Bengaluru’s real estate landscape is undergoing a major shift as property prices in traditional tech hubs like Whitefield, Sarjapur Road, and the Outer Ring Road corridor continue to climb. With centrally located modern apartments becoming increasingly unaffordable for many buyers, demand is steadily moving toward the city’s outer zones.
Peripheral locations such as North Bengaluru, Devanahalli, Hennur, and Doddaballapur Main Road are emerging as attractive alternatives. These areas offer comparatively affordable housing options, larger developments, and the promise of long-term appreciation. Improved infrastructure—new roads, metro expansions, and upcoming tech parks—is further boosting their appeal.
However, experts note that challenges remain. Many of these emerging micro-markets are still far from major employment hubs, making daily commuting time-consuming and costly. Public transport connectivity is limited in some pockets, which can reduce convenience for working professionals.
Despite these concerns, Bengaluru’s outskirts have witnessed a strong rise in demand—not just for apartments, but also for villas. Over the past year, villa projects priced between ₹2 crore and ₹3 crore have gained significant popularity, especially among families seeking more space and green surroundings post-pandemic.
Industry experts observe that developers are increasingly focusing on peripheral areas because of the availability of large land parcels. “Improved connectivity has made it feasible for buyers to live in larger societies with generous green open spaces,” said Santhosh Kumar, Vice Chairman of ANAROCK Group.
Data support this trend. Devanahalli recorded a remarkable 49% growth in property prices over six years, rising from ₹4,982 per sq. ft. in 2019 to ₹7,400 per sq. ft. in Q3 2024. Comparatively, Electronic City saw a 38% rise. According to experts, property values in the northern outskirts are expected to grow at 8–12% annually, driven by upcoming infrastructure and tech developments.
As Bengaluru expands, homebuyers are increasingly balancing affordability, lifestyle benefits, and future appreciation—reshaping the city’s property market.
