Rhea and Vikram were your typical young Bangalore couple—always on the go. Both worked demanding jobs, her in digital marketing, him in software development. Their days began early and ended late, usually spent navigating the traffic snarls and crowded streets that are part of the daily Bangalore routine.
One evening, after another long day, Rhea said something that caught Vikram’s attention. “I don’t just want a home; I want a place where I can breathe. Here, it feels like the city’s trying to squeeze the life out of me.”
At Propsoch, we had the pleasure of speaking with Rhea and Vikram, who, like so many other city dwellers, were caught up in the whirlwind of never-ending hustle of urban noise. In the midst of it all, they yearned for a place that offered them a sense of nature and a break from the chaos.
Their journey with us began with the idea of “getting away from it all”.
Through our comprehensive property listings and expert guidance at Propsoch, we assisted Rhea and Vikram in discovering Varthur—a place that has seen property prices soar by 150.9% over the past three years due to the growing demand for infrastructural development and lakeside living.
"Investing in a dream property at Prestige Lavender Fields was the best decision we ever made. It’s not just about the beautiful view; it's the way we feel here—connected to nature and at peace. Every morning, I go for a walk by the lake and the tranquillity helps me start my day with clarity and energy”, says Rhea.
Rhea and Vikram are not alone in their preference for lakeside living. In fact, more and more people in Bangalore are opting for properties near water bodies. According to a survey by FICCI-ANAROCK, 30% of respondents in Bangalore in the second half of 2024 said they preferred suburban areas with lakeside living as a priority for peace and beauty.
But the question is could this be the future of urban living in Bangalore?
Join me as I share my findings and hopefully inspire you to find your own lakeside haven in this bustling city.
Why Are Lakeside Properties in Bangalore Gaining Popularity?
You know, Bangalore wasn’t always the tech hub it is today. Founded by Kempegowda I, the city was initially built to tackle water scarcity, which led to the creation of several lakes and water tanks. Fast forward to today - urbanization has taken a toll on many of these water bodies. Yet, their legacy lives on as lakeside properties continue to be some of the most sought-after in the city.
Here's a closer look at the factors fueling this trend:
1. Escape from the Urban Jungle:
According to a survey by Godrej Properties, 84% of Bangalore residents prefer homes near greenery and water bodies, not just for the view but also for recreational benefits like jogging, birdwatching, and outdoor activities, which are rare in the city's crowded spaces.
2. Increase in Property Demand and Appreciation in Value:
Lakeside Property in Bangalore | Propsoch
Some lakeside properties in Bangalore, such as Prestige Lakeside Habitat in Gunjur saw a 11.56% appreciation in average price per square foot in the last year.
A report by Anarock highlighted the significant price appreciation in certain lakeside localities:
Bagaluru: Average residential prices jumped from ₹4,300 per sq ft in 2019 to ₹8,151 per sq ft in the first half of 2024.
Whitefield: Properties near Varthur Lake ranked third in terms of price appreciation, with an 80% rise in residential prices during the same period.
Price Comparison:
3. Shift in Buyer Preferences:
COVID-19 Pandemic and Buyer Preferences | Propsoch
Post-Pandemic Priorities: The COVID-19 pandemic increased awareness of the importance of green spaces and access to nature for mental and physical well-being, which is ultimately leading to a surge in demand for properties with these features.
What Types of Lakeside Properties Are Available in Bangalore?
The Bangalore real estate market has something for everyone, whether you’re looking for luxury or a more modest lakeside option. Let’s take a closer look at the crème de la crème of lakeside living:
1. Luxury Villas and Bungalows with Lakeside View
If spacious living, premium finishes and exclusive amenities are your thing, lakeside villas and bungalows are perfect for you. These properties include private lake access, swimming pools, landscaped gardens, clubhouses, sports facilities and much more.
Top Lakeside Villa Communities:
- Prestige Lakeside Habitat Villas: Located in Whitefield, this community offers 3 and 4 BHK villas with prices starting from 4.54 crore for a 3 BHK. Amenities include an indoor game room, basketball court, and children's play area.
