North Bengaluru’s big 3: Devanahalli, Hebbal, Yelahanka

North Bengaluru’s boom is led by Devanahalli’s rapid rise, Hebbal’s premium rentals, and Yelahanka’s steady growth with strong social infrastructure

Bengaluru has witnessed rapid infrastructure expansion in recent years, cementing its position as one of India’s strongest real estate markets. In 2025 alone, the city recorded 49,252 new residential unit launches, reflecting a 28% year‑on‑year increase. Developers remain optimistic, with demand for housing continuing to rise. Capital values have grown steadily, averaging a 56% annual increase, underscoring the city’s resilience despite market fluctuations.

North Bengaluru has been at the forefront of this surge, accounting for nearly 34% of all residential launches in 2025, according to Cushman & Wakefield’s Q4 2025 Residential Market Beat report. The region’s emergence is closely tied to infrastructure projects such as metro network expansion, arterial road upgrades, and the ecosystem developing around Kempegowda International Airport. Enhanced connectivity and employment hubs are transforming North Bengaluru into a key driver of real estate growth through 2026.

Devanahalli: High‑Growth Micro Market
Devanahalli has become one of the fastest appreciating areas, with property prices rising 15–20% annually. Plotted developments saw sharp increases, moving from ₹2,800–3,000 per sq ft in 2023–24 to ₹3,800–4,000 per sq ft in 2024–25. Current rates in 2026 range between ₹6,000–10,000 per sq ft for plots, with premium villas exceeding ₹10,000 per sq ft. Investors include NRIs, HNIs, FIIs, and long‑term buyers. Key drivers include the airport expansion, Special Investment Region status, and large township projects such as Brigade Orchards and Godrej Reserve.

Hebbal: Premium and Rental‑Driven
Hebbal remains a stable, high‑end market with property prices rising 8–12% annually. Rates now average ₹9,500–12,500 per sq ft for apartments, with luxury units reaching ₹18,000 per sq ft. Its appeal lies in proximity to employment hubs like Manyata Tech Park and Embassy Business Hub, strong rental absorption, and connectivity via Bellary Road and the upcoming metro line. Developments such as Embassy Lake Terraces and L&T Raintree Boulevard reinforce its luxury positioning.

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Yelahanka: Balanced Growth and Liveability
Yelahanka offers steady appreciation, with prices moving to ₹7,500–9,500 per sq ft for apartments and up to ₹14,000 per sq ft for premium villas. Positioned between Hebbal and Devanahalli, it benefits from metro expansion, airport proximity, and strong social infrastructure including schools and institutions. Major projects by Prestige, Sobha, and Brigade have enhanced its appeal for families and long‑term investors.

Conclusion
North Bengaluru presents three distinct investment stories: Devanahalli’s infrastructure‑driven appreciation, Hebbal’s premium rental market, and Yelahanka’s balanced growth with strong liveability. Together, they highlight the region’s transformation into a diversified growth corridor offering opportunities across budgets and risk profiles.

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