New Launch - India Real Estate Report 2026.

Sector 11

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Avg. Rate

3,754/sq. ft

Locality rating icon

Locality Rating

5.6/10

Sector 11 is a residential locality situated within the New Tippasandra area of Bengaluru East Zone, operating under the PIN code 560075. Originally developed as part of the planned expansion of housing colonies in eastern Bangalore, Sector 11 has evolved into a well-established neighborhood with a mix of independent homes and small apartment complexes. Though not a major commercial hub, it benefits from proximity to key arterial roads and surrounding developed localities such as HAL 3rd Stage and Jeevan Bima Colony. The area is primarily residential, characterized by peaceful lanes, community-driven living, and access to essential amenities. While large-scale real estate projects are currently absent, demand remains steady due to its strategic location near Whitefield and IT corridors. Sector 11 offers an affordable alternative to more expensive neighborhoods in East Bangalore while maintaining connectivity to employment hubs. Residents enjoy access to nearby markets, schools, and healthcare facilities located in adjacent colonies like Geethanjali Layout and LIC Colony. The locality is surrounded by a cluster of residential enclaves including Puttappa Layout, Seethappa Colony, and Bhoomi Reddy Colony, contributing to a tightly knit community atmosphere. With ongoing urban development in East Bangalore, Sector 11 is gradually gaining attention for its potential in future residential growth.

Region

New Tippasandra

City

Bengaluru

District

Bengaluru Urban

State

Karnataka

Pincode

560075

Population

9,000

Schools

2

Nearest Airport

Kempegowda International Airport (BLR)

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The Good

Strategic location with easy access to major IT hubs like Whitefield and Marathahalli

Close proximity to established residential and commercial areas such as Jeevan Bima Colony and Geethanjali Layout

Relatively affordable compared to other parts of East Bangalore with potential for future appreciation

Locality price index icon

The Bad

Limited public transport options and no direct metro connectivity

Lack of large-scale real estate developments or modern apartment projects

Jeevanbhimanagara Petrol BunkNear Sector 11, New Tippasandra, Bengaluru East Zone, Bengaluru

Aurum Price Index for Sector 11

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

3,754/sq. ft

Average Price Range

1,8007,760

Trend (5Y)

65.8%

Nearby Neighborhoods

Puttappa Layout

Puttappa Layout is a residential neighborhood located in the New Tippasandra area of Bengaluru East Zone, falling under the postal code 560075. Developed primarily as a planned residential extension in the late 1990s, it was named after a local community leader and has since evolved into a well-established middle-class enclave. The locality forms part of the larger urban fabric of eastern Bengaluru, adjacent to key areas such as HAL 3rd Stage and Jeevan Bima Nagar, offering a mix of independent homes and small-scale apartment complexes. Strategically positioned near major employment hubs like Indiranagar, KR Puram, and the HAL Aerospace Complex, Puttappa Layout benefits from strong commuter connectivity. While the area lacks large-scale real estate developments, it remains popular among homebuyers seeking affordable housing with access to essential amenities. Proximity to arterial roads such as Old Madras Road and the Outer Ring Road enhances its accessibility to different parts of the city. The locality is surrounded by several well-known neighborhoods including Seethappa Colony, Bhoomi Reddy Colony, and Geethanjali Layout, contributing to a close-knit community environment. Though not a high-rise or luxury residential zone, Puttappa Layout offers a quiet, family-friendly atmosphere with access to schools, markets, and healthcare facilities within a 1–2 km radius. Its integration into the BBMP’s East Zone governance framework ensures basic civic services are maintained.

Avg. Rate

4,418/sq. ft

Locality Rating

5.8/10

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LIC Colony

LIC Colony is a well-established residential locality situated in New Tippasandra, part of the Bengaluru East Zone in eastern Bengaluru. Developed primarily to house employees of the Life Insurance Corporation of India, the colony has evolved into a sought-after neighborhood due to its strategic location and peaceful environment. The area falls under the PIN code 560075 and is surrounded by several prominent residential pockets such as HAL 3rd Stage, Jeevan Bima Colony, and Geethanjali Layout. Though primarily composed of independent homes and older apartment blocks, the locality has seen gradual modernization in recent years. The colony benefits from strong connectivity to key employment hubs like Indiranagar, Marathahalli, and Whitefield, making it ideal for professionals working in IT and financial services. Major roads such as Old Airport Road and the Outer Ring Road (ORR) are easily accessible, enhancing mobility across the city. While there are no large-scale ongoing real estate projects currently listed, demand remains steady due to the area’s reputation for safety, community living, and proximity to essential amenities. LIC Colony offers a balanced lifestyle with access to schools, hospitals, markets, and religious institutions within close vicinity. Residents enjoy a mix of traditional Bangalore charm and urban convenience, supported by reliable civic infrastructure. Despite limited high-rise development, the area is witnessing growing interest from homebuyers seeking a quieter alternative to more congested parts of eastern Bengaluru.

Avg. Rate

3,696/sq. ft

Locality Rating

4.5/10

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Hal

Hal is a well-established residential locality situated in New Tippasandra, part of the Bengaluru East Zone, with a PIN code of 560075. Historically rooted in the city’s aerospace and defense ecosystem due to its proximity to the Hindustan Aeronautics Limited (HAL) complex, Hal has evolved into a mixed-use neighborhood balancing older residential layouts with newer developments. The area is primarily composed of independent homes, apartments, and planned layouts, offering a quieter alternative to the more commercialized parts of eastern Bengaluru. The locality benefits from strong neighborhood connectivity, with access to major roads like Old Airport Road and KR Puram Road, linking it to central and eastern parts of the city. While Hal itself is not a major commercial hub, it is surrounded by well-developed localities such as Jeevan Bima Nagar, HAL 3rd Stage, and Mahadevapura, which provide essential retail, healthcare, and educational infrastructure. Its location supports a largely middle- to upper-middle-class residential demographic. Real estate in Hal remains relatively stable, with limited new launches—only one major project reported recently—reflecting the mature nature of the area. Property demand is driven by proximity to employment centers like ISRO, DRDO, and IT parks in Marathahalli and Whitefield. Despite minimal new construction, Hal continues to attract buyers seeking established neighborhoods with good civic connectivity and community living.

Avg. Rate

4,354/sq. ft

Locality Rating

7.3/10

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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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