- Pursuit of a Radical Rhapsody: Situated in Whitefield, this project offers modern villas with green roofs and a central community park.
- The Lake View Address: Located on Hennur Road, this project offers 4 BHK villas with prices ranging from 2.74 to 2.81 crore.
- Prestige White Meadows: Located off Sarjapur Road, this project offers 3 and 4 BHK row houses with prices ranging from 2.28 to 2.55 crore.
2. Affordable Housing Options
While luxury villas dominate the high-end segment, Bangalore also offers a range of affordable housing options near lakes, catering to middle-income buyers.
Flats and Apartments Near Lakes:
- Size and Amenities: Affordable flats and apartments near lakes come in various sizes and configurations, typically ranging from 1 to 3 BHK. Amenities include community parks, children's play areas and security services.
- Views: While not all affordable apartments offer direct lake views, many are situated in locations that provide a sense of nature and tranquillity.
- Rental Options: For those not looking to buy, there are also various furnished and semi-furnished apartments available for rent near lakes, such as those near Urban lake front apartments.
Affordable Lakeside Housing:
- Swarna Griha: Developed by Felicity Adobe LLP, this project in Tumkur offers affordable housing units under the PMAY scheme, with prices starting at 9.95 lakh for LIG and 14 lakh for MIG.
- Hebron Properties: This project in Thambu Chetty Palya, East Bangalore, offers affordable housing options with amenities like a clubhouse, swimming pool, and children's play area.
Price Trends:
Affordable flats and apartments near lakes in Bangalore are typically priced between 30 lakh and 80 lakh, depending on the location, size and amenities.
💡Wondering which type of property near a lake fits your needs and budget best? Connect with our market wizards—they’ll guide you every step of the way!
What Are the Popular Areas for Lakeside Living in Bangalore?
A few spots have earned a special place in the hearts of both residents and homebuyers. So let’s take a quick stroll through some of the most sought-after lakeside areas in the city:
North Bangalore
- Nagavara Lake:
Surrounded by some of the city’s fastest-growing areas, like Hebbal and Manyata Tech Park. The area has seen a rise in luxury apartments and gated communities, making it a great option for those looking for a combination of modern living and lakeside serenity.
- Attur Lake:
One of the quieter, lesser-known lakes in Bangalore, but its surrounding areas, including Attur and parts of Whitefield, are becoming more popular. If you’re looking for affordable housing options and a peaceful vibe, this is an area to consider.
- Hebbal:
What makes Hebbal stand out is its excellent connectivity to key parts of the city, including Manyata Tech Park, Hebbal Flyover, and Outer Ring Road. Whether you’re looking for a lakeside retreat or a location with easy access to the city, Hebbal provides the best of both worlds.
Central Bangalore
- Ulsoor Lake:
One of Bangalore’s oldest and biggest lakes, Ulsoor Lake is a hotspot for those who love water activities like boating. The area around it, including Ulsoor and MG Road has both luxury apartments and independent homes. Living here means you get to enjoy the calmness of the lake plus easy access to the city’s top spots.
South Bangalore
- Agara Lake:
Located near HSR Layout and Bellandur, Agara Lake has a reputation for being a go-to spot for joggers and nature lovers. These areas offer a mix of luxury and affordable properties, and with the lake nearby, it’s becoming an increasingly popular spot for those seeking a lakeside view in the heart of the city.
- Madiwala Lake:
If you love a good nature walk or enjoy birdwatching, Madiwala Lake should definitely be on your radar. The surrounding areas, like Madiwala and BTM Layout, offer a mix of affordable and mid-range homes.
- Lalbagh Lake:
Lalbagh Lake, nestled within the Lalbagh Botanical Garden, is a haven for birdwatchers and photographers. The areas surrounding the lake, like Shanthinagar and Jayanagar, offer a mix of luxury and mid-range properties.
West Bangalore
- Sankey Tank:
Tucked in the heart of the city, Sankey Tank is the perfect spot for joggers and anyone craving a peaceful retreat. The nearby neighborhoods, like Sadashivanagar and Malleshwaram, are known for their upscale homes. If you're lucky enough to snag a property here, you’ll have the lake right at your doorstep for morning walks or evening strolls.
