A prolific growth...

A prolific growth...

A prolific growth...

Centrally located, its excellent connectivity to the Central Business District (CBD) has made Baiyyappanahalli an important realty hub in Bengaluru.

Over the years, it has developed as an epicentre that connects several key locations in the City to each other. From here, you have easy access to Whitefield, one the earliest of IT hubs in the City, through the Old Madras Road. For people working at tech parks like Manyata and Bagmane, and in IT hubs like Whitefield and ORR, this area is a prime source of residential properties.

Over the years, the development in Baiyyappanahalli has been prolific and has generated a lot of interest among buyers and investors. “One of the main benefits of the locality is that it is located close to the CBD along the Old Madras Road,” states Trivita Roy, associate director — research & real estate intelligence service, JLL India. “It also enjoys excellent connectivity through the Outer Ring Road and the Metro. As a result, this increases  the investment potential, both in office and residential spaces.”

Hot property

The opening of the first Namma Metro station at Baiyyappanahalli made Indiranagar easier to reach from the City centre. Property was lapped up and developed and today, the region faces a paucity of space as far as new development is concerned. “The infrastructural addition of Namma Metro Reach 1 between MG Road and Baiyyappanahalli significantly decongested areas of MG Road, Ulsoor and Indiranagar. Consequently, real estate prices along the stretch also soared with areas along Old Madras Road seeing an appreciation of 15 per cent to 25 per cent in residential pricing in both mid and luxury segments,” says Vikas Malpani, head and co-founder, CommonFloor Groups.

The area is also being considered for proposed development of a railway coach terminal which is anticipated to take care of the growing burden of passenger traffic. Currently, Bengaluru has coach terminals in Yeswanthpur and Bengaluru Central where coach repairs and maintenance is done. The Baiyyappanahalli coach terminal, once functional, will be able to cater to the newer trains being added on. What makes Baiyyappanahalli the perfect location for a coach terminal is the seamless connectivity it can provide through the Metro and the inter-state bus terminus which are also located here.

The locality’s realty and infrastructural prospects are many. “The railways siding is one of biggest infrastructural developments of the area, even though it is an old one. Due to the presence of a uni-gauge, the process of trans-shipment is all but gone. The Phase 2 extension of Metro will see much more economic activity arising in this area. Being placed close to Indiranagar also helps in terms of access to good schools, hospitals, recreational areas and parks,” elaborates Suresh Hari, secretary, CREDAI.

Realty prospects

When examining Baiyyappanahalli in the context of the real estate market, it is important that we take into consideration the areas around it that developed simultaneously. Some of these areas include JC Nagar, Ambedkar Nagar, Old Madras Road, Sadanand Nagar. Vikas states that Baiyyappanahalli hardly saw any launches since 2012 and attributes it to the paucity of land. “Further, as the area is a saturated residential market, there is limited scope for future development as most of the regions in and around Baiyyappanahalli are used by government colonies and educational institutions. Additionally, the area is also home to existing bus and metro rail depot and a proposed railway coach terminal,” explains Vikas.

Speaking numbers, he adds that in terms of availability, the area has the maximum number of three BHKs with 48 per cent supply and is closely followed by two BHK, which has a 38 per cent supply. The area also has a decent share of four BHKs, which comprise 14 per cent of the overall supply. Suresh shares a similar opinion as he says that the area does not have large-scale developmental projects due to smaller land parcels.

With regard to the prices in the area,  Trivita says that the appreciation of the prices have been significant, especially after the commencement of the Metro rail. Prices witnessed an appreciation of about 10 to 15 per cent in Baiyyappanahalli and its surrounding locations. “The construction activity along the stretch of Namma Metro Rail connecting Baiyyappanahalli to Whitefield is likely to start shortly and as such, the property prices are likely to witness a further increase of five to 10 per cent annually,” elaborates Trivita.

Vikas adds that there is a vast difference in price from Old Madras Road towards the saturated areas of Baiyyappanahalli. The average range varies anywhere between Rs 5,000 and Rs 10,000 per sq ft. Baiyyappanahalli has no major projects as it primarily consists of housing societies that were developed by the government. However, there are several projects that are coming up in localites around Baiyyappanahalli.

Reigning high

Baiyyappanahalli will continue to reign high on popularity charts in real estate in Bengaluru. Residents also emphasise the fact that there is still quite a bit of greenery available in the area and one of the main reasons that contributes to demand for space here. The problems that plague Baiyyappanahalli are primarily those that most of Bengaluru faces. One of the main problems that the locality faces is that of congestion as several large projects are coming up in narrow lanes.

For example, travelling to Kaggadasapura from the centre of Baiyyappanahalli takes an inordinate amount of time, although it is only a 10-minute commute. Traffic is of course an issue here but then that is the case with just about anywhere in Bengaluru. However, it must be said that the traffic police in the area are very active and ensure traffic is as smooth flowing as possible.

At the end of the day, many feel that if they were given a choice between any other area and Baiyyappanahalli, they would rather choose the latter due to its connectivity, better infrastructure and overall self-sufficiency. With these advantages being offered by, it is of little wonder Baiyyappanahalli is growing significantly.

Some upcoming residential projects

 Nitesh Virgin Island - Nitesh Estates
 Pashmina Waterfront - Pat Development Pvt. Ltd
 MDVR Byrathi Residency - MDVR Projects Pvt Ltd

Resident speak

‘It is a very quiet and peaceful area...’

I have been staying in this area over 10 years. It was a very quiet and peaceful area when I first moved in and it still remains so, despite commercialisation. The Metro has been a phenomenal advantage and my car usage has been reduced notably.

You may not find happening restaurants within walking distance but that also keeps
nuisance away. As Indiranagar is close by, heading there and back to the silent zone is ideal. Autos may force you to pay extra coming to this side but cab services have taken care of this problem. I feel the area is a bit ignored by authorities. The only road which connects it to the outside world was once designated non-HTV (except buses).

However, someone questionably removed the non-HTV sign and now you see plenty of trucks/HTV even during peak office hours. This significantly increases the traffic in the area, especially if you are going towards Indiranagar and MG Road. The underpass, which is inadequately designed, is often jammed.
Yusuf Motiwala

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