Bengaluru: An aerial view of skyline buildings in Bengaluru.
Credit: PTI Photo
Bengaluru’s real estate landscape has undergone significant shifts, with East Bengaluru experiencing a surge in new launches and reaching near-peak property prices, making it an ideal time for owners to sell and maximise their returns. In contrast, North Bengaluru is rapidly emerging as the city’s next major growth corridor, with ongoing development and strong future potential.
While East Bengaluru offers a prime opportunity to cash in on high property values, North Bengaluru presents an excellent investment prospect for those looking to benefit from appreciation over the next 5-10 years.
East Bengaluru peaking
East Bangalore has long been a favorite among homebuyers and investors due to its proximity to major IT hubs, well-developed infrastructure, and premium residential communities. However, with property prices now at near-peak levels, selling in 2025 presents an excellent opportunity to lock in high returns before the market potentially stabilises.
Peaking trigger
High volume of new launches: Developers have flooded the East Bangalore market with new projects in areas like Whitefield, Marathahalli, KR Puram, and Sarjapur Road. This surge in supply has driven up prices, but as more inventory enters the market, prices may soon plateau.
Established IT corridor & demand saturation: While the presence of major IT parks has historically fueled price appreciation, the market is now maturing. Many areas have already seen substantial price hikes, making further sharp increases less likely.
Strong rental growth & investor interest: Rental prices in prime East Bengaluru localities have surged by 20-25% over the past two years. Whitefield, Sarjapur Road, and Bellandur remain sought-after rental hubs, but as investor saturation increases, selling at peak prices makes strategic sense.
Infrastructure development reaching maturity: While metro expansion and road connectivity improvements have been major growth drivers, much of this development is now complete. With limited new infrastructure projects on the horizon, the scope for further price escalation is less.
Key areas to sell now
Whitefield’s high demand, seamless metro connectivity, and proximity to IT parks make it an ideal location to sell at top value. Similarly, Sarjapur Road, known for its premium gated communities, has witnessed a 75% surge in supply, presenting a great opportunity to cash out while demand remains strong. Marathahalli, a prime hub for IT professionals, has seen steady growth, but with increasing new supply, future price appreciation may slow, making it a strategic time to sell. Meanwhile, KR Puram has also experienced sharp price hikes due to metro expansion, making this the perfect moment for property owners to maximise their returns.
North Bengaluru’s investment potential
Unlike East Bangalore, North Bangalore is still in a high-growth phase, making it an excellent choice for investors seeking long-term appreciation. Infrastructure projects, employment hubs, and rising demand indicate that property values here have significant room to grow over the next 5-10 years.
Contributory factors
Expanding infrastructure & connectivity: With projects like the Peripheral Ring Road, elevated expressways, and metro extensions, North Bangalore is rapidly becoming a key commercial and residential hub. The Bangalore International Airport expansion is further boosting real estate prospects.
Emerging business & tech hubs: Unlike East Bengaluru, where IT hubs are well-established, North Bengaluru is still developing its commercial ecosystem. With upcoming tech parks and industrial clusters, areas like Devanahalli and KIADB Aerospace Park are primed for future appreciation.
Lower property prices with high growth potential: Compared to East Bengaluru, property rates in North Bengaluru remain relatively lower, offering investors an opportunity to buy at a reasonable price and benefit from long-term value appreciation.
Government & private sector investment: North Bengaluru has witnessed increasing interest from both the government and private developers. The surge in new project launches, which rose from 23% in 2023 to 33% in 2024, highlights the region’s potential.
Best areas to invest in
Devanahalli, with its proximity to the airport and upcoming business parks, is emerging as a high-growth zone with immense investment potential. Yelahanka, backed by well-established infrastructure, reputed institutions, and excellent connectivity, is well-positioned for steady appreciation in the coming years. Thanisandra is witnessing rapid commercial development, driven by strong demand from IT professionals, ensuring robust price growth. Meanwhile, Hennur Road is gaining traction as a promising investment destination, thanks to improved connectivity and the rise of premium residential projects, making it an ideal choice for long-term investors.
For investors, North Bangalore represents an opportunity to buy at current prices and reap substantial gains over the next decade as development continues to unfold.
Whether you’re looking to cash out or reinvest, strategic timing can help you optimise your real estate portfolio in Bengaluru’s dynamic market.
(The author is Cofounder & CPTO, NoBroker)