New Launch - India Real Estate Report 2026.

Localities Benga...Indian institute of horticultural research

Indian Institute of Horticultural Research

Avg. Rate

₹ 4,815/sq. ft

Locality Rating

4.3/10

Indian Institute of Horticultural Research (IIHR) is a specialized research campus and surrounding locality situated in Ivar Kandapura, under the Bengaluru North Zone. Established by the Indian Council of Agricultural Research (ICAR), the institute focuses on advanced horticultural research, including fruit, vegetable, and ornamental plant development. The area is primarily institutional, with limited residential development, and is known for its green cover and academic environment. Located off Kanakapura Road, IIHR is well-connected to South and West Bangalore via major arterial roads like the NICE Road (National Investment and Manufacturing Corridor) and Mysore Road. The locality falls within the 560089 pincode and is surrounded by emerging residential and semi-urban zones such as Attibele and Kengeri. Despite its academic core, the region is witnessing gradual urbanization due to proximity to tech corridors. Real estate in and around IIHR remains underdeveloped, with no large-scale residential projects currently active. The area appeals to those seeking a quiet, nature-rich environment close to research institutions and educational hubs. Future growth is expected with improved infrastructure, including proposed metro expansions and road upgrades, enhancing accessibility to central Bangalore.

Region

Ivar Kandapura

City

Bengaluru

District

Bengaluru Urban

State

Karnataka

Pincode

560089

Population

17,500

Schools

Nearest Airport

Kempegowda International Airport (BLR)

Neighbourhood Insights by

The Good

Peaceful, low-density environment ideal for researchers and academics

Rich greenery and open spaces due to horticultural focus

Strategic location near Kanakapura Road with future connectivity upgrades

The Bad

Limited residential infrastructure and real estate options

Sparse public transport and last-mile connectivity challenges

Ivara KondapuraNear Indian Institute of Horticultural Research, Ivar Kandapura, Bengaluru North Zone, Bengaluru

Aurum Price Index for Indian institute of horticultural research

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

₹ 4,815/sq. ft

Average Price Range

₹ 1,800 – 12,254

Trend (5Y)

▲ 106.2%

Nearby Neighborhoods

Tirumalapura

Tirumalapura is a developing residential locality situated in the Bengaluru North Zone, falling under the administrative jurisdiction of Bruhat Bengaluru Mahanagara Palike (BBMP). It shares the PIN code 560088 and is surrounded by rapidly growing neighborhoods such as Ramagondanahalli, Jalahalli West, and Soladevanahalli, contributing to its gradual integration into the city's urban fabric. Though primarily residential, the area is witnessing increased interest due to its proximity to major employment hubs and arterial roads. The locality offers a mix of independent homes, plotted developments, and small-scale housing clusters, with minimal high-rise construction so far. Basic civic infrastructure is in place, supported by nearby commercial centers in Ramagondanahalli and Marathahalli, which provide access to retail, dining, and healthcare facilities. Real estate activity remains relatively low compared to other parts of North Bangalore, with no large-scale residential projects currently underway. Tirumalapura benefits from its strategic location near key connectivity routes like the Outer Ring Road (ORR) and NH 44, enabling access to IT corridors in Whitefield and Hebbal. While still evolving, the area appeals to homebuyers seeking affordable options away from central Bengaluru's congestion. Its growth is expected to accelerate with future infrastructure upgrades and the expansion of Bengaluru’s metro network.

