSR City in Shettigere. This project is well connected to the highway, upcoming metro line, and airport. It offers smartly designed apartments with no common walls, green spaces, and modern amenities. The first phase, launched in 2023, sold fast, and early buyers are already seeing gains of 18–20%.

How North Bangalore Compares to Other Zones (2025 Data) North Bangalore – Rapid Growth

Area	Avg. Price (₹/sq ft)	2025 Price Rise
Shettigere	₹5,500 – ₹6,500	~12%
Devanahalli	₹8,500 – ₹9,500	15–20%
Hebbal	₹8,900 – ₹10,000	~8%
Yelahanka	₹7,200 – ₹10,000	~10%

Projects near STRR and metro corridors are appreciating faster than average.

East Bangalore – Stable, But Slower

Area	Avg. Price (₹/sq ft)	2025 Growth
Whitefield	₹12,150	~7%
Sarjapur Road	₹10,200 – ₹12,000	~6–8%

These areas are still in demand but have less room for further price jumps.

South Bangalore – Mature and Slowing

Area	Avg. Price (₹/sq ft)
Electronic City	₹4,725 – ₹4,800
Kanakapura Road	₹5,500 – ₹5,600
Jayanagar	₹10,000+

Prices are high, but appreciation is slower compared to the north.

What Buyers and Investors Should Know

• Plots and Villas: These are seeing high demand along the STRR and near Aerospace Park.
• Premium Apartments: Especially in gated communities with schools, shops, and green zones inside the layout.
• Metro and Airport Proximity: These two factors alone can add long-term value to any property.
• Rental Income: 2BHKs in Shettigere or Devanahalli can fetch ₹15,000–₹25,000 a month. Experts expect 20–25% rental growth in 2025.

Final Thoughts: Why North Bangalore Is a Smart Bet

North Bangalore's rise is no accident. It's the result of smart planning, strong infrastructure, and the shift of both businesses and families toward the airport corridor.