Royal realms of Sadashivanagar

Amongst one of the oldest upmarket areas of Bengaluru, Sadashivanagar runs from Mehkri Circle in the north to Bashyam Circle towards the south of the City. With a resident profile consisting of old-timers as well as movie stars, celebrities, politicians, sports-persons, entrepreneurs and industrialists, the area has an old-world charm that is being morphed into high-street realty currently.

Sadashivanagar, or Palace Orchards as it was formerly called, is an upscale residential market in Bengaluru and is essentially home to swanky bungalows and independent houses. Traditionally, known for its residential appeal, Sadashivanagar continues to retain its status as a premium location for high-profile or high-net-worth individuals. Flanked by Sankey Tank and the Raman Institute, this locality takes pride in keeping the area green and protects their lung space fiercely. This is one of the few localities which continue to have tree-lined stretches, which drops the average temperate by at least a couple of degrees.

“The area is resplendent with greenery and can be defined as ‘posh’ in terms of density of wealth. The residents living here have always cherished the experience of living in independent houses, even though some of these houses are now giving way to high-end apartments.

Nonetheless, Bengaluru’s elite continue to prefer living in this location as against moving to newer areas, which offer comparable lifestyle quotients, but lack the charm they are accustomed to,” says Sumit Jain, co-founder and CEO, CommonFloor.com.

“This location has immense realty prospects. And this is clearly evident from the number of premium residential projects being launched by developers such as Vista Spaces, Legacy Global Projects, Imperium Constructions and Nitish Estates,” says Trivita Roy, AVP –research and real estate intelligence service, JLL India.  

Demand drivers

Easy access from any part of the City, good infrastructure and good quality of life are the key demand drivers of Sadashivanagar. One of the most coveted residential areas of Bengaluru, Sadashivanagar  is on every Bengaluruean’s “want to live in area” list. The fact that there are more takers than sellers makes it a very attractive proposition. “Located close to the heart of the City, good connectivity along with immense open and green spaces, itself promises the strong demand for houses in Sadashivanagar. As such this locality is likely to witness strong real estate growth,” says Trivita.

Sadashivnagar has always been on an upward trajectory. The area is saturated, and open residential spaces are hard to come by. This has resulted in the growth of ultra-luxurious homes. The area is in close proximity to the international airport and is also well-connected with other key areas in the city. It has adequate water and electricity supply and good social infrastructure including hospitals and schools.

Commercial development is largely concentrated towards the peripheries of the area and doesn’t disturb the serenity of the place. Moreover, there are sufficient shops for day-to-day needs; also, Malleshwaram is located in close proximity for other necessities.

Deterrent factors

Less availability of large parcels of land for development is a factor that is a deterrent here. Residential real estate in Sadashivanagar is almost stagnated with minimal land parcels available for future development. Even though there are a few bungalows giving way to high-end apartment buildings, the number is just very limited.

“As per our data, there were very few launches since 2013. Prices have already skyrocketed in the locality and range anywhere between Rs 23,500-30,150 per sq. ft. The price of an apartment in this location begins from about Rs 2 crores and goes up to 9.5 crores. Data indicates that minimal transactions take place in the locality on a yearly basis since very few launches actually take place. Some of the prominent builders with ongoing high-end apartment projects include Nitesh Estates and Legacy Group,” says Sumit.

The average rental price in the locality is Rs 24,000-35,000 per sq. ft. for a three-BHK), while the rental yield is as low as 1.4 per cent. This is essentially because the locality is looked upon by buyers for status and quality of life rather than for getting good returns. And rental yield is always related to the actual returns one gets.

Traffic issues are another problem area. “Road congestion is a reality here. Heavy vehicles moving from Mekhri Circle to Windsor Manor Bridge and entering Sadashivnagar via fifth cross and exiting at Bashyam Circle create a huge traffic jam. There is also a lack of proper waste management in the area as garbage is often seen piled up in few bylanes with nobody coming to collect it until notified,” adds Sumit.

Despite all that, the locality continues to feature amongst the most sought-after areas, primarily because it still retains the old-time charm of Bengaluru.


Some upcoming residential projects
Vista Spaces - Vista Azalea
Legacy Group - Legacy Adonia
Nitesh Estates - Knightsbridge
Redifice Developers - Bird of Paradise
Imperium Constructions - Orchard’s Grande
Century Real Estate Holdings - Century Suites