New Launch - India Real Estate Report 2026.

Bellandur

Avg. Rate

₹ 7,797/sq. ft

Locality Rating

8.4/10

Bellandur is a rapidly growing suburb in the eastern part of Bangalore, Karnataka, situated along the bustling Outer Ring Road (ORR) that connects key tech and residential hubs. Bounded by HSR Layout to the west, Devarabisanahalli to the east, Sarjapur Road to the south, and the expansive Bellandur Lake to the north, it serves as a crucial link between South and East Bangalore. Its strategic location near major IT corridors has transformed Bellandur into a preferred destination for real estate investment and residential development. The area benefits from strong infrastructure growth, with the Outer Ring Road enabling seamless access to Whitefield, Marathahalli, Koramangala, and Silk Board. Upcoming enhancements like the Namma Metro Phase 2A (Blue Line) from Silk Board to KR Puram are expected to significantly improve public transit options, reducing dependency on private vehicles. Despite rapid urbanization, Bellandur retains some natural assets, including the largest lake in Bangalore—Bellandur Lake—though it faces environmental challenges. Real estate in Bellandur has seen consistent demand due to its proximity to tech parks such as Prestige Tech Park, Embassy Tech Village, and Salarpuria Sattva Knowledge City. With 13 active residential projects and an average price of ₹12,714 per sq ft, the suburb offers relatively competitive pricing compared to more mature neighborhoods. Its blend of accessibility, affordability, and growth potential makes Bellandur a focal point in Bangalore’s evolving real estate landscape.

Region

Bengaluru

City

Bengaluru

District

Bengaluru Urban

State

Karnataka

Pincode

560103

Population

1,50,000

Schools

Nearest Airport

Kempegowda International Airport (BLR)

Neighbourhood Insights by

The Good

East Bangalore and Bellandur, Sarjapur Road are becoming well established and highly sought-after with the Project located in a strategically prime location surrounded by Tech and Business hubs in this prime location which is good for Investment purposes and Self-use.

Close Proximity to Haralur Road, Outer Ring Road, Marathahalli ORR, HSR Layout, Koramangala, Whitefield, Numerous IT and business hubs as well as existing communities of residents with health facilities, schools, and amenities in the immediate vicinity.

Bellandur is still considered to be one of the developing suburbs in Bangalore and due to that the properties in this region are priced at low introductory prices, making it an ideal location for investment. The suburb’s high appreciation rates and potential for high returns make it a smart choice for investors.

Bellandur is a suburb in Bangalore and therefore despite its fast infrastructural growth it has few lakes and green spaces. One of them is Bellandur Lake. This makes it a nice place to live and invest.

The Bad

Major Traffic Bottlenecks during peak hours while accessing parts of Bellandur

Bellandur CentralNear Bellandur, Bengaluru East Zone, Bengaluru

EcospaceNear Bellandur, Bengaluru East Zone, Bengaluru

Sarjapura Road JunctionNear Bellandur, Bengaluru East Zone, Bengaluru

Aurum Price Index for Bellandur

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

₹ 7,797/sq. ft

Average Price Range

₹ 3,297 – 18,161

Trend (5Y)

▲ 89%

Nearby Neighborhoods

Kaikondrahalli

Kaikondrahalli is a rapidly evolving residential neighborhood located in the southeastern part of Bangalore, within the Bengaluru East Zone. Once a semi-rural locality, it has transformed into a sought-after residential hub due to its proximity to major tech parks and improved infrastructure. The area is primarily composed of modern apartment complexes, independent villas, and plotted developments, attracting IT professionals and families seeking a balanced urban lifestyle. Notable residential projects such as August Grand, Divyasree Elan, Mantri Glades, Bren Celestia, and Aries SS Sapphire define the skyline and offer contemporary living standards. Strategically positioned near the bustling Bellandur and HSR Layout areas, Kaikondrahalli benefits from excellent connectivity via key arterial roads like the Ambalipura Sarjapur Road, Bellandur Doddakannelli Main Road, and National Highway-44. This makes commuting to central business districts and tech corridors seamless, with major employment centers such as Embassy Techvillage, Prestige Tech Park, and International Tech Park Bangalore within a 6–18 km radius. The presence of multinational corporations like Biocon, Continental Automotive, Titan PED, and Anthem Biosciences further enhances its appeal as a work-live hub. Residents enjoy access to a wide array of amenities including premium shopping malls, international schools, and healthcare facilities within a 6–15 km radius. The locality offers a relatively peaceful environment compared to neighboring commercial zones, while still being close enough to urban conveniences. With an average 2BHK property priced at ₹1.55 crore and an average price per square foot of ₹15,990, Kaikondrahalli presents a competitive real estate market, especially for long-term homeowners and investors looking at the southern tech corridor of Bangalore.

