Bengaluru’s property market splits between luxury in the North and IT housing in the East

North Bengaluru draws NRIs with luxury villas near the airport, while East Bengaluru offers affordable housing for IT professionals close to offices

Bengaluru’s real estate market is increasingly defined by a geographic divide, with North Bengaluru emerging as a hub for luxury investments while East Bengaluru caters to the city’s expanding IT workforce. The contrast reflects the city’s dual growth engines: global connectivity in the north and job concentration in the east.

North Bengaluru: Luxury and Investment Magnet
Areas such as Devanahalli, Hebbal, and International Airport Road have become synonymous with premium housing. Apartments and villas here command prices between ₹9,000 and ₹13,000 per sq. ft., with many properties crossing the ₹2 crore mark. Ultra‑luxury villas, often priced between ₹6 crore and ₹10 crore, are particularly popular among non‑resident Indians, especially those based in the United States. Rental yields in these gated communities hover around 4.1–4.8%, supported by strong demand from executives and frequent flyers.

The region’s appeal is reinforced by large‑scale infrastructure and industrial projects. The Kempegowda International Airport expansion, Aerospace SEZ, and KIADB initiatives, along with investments from Foxconn, SAP Labs, and Zetwerk, have positioned North Bengaluru as a preferred destination for CXOs. Connectivity through the Hebbal–Devanahalli highway and the upcoming Metro Phase 3 further enhances its attractiveness, promising reduced commute times and long‑term appreciation of 30–40%.

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East Bengaluru: Housing for IT Professionals
In contrast, East Bengaluru—covering Whitefield and the Outer Ring Road Southeast—has evolved into the city’s IT housing corridor. With Grade‑A office spaces absorbing nearly 37% of Bengaluru’s supply and vacancy levels below 10%, the area remains a magnet for Global Capability Centres and start-ups. This constant demand drives rental growth, with yields averaging around 4% and expected to rise to 4.4–7% by 2026.

Housing here is tailored to mid‑income professionals and young families. Compact 2‑3 BHK apartments in integrated townships are priced between ₹6,000 and ₹9,000 per sq. ft., typically under ₹1 crore. Monthly rents range from ₹30,000 to ₹50,000, reflecting proximity to workplaces and the convenience of township amenities. While traffic congestion remains a challenge, metro expansion is expected to ease commutes and sustain rental growth.

Why the Divide Matters
The split is logical: North Bengaluru appeals to global elites seeking luxury and connectivity, while East Bengaluru thrives on the steady influx of IT employees requiring affordable housing near offices. Together, these zones illustrate Bengaluru’s dual identity—an investment destination for NRIs and executives, and a practical housing market for the city’s technology workforce.

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