Why North Bangalore Outperforms East & South in Real Estate ROI
Bangalore's property market has grown fast over the last few years, but not all areas are moving at the same pace. In 2025, North Bangalore is clearly leading when it comes to return on investment (ROI). While East and South Bangalore are still popular, the northern region is where the biggest growth is happening.
This article explains why North Bangalore is doing better, what makes it special, and how areas like Shettigere and Devanahalli—home to new projects like Godrej MSR City—are driving this trend.
To compare properly, let's break down what each part of the city covers:
- North Bangalore: Hebbal, Yelahanka, Devanahalli, Shettigere, Bagalur, Thanisandra
- East Bangalore: Whitefield, Sarjapur Road, Marathahalli, KR Puram
- South Bangalore: Electronic City, Bannerghatta Road, Kanakapura Road, Jayanagar
Each area has its strengths, but North Bangalore now stands out for long-term growth.
1. Major Infrastructure Projects
- Kempegowda International Airport Expansion
Work is ongoing to handle up to 100 million passengers a year. Terminal 1 is being upgraded, and Terminal 2 is expanding fast. By 2025, a new system called CAT IIIB is helping planes land in any weather, making the airport even more reliable. - Namma Metro Blue Line (Phase 2B)
By 2026, a new metro line will connect the airport to the rest of the city. This will reduce travel time and increase property values along the route, especially in areas like Shettigere and KR Puram. - Satellite Town Ring Road (STRR)
As of March 2025, over 100 km of this ring road is already open. It links towns like Hoskote and Doddaballapur and improves traffic flow. The full road is expected by 2026–2027. - Suburban Rail Line (Sampige Line)
A new train line from Majestic to Devanahalli is expected to begin service by 2026. It will cut daily travel time and give buyers in the north more options. - Road Widening and New Corridors
Roads like NH-44 and Hennur-Bagalur Road are being expanded. Plans are also underway for a tunnel road from Hebbal to Silk Board to ease congestion.
2. More Jobs, Not Just in IT
- Aerospace & Defence Park
Big names like Boeing, Airbus, HAL, and ISRO already operate near the airport. Thousands of skilled jobs are being created, which is pushing up demand for homes. - Bangalore Airport City (Aerotropolis)
This is a 463-acre project next to the airport. It includes office spaces, hotels, retail, and even schools. The first business park is expected to open by 2026. - New Tech Parks
While East Bangalore still has Whitefield, North is catching up with projects like Ebisu Tech Park and the Manyata Tech Park extension.
3. More Space, Better Planning
Unlike East and South Bangalore, North Bangalore still has large open land parcels. That makes it easier to build large townships with green space and modern amenities. Planning authorities like BIAAPA also ensure growth happens in a structured way.
Price Trends and Investment Returns (as of May 2025):
| Zone | Avg. Property Price (₹/sq ft) | 5-Year Growth Rate | Rental Yield |
|---|---|---|---|
| North Bangalore | ₹9,159 | 8–12% | 4.4% – 4.8% |
| East Bangalore | ₹12,150 (Whitefield) | 6–8% | 4% – 4.5% |
| South Bangalore | ₹6,000 – ₹12,000 | 5–7% | 4% – 5% |
Some of the fastest-growing areas include:
- Kogilu: 29% price increase in one year
- Devanahalli: 15–20% price rise over three years
East Bangalore, especially Whitefield and Sarjapur Road, saw strong growth from 2021 to 2024, but prices are already high. That means less room for quick appreciation going forward.
South Bangalore, on the other hand, is mostly developed. While it offers stability, there is less scope for new large-scale projects.
Godrej MSR City is one of the landmark projects in North Bangalore. Located near the airport in Shettigere, this township offers smart design, open green spaces, and easy access to highways and upcoming metro lines.
- Just 18 minutes from KIA
- Launch price (2025): Competitive for a branded township
- Handover by 2029
- Eco-friendly design and sustainable infrastructure
For long-term investors and families looking for a well-planned community, this project is a strong option.
| Area | What’s Driving Growth |
|---|---|
| Devanahalli | Airport, STRR, Aerospace SEZ, Airport City |
| Yelahanka | Metro, suburban rail, schools, and hospitals |
| Hebbal | Close to CBD, tech parks, and ring road |
| Thanisandra & Bagalur | Affordable, growing tech belt |
These places combine job opportunities, transport upgrades, and future-ready townships.
Every area has its pros and cons. Here's what to keep in mind:
- Some large infra projects may get delayed
- Farther from the city center (though metro will help)
- Buyers should always check RERA approvals and builder credibility
- High traffic congestion
- Water shortages in some neighborhoods
- Higher prices with less potential for big jumps
North Bangalore is no longer just a promise. It's now the most active and forward-looking real estate zone in the city. With new job hubs, large-scale infrastructure, and well-planned townships like Godrej MSR City, this region offers both capital growth and quality of life.
If you're an investor looking for value over the next 5–10 years—or a family hoping to live near nature, jobs, and schools—North Bangalore should be at the top of your list in 2025.
