New Launch - India Real Estate Report 2026.

Beggars Colony

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Avg. Rate

₹ 3,916/sq. ft

Locality rating icon

Locality Rating

4.1/10

Beggars Colony is a residential locality situated in the Hegganahalli area of North Bengaluru, falling under the Bengaluru North Zone with a PIN code of 560091. Despite its name, the area is a well-established settlement with a mix of independent homes and low-rise residential units, primarily inhabited by working-class families and middle-income groups. The locality is surrounded by several planned layouts and industrial zones, contributing to its gradual urbanization over the years. Located near key industrial and residential hubs, Beggars Colony benefits from proximity to major roads such as Kamanahalli Road and the Outer Ring Road, enabling access to employment centers like Manyata Tech Park and Hebbal. While the area lacks large-scale real estate developments, it remains a sought-after option for budget-conscious homebuyers due to relatively affordable land prices and growing connectivity. The surrounding neighborhoods include Lalitha Prasanna Layout, Rajiv Gandhi Nagar, IOB Colony, and ABS Industrial Layout, which have seen infrastructural improvements in recent years. Although Beggars Colony itself has limited civic amenities, residents rely on nearby localities for schools, healthcare, and retail facilities, making it a functional, if not premium, residential option in North Bangalore.

Region

Hegganahalli

City

Bengaluru

District

Bengaluru Urban

State

Karnataka

Pincode

560091

Population

9,000

Nearest Airport

Kempegowda International Airport (BLR)

Neighbourhood Insights byPulse AI Logo

Locality price index icon

The Good

Offers relatively low property prices compared to central Bangalore

Well-connected to employment hubs like Manyata Tech Park and Hebbal

Growing infrastructure due to influence of neighboring planned layouts

Locality price index icon

The Bad

Limited civic amenities and public services within the locality

Lack of large-scale real estate projects and modern housing options

Aurum Price Index for Beggars colony

1BHK2BHK3BHKAll

Normalized to 100 · Oct 2020 baseline

Timeline

Aurum Price Index is based on 10 parameters:

Property Listing Trends

(12%)

RERA Inventory & Sales Velocity

(13%)

IGR Transaction Data

(15%)

Rental Yield

(10%)

Pollution & Environment

(08%)

Infrastructure & Connectivity

(13%)

Social Infrastructure

(08%)

Crimes & Safety

(08%)

Political Stability

(06%)

Corruption & ease of doing business

(07%)

Rates and Trends

Upper PriceAverage PriceLower Price

Timeline

Average Rate

₹ 3,916/sq. ft

Average Price Range

₹ 1,800 – 8,366

Trend (5Y)

▲ 71%

Nearby Neighborhoods

Telephone Employees Layout

Telephone Employees Layout is a well-established residential locality situated in the Sunkadakatte area of Bengaluru West Zone, Bangalore. Developed originally to house telephone department employees, this peaceful neighborhood has retained its community-centric character while gradually evolving into a sought-after residential pocket. The area falls under the PIN code 560091 and is surrounded by several prominent layouts such as Hoysala Nagar, Annapoorneshwari Nagar, and Sreenivas Nagar, contributing to its integrated urban fabric. Though not a major real estate hotspot with large-scale projects, Telephone Employees Layout features predominantly independent homes and a few older apartment complexes, appealing to middle-income families and long-term residents. Its real estate remains relatively stable, with limited new developments, making it ideal for those seeking a quiet, established neighborhood over modern high-rises. Property transactions are mostly in the secondary market, with pricing influenced by proximity to key roads and nearby amenities. The locality benefits from decent connectivity to major employment hubs in West and Central Bangalore, supported by access to arterial roads and public transport. Residents enjoy proximity to essential infrastructure including schools, healthcare centers, and local markets. While it lacks metro connectivity within walking distance, its integration with surrounding neighborhoods ensures convenience and accessibility for daily needs.

Avg. Rate

₹ 3,610/sq. ft

Locality Rating

4.1/10

Explore Neighbourhood

Narasimharaja Colony

Narasimharaja Colony is a well-established residential locality situated within Nagarabhavi in the Bengaluru West Zone, bearing the PIN code 560091. Developed primarily as a planned residential extension in the latter half of the 20th century, the area has evolved into a self-sufficient neighborhood with a mix of independent homes and smaller apartment complexes. It forms part of the larger Nagarabhavi Second Stage and is closely integrated with nearby layouts such as Vinayaka Layout, Malagala, and Kottigepalya, contributing to its steady urban development. The locality benefits from its proximity to major educational institutions, including Bangalore University and Vijayashree Technological Park, making it attractive to academic professionals and students. While large-scale real estate projects are currently absent, the demand for residential units remains consistent due to affordable housing options compared to central Bangalore. Property transactions are mostly in the resale segment, with average price per square foot data not widely reported due to limited new developments. Connectivity is a strong point, with access to key roads like Nagarabhavi Main Road and the Outer Ring Road facilitating commutes across the city. The area is surrounded by established neighborhoods such as Vijay Nagar, NGEF Layout, and Papreddy Palya, enhancing its integration within West Bangalore’s urban fabric. Though not a high-rise or luxury housing hub, Narasimharaja Colony offers a practical, community-oriented living environment for middle-income families and working professionals.

Avg. Rate

₹ 4,341/sq. ft

Locality Rating

4.2/10

Explore Neighbourhood

Kullegowda Industrial Estate

Kullegowda Industrial Estate is an established industrial and residential locality situated in the western part of Bengaluru, falling under the Kamakshipalya area in the Bengaluru West Zone. With a PIN code of 560079, it serves as a key node for small and medium enterprises, hosting numerous light manufacturing units, workshops, and service-based businesses. The area has gradually evolved with residential pockets emerging to support the workforce employed in nearby industries and commercial hubs. Strategically located, Kullegowda Industrial Estate benefits from proximity to major arterial roads such as the Mysore Road (NH 275) and the Outer Ring Road, enabling smooth connectivity to central Bengaluru, Electronic City, and the Bengaluru International Airport via the NICE Road. While primarily industrial, the locality is surrounded by well-developed residential neighborhoods like Vrishabhavathi Nagar, Meenakshi Nagar, and Priyadarshini Layout, which provide access to essential civic amenities and public services. Real estate in Kullegowda Industrial Estate remains largely undeveloped in terms of large-scale residential projects, with no major housing complexes reported as of now. However, the demand for rental accommodations and plotted developments is sustained by professionals and industrial workers seeking affordable living options close to their workplaces. Its integration within the Bruhat Bengaluru Mahanagara Palike (BBMP) framework ensures basic infrastructure and administrative support.

Avg. Rate

₹ 4,198/sq. ft

Locality Rating

4.2/10

Explore Neighbourhood

Frequently Asked Questions

The information provided on this page is collated from publicly available resources. PropTech Pulse does not guarantee the accuracy, completeness, or authority of this data and shall not be held liable for any discrepancies. For queries or further assistance, please contact us at pulse@aurumproptech.in

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