Bengaluru’s real estate market continues its robust growth trajectory into 2026, with North Bengaluru — encompassing areas like Hebbal, Devanahalli, and Yelahanka — emerging as the frontrunner for capital appreciation. Experts highlight 20-25% year-on-year potential in select pockets, fueled by superior infrastructure developments, airport proximity, and expanding commercial opportunities.

North Bengaluru’s Explosive Growth Drivers

The northern corridor is benefiting from multiple transformative projects. The Kempegowda International Airport expansion, combined with upcoming Namma Metro extensions (including the Blue Line connecting the ORR to the airport via Yelahanka and Hebbal), is dramatically improving connectivity. Additional boosters include the Peripheral Ring Road (PRR), Satellite Town Ring Road (STRR), and emerging tech and aerospace hubs like the Aerospace SEZ and proposed ITIR (Information Technology Investment Region) near Devanahalli.

These developments are attracting IT professionals, corporate relocations, and investors seeking high returns. Areas such as Devanahalli and Bagalur have seen significant price jumps in recent years (up to 15-20% in some segments), with forecasts indicating continued momentum through 2026.

Rental yields in these zones are also rising sharply, with expectations of 20-25% appreciation in rental values due to strong demand from airport-linked employment and new commercial setups.

East Bengaluru Faces Price Saturation

In contrast, East Bengaluru — long a favorite due to its established IT corridors like Whitefield and Sarjapur Road — is showing signs of price saturation. Mature infrastructure and high entry prices have led to moderated growth, with buyers shifting focus to more affordable, high-potential areas. While steady demand persists, the explosive appreciation seen in previous years is tapering off.

Steady Demand in South Bengaluru and Emerging Corridors

South Bengaluru, including corridors like Kanakapura Road, offers more balanced and consistent demand. This area benefits from ongoing highway upgrades (e.g., NH 209 expansion), metro extensions, and proximity to southern IT hubs like Electronic City. Property prices here remain relatively affordable (often in the ₹7,000-14,000 per sq ft range), attracting end-users and investors looking for plotted developments, villas, and eco-friendly communities.

Kanakapura Road, in particular, is poised for notable appreciation (at least 15% in recent projections), driven by infrastructure momentum and growing plotted/villa projects.

Outlook for Investors and Homebuyers

As Bengaluru’s market matures in 2026, North Bengaluru stands out for those prioritizing capital appreciation, thanks to its early-stage growth cycle and infrastructure pipeline. East remains stable but less dynamic, while South and emerging southern corridors provide reliable, steady returns with better affordability.

Industry voices emphasize that now is an opportune time to invest along metro and airport corridors for maximum long-term gains. With sustained economic expansion and infrastructure delivery, Bengaluru continues to outperform other Indian metros in real estate ROI.

  Bengaluru’s real estate market, infrastructure development, Residential Properrties