Avg. Rate

₹ 3,759/sq. ft

Locality Rating

4/10

Explore Neighbourhood

Madhugirihalli

Madhugirihalli is a developing residential locality situated in the northern part of Bengaluru, falling under the Bengaluru North Zone with a PIN code of 560088. Nestled amidst several suburban neighborhoods, it lies in close proximity to key areas such as Ramagondanahalli, Vidyaranyapura, and Jalahalli West, making it a part of the city's expanding urban footprint. Historically an agrarian village, Madhugirihalli has gradually transitioned into a residential node due to Bengaluru's outward growth and rising demand for affordable housing options on the city's periphery. The area offers basic civic amenities and is surrounded by a mix of rural and semi-urban settlements, contributing to its evolving character. While large-scale real estate projects are currently absent, independent homes, plotted developments, and small-scale constructions dominate the landscape. Its location provides access to major roads like the Outer Ring Road (ORR) and NH 44, enabling connectivity to central Bengaluru and employment hubs such as Manyata Tech Park and ITPL. Madhugirihalli benefits from its adjacency to well-established localities that host schools, healthcare centers, and retail markets. Though still in the early stages of urbanization, the region is witnessing increased interest from homebuyers seeking quieter, cost-effective alternatives to central Bengaluru. With ongoing infrastructure development in North Bangalore, Madhugirihalli holds potential for future growth in residential demand.

Avg. Rate

₹ 4,616/sq. ft

Locality Rating

4/10

Explore Neighbourhood

Mathkur

Mathkur is a developing residential locality situated in the northern part of Bengaluru, falling under the Bengaluru North Zone with the PIN code 560089. Nestled amidst several satellite villages and emerging suburbs, Mathkur is gradually gaining attention due to its strategic location near major growth corridors of the city. While still largely semi-urban, the area features a mix of independent homes, agricultural land, and small-scale residential developments. Its proximity to Whitefield, KR Puram, and the Outer Ring Road enhances its appeal for homebuyers seeking affordable options outside central Bengaluru. The locality is surrounded by numerous micro-markets such as Ramagondanahalli, Channasandra, and Avalahalli, which have seen infrastructural upgrades in recent years. Although Mathkur currently lacks large commercial hubs or organized real estate projects, it benefits from the spillover development of nearby tech-centric zones. Road connectivity is improving, with access to key arterial roads linking it to employment hubs, though public transport remains limited. The area is largely peaceful, with a rural-urban blend that attracts families and investors looking for long-term appreciation. Mathkur’s real estate market remains nascent, with no major residential projects reported and property transactions primarily involving individual plots and homes. The average price per square foot and 2BHK pricing data are not yet well-established due to low transaction volume. However, rising demand in adjacent areas like Ramagondanahalli and Medahalli is expected to gradually influence Mathkur’s property values. As Bengaluru expands northward and eastward, Mathkur may emerge as a potential satellite node, especially if infrastructure development accelerates.

Avg. Rate

₹ 4,273/sq. ft

Locality Rating

4/10

Explore Neighbourhood

Real Estate Toolkit

Rates and Trends

Track live property prices, locality trends, and market movements to make informed real estate decisions.

CIBIL Tracker

Monitor your credit score, loan inquiries, and credit activity to stay financially prepared.

Home Loan EMI Calculator

Calculate EMIs instantly and view interest, principal, and repayment schedules with ease.

Unit Converter

Convert carpet, built-up, and super built-up areas across commonly used property units.

Loan Transfer Calculator

Estimate savings from transferring your home loan and compare refinancing opportunities.

SIP Calculator

Plan your investment goals with monthly SIP projections and expected wealth creation estimates.

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

Ask Pulse Ai anything about real estate

Your AI companion is available 24/7 — home loans, listings, market trends

Unlock the Latest in Real Estate

News, Infographics, Blogs & More! Delivered to your inbox.

“Data that drives action. Insight that inspires action. Technology that empowers action.“

“Data that drives action.
Insight that inspires action.
Technology that empowers action.“

Made with Love

Indian Institute of Horticultural Research

Neighbourhood Insights by

The Good

The Bad

Aurum Price Index for Indian institute of horticultural research

Aurum Price Index is based on 10 parameters:

Rates and Trends

Nearby Neighborhoods

Tirumalapura

Madhugirihalli

Mathkur

Real Estate Toolkit

Frequently Asked Questions

Unlock the Latest in Real Estate

Reach Out to Us

Reach Out to Us

Reach Out to Us

“Data that drives action. Insight that inspires action. Technology that empowers action.“

“Data that drives action.
Insight that inspires action.
Technology that empowers action.“