East Bangalore
- Gunjur Lake:
Gunjur Lake might not be as well-known as some of the other lakes on this list, but it’s definitely a quiet spot for those seeking peaceful surroundings. The nearby areas of Gunjur and parts of Whitefield are starting to grow in popularity, making this a great option if you’re looking for tranquil lakeside living.
What Are the Top Locations to Invest in a Lakeside Property?
Alright, let’s dive into the good stuff—finding the perfect lakeside property!
If you’re thinking about investing in one, you’ve probably already imagined waking up to the sound of birds chirping and enjoying a cup of coffee with a gorgeous lake view.
Sounds dreamy, right? But hey, it’s not all about the view; it’s also about where you're investing. So, let me take you through some of the hottest spots to snag your lakeside property in Bangalore.
Hebbal
Hebbal is on the rise when it comes to real estate, and it’s easy to see why. This thriving neighborhood is not just known for its scenic Nagavara Lake but also for its solid investment potential.
Here's what makes Hebbal a prime spot for property investments:
- Connectivity: Hebbal enjoys excellent connectivity to major areas, including Yeshwanthpur, Sadashivanagar, KR Puram, and Whitefield. Its proximity to Kempegowda International Airport makes it appealing to frequent travellers and businesses with international connections.
- Infrastructure: The government is actively investing in developing Hebbal's infrastructure, with ongoing projects focused on road widening and flyover construction, such as the Hebbal flyover which connects to North and Central Bangalore.
- Amenities: Hebbal offers a wide range of amenities, including top-rated schools, hospitals, shopping centers, and recreational facilities.
If you’re curious about Hebbal’s property prices, open spaces, property density, and all the juicy details, don’t miss our blog on, ‘The State of Bangalore Real Estate Market 2025.’
Available Lakeside Properties
Hebbal offers a diverse range of properties for sale and rent, catering to various budgets and preferences.
What Residents Say
Ramprakash Jha, who recently moved to Embassy Lake Terraces, shares, “As a senior citizen, finding peace and serenity was my priority and I’m so glad I chose this lakeside property. It’s the perfect mix of luxury and tranquility. Plus, the excellent healthcare facilities nearby are a big plus.”
Legal and Regulatory Issues
While Hebbal generally enjoys a favorable legal environment, it's crucial to be aware of potential issues:
- Zoning regulations: Ensure compliance with zoning laws and land use regulations before investing in any property.
- Ongoing infrastructure projects: Be aware of any ongoing or planned infrastructure projects that may affect property values or accessibility, such as the expansion of the Hebbal flyover.
For detailed legal information, make sure to refer the 'Legal Documents' covered in Part 2 of this blog.
2. Yelahanka
With its natural charm and proximity to Attur Lake, this place offers scenic beauty and urban convenience, which makes Yelahanka a sought-after location for lakeside investments.
Why Invest Near Attur Lake?
- Outdoor Activities and Recreation: The lake and its surroundings are ideal for recreational activities such as jogging, cycling, birdwatching, and picnics. This lifestyle appeal increases the attractiveness of nearby properties.
- Lakeside Views: Properties near Attur Lake offer stunning views with easy access to major infrastructure like lakefront promenades and walkways.
Property Prices and Lakeside Trends
Lakeside properties often command a premium due to their unique appeal. While the average property price in Yelahanka is ₹9,264/sq.ft., lakeside options are expected to trend higher due to their scenic value and limited availability. Recent appreciation trends (+4.83% last year) highlight the area's investment potential.
Available Lakeside Properties
Here are some lakeside properties that offer a mix of luxury and nature:
What Residents Say
Rohit S., Resident of Capstone Flowing Tree, "Living near Attur Lake has added so much value to my lifestyle—morning jogs along the promenade and peaceful evenings by the water make Yelahanka truly special."
Legal and Regulatory Issues
When it comes to investing in lakeside properties, the last thing you want is to run into legal trouble down the line. Trust me, doing a bit of research upfront can save you a lot of stress later on.