Avg. Rate

₹ 4,295/sq. ft

Locality Rating

7.9/10

Explore Neighbourhood

Kadubeesanahalli

Kadubeesanahalli, located in the southeastern part of Bangalore, has evolved from a quiet residential enclave into a thriving hub along the city's IT corridor. Nestled near key commercial centers like Whitefield, Bellandur, and Brookefield, it has become a preferred choice for professionals working in the tech and IT sectors. The area benefits from its strategic position on the Outer Ring Road, offering seamless access to major business districts, retail hubs, and entertainment zones across Bengaluru. Real estate in Kadubeesanahalli has witnessed steady growth, driven by the influx of IT professionals and young families seeking modern amenities and well-connected living spaces. With an average 2BHK property priced at Rs. 1.16 crore and an average rate of Rs. 14,730 per sq. ft., the locality offers competitive pricing within the East Zone. Several new residential and commercial developments are underway, reflecting strong investor confidence and future growth potential. The locality is well-equipped with essential infrastructure, including reputed schools such as Orchids International School and Neev Academy, and healthcare facilities like Sakra World Hospital and Columbia Asia Hospital. Proximity to Central Mall, Market Square, and the ISKCON Temple enhances lifestyle appeal, while upcoming civic projects like the Marathahalli underpass aim to ease traffic congestion. With metro connectivity on the horizon, Kadubeesanahalli is poised for sustained urban development.

Avg. Rate

₹ 4,180/sq. ft

Locality Rating

8.2/10

Explore Neighbourhood

Kasavanahalli

Kasavanahalli is a rapidly growing residential neighborhood located in East Bangalore, within the Bengaluru East Zone. Nestled between major tech corridors like Sarjapur Road and the Outer Ring Road (ORR), it has emerged as a preferred destination for IT professionals and young families seeking well-connected yet peaceful living spaces. The area has evolved from a quiet suburb into a well-developed locality with a mix of independent homes, gated communities, and modern apartment complexes. Known for its strategic location, Kasavanahalli offers easy access to key employment hubs such as Electronic City, Whitefield, and Marathahalli. Major residential projects like Bren Edgewaters, Oceanus Vista, Vaishnavi Orchids, and Bren Verity have contributed to its real estate appeal, offering a range of affordable to mid-premium housing options. The average price for a 2BHK apartment is around Rs. 1.42 Crore, with rates averaging Rs. 13,156 per sq. ft., reflecting steady demand. The locality benefits from strong social infrastructure, including proximity to reputed educational institutions like Dayalbagh Educational Institute ICT Center and AET College offices. While public transport connectivity is improving, residents often rely on private vehicles due to traffic congestion at key junctions. With 8 active residential projects and a growing community, Kasavanahalli continues to attract homebuyers and investors seeking value in Bangalore's eastern corridor.

Avg. Rate

₹ 4,660/sq. ft

Locality Rating

7.4/10

Explore Neighbourhood

Panathur

Panathur is a rapidly developing residential and commercial hub located in the eastern part of Bengaluru, within the 560103 pin code. Once a quiet neighborhood, it has transformed into a sought-after locality due to its proximity to major IT parks such as RMZ Ecoworld, Prestige Tech Park, and Cessna Business Park, making it a preferred choice for tech professionals. The area is well-connected via key infrastructure like the Outer Ring Road (ORR), ensuring smooth access to central Bengaluru and other tech corridors like Whitefield and Marathahalli. The real estate market in Panathur is characterized by a mix of completed and upcoming residential projects, with an average price of Rs. 9,274 per square foot. Despite limited large-scale developments—only five major projects recorded so far—the demand remains strong due to the area’s strategic location and growing ecosystem. The presence of essential amenities including reputed schools, hospitals, and supermarkets adds to its livability appeal. Panathur shares borders with Munnireddy Layout, Embassy Tech Village, Kaverappa Layout, and Bhoganhalli, contributing to a well-integrated urban fabric. Residents rate the area highly for safety (4/5) and moderate ease of commute (3.8/5), although traffic congestion on connecting roads can be a concern during peak hours. As part of the Bengaluru East Zone, Panathur continues to witness infrastructural upgrades, supporting both homeownership and real estate investment.

Avg. Rate

₹ 4,638/sq. ft

Locality Rating

7.4/10

Explore Neighbourhood

Real Estate Toolkit

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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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Bellandur