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The dark horse called Jalahalli

Last Updated 19 November 2015, 18:37 IST

Engulfed in water bodies and green patches, Jalahalli has attracted many residents due to these very qualities. Located in the Northwestern part of Bengaluru, the locality is primarily divided into East and West.

While Jalahalli East is an active industrial hub with various private and government-based industries, Jalahalli West is predominantly residential. It includes Jalahalli Village, Jalahalli Cross and Gangamma Circle. The presence of greenery along with good infrastructure and connectivity makes Jalahalli a good residential address. As majority of the area is under the name of the Air Force, private companies like HMT and Public Sector Undertakings, land is not easily available for development. As a result, the greenery of the locality has remained intact.

“Another significant point to note is that the price of plots are far more affordable when compared with other areas in the immediate vicinity,” says Satish B N, executive director, South, Knight Frank India. As an affordable housing destination, Jalahalli has seen many people calling this home, including defence personnel, ex-employees of companies like HMT, BEL and ISRO and many of the IT/ITeS professionals. The typical residential buyers are end-users, along with investors, industrialists and retired defence personnel.

There are well-established schools like Kendriya Vidyalaya and hospitals like HMT Hospital and MS Ramaiah Hospital, making Jalahalli a desirable location. Compared with its industrial neighbours, Peenya and Yeshwantpur, Jalahalli is still largely a residential area. “What is changing, is the kind of residential options from independent plots to apartments,” explains Pratik K Mehta, managing director, Unishire Group. “The area has also witnessed massive real estate development, especially in the last five to seven years. During this period, several high rises have also come up.”

Wallet factor

Whether you are looking to live here or just invest, the rates in Jalahalli are affordable and have seen a gradual rise. Thus, it is a safe investment option for those looking for a steady gain. “The enhanced connectivity and sound social infrastructure has garnered interest for most of the developers to take up new projects,” opines Satish. “The area is also garnering interest from all sections of buyers. People are choosing this locality because of its proximity to the Central Business District (about 45 minutes drive) and its connectivity to other prime areas of the City.”

“In April 2013, the property prices stood at around Rs 3,600 per sq ft. Today, it stands at around Rs 4,350 per sq ft and has seen a steady increase of 19 per cent roughly in the past 29 months,” states Arvind Kapoor, director, India operations – residential, Colliers India. If you are looking to invest in a two-BHK, the prices can start from as low as Rs 40 lakh, while for a three-BHK you’ll need to shell out a minimum of Rs 52 lakh. For those who are willing to pay for premium amenities, there are apartments in the ‘Rs 1.5 crore and above’ bracket as well. As far as rentals go, they can range anywhere from Rs 6,500 to Rs 25,000 per month depending on the location and amenities.

Pros and cons

The locality has lush greenery, accounting for almost 25 per cent of the area. The presence of many residential colonies provide a peaceful living experience. One of the greatest advantages of living here is the connectivity to the City centre. Also, its close proximity to the National Highways and easy accessibility to the international airport are definite advantages.

“The locality is well-linked by road and rail, and Jalahalli Road is a major road connecting this part of the City with the Lottegollahalli Railway Station and the Kodigehalli Railway Station on the eastern side. Jalahalli West — which covers Ravindra Nagar, Mallasandra, and the HMT area — is well-connected as well. It is linked to NH-4 (Tumakuru Highway) at Jalahalli Cross,” informs A S Sivaramakrishnan, head – residential services, CBRE South Asia Pvt Ltd.

The presence of the Metro makes the area a preferable residential locality. Further, it is also close to Manyata Tech Park in Hebbal, making it a lucrative location for professionals who work in North Bengaluru. The locality’s woes include its significant pollution due to the industries present nearby, narrow roads and traffic snarls. Some experts also believe that due to the lack of land, further development will be hampered. “Being located away from the major IT-ITeS corridors, it shows less potential for real estate growth,” opines Satish. However, infrastructure development in the near future might boost the development of mid-segment residential apartments in the area, he adds.

Jalahalli has its ups and downs, just like any other area in Bengaluru. However, despite all its odds, its strengths seem to outshine the weaknesses. The stability that Jalahalli offers is what attracts most buyers, investors and end-users.

“Over a period of time, excellent Metro connectivity and efficient local transport facilities have positively impacted the residential real estate development in the region,” says Sivaramakrishnan. With much to offer on its plates, Jalahalli is a locality that holds a lucrative future for both its residents and real estate developers. It’s definitely an area to watch out for!

Resident speak

‘The area is truly cosmopolitan...’

I have been living in Jalahalli Defence Colony for the past 20 years. During my stay here, I have seen the landscape of the area metamorphose from specific colonies to a cosmopolitan locality and now it’s slowly moving into apartment culture. Compared with other localities in Bengaluru, Jalahalli is a peaceful area and has less pollution. 

What I like about the area is the greenery and the calmness it offers. There are also many large public parks that are present here (which adds to the area’s green belt), with the largest being the BEL Park.

The area is truly cosmopolitan as people from all walks of life reside here. The area is also home to many former employees of the HMT and BEL, and also ex-defence personnel. We also have excellent access to many facilities ranging from good educational institutes to supermarkets. A recently opened mall (Rockline Mall) and the reopened HMT Cinemas cover the entertainment factor as well.

While the area has improved connectivity to the City, thanks to the public transport and the Metro, the only glitch is that traffic has increased on connecting roads like Outer Ring Road and Yeshwantpur Station Road.
Ashok Gupta

Some upcoming residential projects

Shriram Sameeksha — Shriram Properties
Cubatic Shimul Aloha — Cubatic Group
DS MAX Seldons — DS-MAX Properties Pvt Ltd
Renaissance Woods — Renaissance Holdings and Developers

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(Published 19 November 2015, 14:37 IST)

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