For example:
- Ensure compliance with building bylaws and regulations as there have been instances of unauthorized constructions in the area, such as the case of IBC Platinum City in Peenya where the builder constructed two extra floors illegally.
- Verify land ownership and identify any potential legal disputes.
3. Sarjapur Road
Sarjapur Road, located in southeast Bangalore, is a rapidly developing residential hub with excellent connectivity and a thriving social infrastructure. With its proximity to several lakes, including Billapura Lake, it offers a desirable lifestyle for those seeking a blend of urban convenience and natural serenity.
Property Prices and Trends
The average property price in Sarjapur Road is around ₹9,170 per square foot. Recent trends indicate a positive price movement, with properties appreciating by 16.61% in the last year. This upward trend is expected to continue due to the area's rapid development and increasing demand.
Available Lakeside Properties
Sarjapur Road offers a good range of lakeside properties for sale and rent, catering to various budgets and preferences.
What Residents Say
Ravi K., Resident of Godrej Lake Gardens, "Billapura Lake is simply beautiful—such a peaceful spot, like namma mane pakkada paradise! But the traffic jams on Sarjapur Road, especially during peak hours, are swalpa kasturi (a bit of trouble)"
Harini R., Resident of Godrej Lake Gardens, "Namma Sarjapur Road is growing so fast! The lakeside views are amazing, and it feels like you’re living in nature without leaving the city. I just wish there were more places for chinna makkalu (little kids) to play like proper maidanas.”
4. Whitefield
Whitefield, located in East Bangalore, is a prominent IT hub known for its modern infrastructure and cosmopolitan lifestyle. With its proximity to Varthur Lake and several other water bodies, it offers a blend of urban excitement and lakeside serenity.
Available Lakeside Properties
Whether you’re looking for a luxury apartment or a cozy family home, Whitefield has got options for all budgets. Here’s a sneak peek:
What Residents Say
Lakshmi S., Resident of Prestige Lakeside Habitat, "Varthur Lake adds so much beauty to the area, but the dust from the construction—swalpa kashta ide (a little troublesome). Once the projects are done, Whitefield will truly be namma Bengaluru’s pride!"
Insights from Lakeside Living Research
To gain a deeper understanding of the nuances of lakeside living in Bangalore, we conducted research exploring various aspects of these locations, including their scenic beauty, pollution levels, crowd levels, and suitability for different demographics.
Based on this research, we can draw the following insights:
- 🌅 Most Scenic: Lalbagh Lake steals the spotlight with its vibrant birdlife and picture-perfect setting.
- 🚨 Most Polluted: Sadly, Varthur Lake struggles with pollution, a byproduct of industrialization and unchecked consumer habits.
- 👥 Most Crowded: If you love bustling vibes, Ulsoor Lake is your go-to! As one of the city’s oldest and largest lakes, it draws big crowds.
- 🕊️ Most Peaceful: Looking for tranquility? Sankey Tank and Hesaraghatta Lake offer serene escapes from the city chaos.
- 💰 Most Expensive: The coveted Hebbal area, with its upscale lakeside developments tops the chart for luxury living.
- 🏡 Most Affordable: Budget-friendly lakeside options await in Yelahanka and Kanakapura Road—perfect for first-time buyers and savvy investors.
💡Feeling lost in the lakeside property maze? Don't navigate the complexities alone. Book an advisory call with our experts and get personalized guidance on finding your dream waterfront home.
Phew! That was quite the deep dive into lakeside living, wasn't it?
Time to take a chai break and let all that info sink in. But before you put your feet up, don't forget to browse our curated property listings and discover hidden gems.
It's time to pack your bags and head to the nearest lake for some R&R. But hey, don't forget to snap some pics and tag propsoch.club on Instagram! We're always up for some virtual lakeside adventures. 😉
So let's keep the conversation flowing!
Connect with us on social media for more property inspiration, community insights, and exclusive updates. We'd love to hear from you!
Here’s to your perfect lakeside retreat – Happy home buying with Propsoch! 🥂
