Upcoming Infrastructural Projects Set to Reshape Bangalore Real Estate

If there’s one thing Bangalore is known for (besides its pleasant weather), it’s evolution. Every time you look around, there’s something new — metro lines stretching further into the suburbs, tech hubs emerging overnight and industrial corridors reshaping the outskirts.

Remember when areas like Whitefield and Sarjapur Road were considered “way out there”? Well, with metro expansion and enhanced road connectivity, those once “far-off” spots are now buzzing with life. And property prices? They’re climbing faster than a techie’s salary (and we all know how impressive those hikes are).

But what’s actually driving this change? The answer lies in the development of Bangalore’s infrastructural projects. 

Whether you're a savvy investor looking for the next hotspot, a homebuyer searching for value-packed locations, or just curious about the city's transformation, this blog is for you. We’ll take a closer look at the city’s top infrastructural projects that are changing emerging areas into thriving real estate hubs. Let's explore!

Key Projects Covered:

• Satellite Town Ring Road (STRR) - This massive 280.8 km highway is set to improve connectivity across Bangalore’s outskirts and push up property prices in emerging areas.
• Amazon Office Near Bengaluru Airport - With Amazon shifting base near the airport, North Bangalore is seeing a sharp rise in rentals and property demand.
• Devanahalli Business Park - This upcoming commercial hub is driving rapid real estate growth with property prices expected to rise by 30-40% in the next two-three years.
• Kwin City - A major industrial hub along STRR that’s expected to create over 1,00,000 jobs and boost demand for both residential and commercial spaces.
• Peripheral Ring Road (PRR) - This 73.5 km expressway will cut travel time and ease congestion on Bengaluru’s Outer Ring Road, which will boost property demand along its route.
• Budigere Cross-KIA Road - A 20 km toll road improving airport access and pushing up real estate demand in East Bengaluru.
• Hosur International Airport - The upcoming airport near the Karnataka-Tamil Nadu border will transform real estate in South Bengaluru - areas like Electronic City and Sarjapur Road will be the prime investment zones.
• ‘Ananta’, Google India’s New Campus in Mahadevapura - Google's state-of-the-art campus in Mahadevapura will drive up rental demand and property prices in nearby IT hubs. Read the section to know more.
• Namma Metro Expansion - With the metro expanding to new areas, commuting will get easier and property prices around upcoming stations are expected to rise steadily.

How Does Infrastructure Impact Property Prices?

Let’s be real—good infrastructure can make or break a city’s real estate market. When commuting becomes easier, public spaces get a facelift and connectivity improves, property prices naturally shoot up. Take Bangalore’s Namma Metro as an example. 

According to ANAROCK, as of 2024, localities along the metro corridors, such as MG Road and Indiranagar have seen a 25-30% increase in housing demand. Moreover, properties near stations like Whitefield and Kengeri, once considered peripheral, have experienced similar growth in the last few years.

If we look at the ongoing development of Peripheral Ring Road (PRR), Realty+ reports that it’s opening up new avenues for growth in suburban areas like Devanahalli, Yelahanka and Hennur Road, which are expected to see price hikes of 30-40% over the next five years.

According to the market wizards at Propsoch, “Areas along these corridors have witnessed growth rates of 20-35% in property values over the past 2-3 years, with predictions pointing to a further 25-40% appreciation over the next five years.”

And how can we overlook the meteoric rise of North Bangalore? With projects like Hebbal to airport elevated highway, property prices in the area have been rising by 15-20% annually.

So what’s happening in Bangalore right now is no different. With several big-ticket projects underway like Bangalore Suburban Railway Project, STRR and Airport Metro Line, we’re witnessing a change that’s set to redefine the city’s real estate landscape for the better. 

Upcoming Infrastructural Projects Shaping Bangalore’s Real Estate Market

Now that we’ve highlighted the undeniable connection between infrastructure and property prices, let’s take a closer look at whether these developments can truly live up to the high growth expectations of the market.

Satellite Town Ring Road (STRR)

The STRR is a 280.8 km 8-lane access-controlled highway with a 2-lane service road. This major infrastructure project will connect 12 STRR towns: Dabaspet, Devanahalli, Doddaballapura, Sarjapur, Hoskote, Kanakapura, Attibele, Sulibele, Anekal, Tattekere, Magadi, and Ramanagara.

The STRR will link to major highways such as NH 48, 75, 275, and 648, providing easy access to locations like Kanakapura, Anekal, Magadi and other peripheral towns.

This project is being built in three phases:

Impact on Property Prices

• Devanahalli: Areas such as Devanahalli and Doddaballapur have already seen property prices increase by up to 20% in anticipation of the STRR's completion. 
  • Current apartment prices in Devanahalli range from approx ₹8500 per sqft. With the ongoing infrastructure developments, we can expect the prices to increase by 10-15% in the coming years.
• Doddaballapur: With the STRR's completion, land prices in Doddaballapur are expected to increase by 1.5 times in the next 2 years.
• Whitefield-Sarjapur Road Corridor: This improved connectivity will further boost prices in this already popular location. With the completion of the STRR, property prices in this corridor will appreciate 10-15%.
• Hoskote: As per The Realty Today, Hoskote has already clocked a 70.6% appreciation in property values over the past five years due to its proximity to Bangalore's IT corridors. With STRR, it continues to grow as a prime destination for investment and quality living.

💡Expected Completion Timeline: 2026

Stuti Bapna, a market wizard at Propsoch claims, “STRR will be a game-changer for Bangalore’s real estate, driving growth in Hoskote, Devanahalli and Sarjapur-Attibele. Invest early in legally clear land near key junctions for maximum appreciation over the next decade.”

 Amazon Office Near Bengaluru Airport

Amazon India is now set to relocate its headquarters from Yashavantapura to Sattva Horizon Business Park, near Kempegowda International Airport.

But how exactly will this impact property prices, rentals and overall demand in North Bangalore’s real estate market?

Well, with over 7,000 employees expected to work in the new office, demand for residential properties in the surrounding areas will surely surge, which will lead to a considerable appreciation in property prices and rental values.

• Experts predict a rental appreciation of 20-25% in North Bangalore in 2025. Overall, an average property price increase of 10-15% annually is anticipated over the next five years.

ANAROCK reports that property prices in Bagalur have shot up by 90% between 2019 and mid-2024, which is already making it a prime hotspot with huge growth potential.

Key-Micro Markets to Watch

While the entire North Bangalore region will witness exponential growth, some locations are particularly well-positioned for significant appreciation.

While the entire North Bangalore region will witness exponential growth, some locations are particularly well-positioned for significant appreciation.

1. Yelahanka

• Located close to Amazon’s upcoming office, this area is highly desirable for employees looking for short commutes.
• Rental values here are expected to increase by approx 25% in 2025.

2. Bagalur

• Just a few kilometres from Amazon’s new office, this area will attract large-scale residential developments, catering to professionals moving to North Bangalore..

3. Devanahalli

• Property prices in Devanahalli have already risen by 15.73% in recent years and this trend is only going to continue.

4. Thanisandra

• In the first quarter of 2024, residential property rates in Thanisandra increased by 9.8%, surpassing the city's average growth rate of 9.3%.
• This upward trend is expected to continue due to the proximity to the airport road, Bhartiya City and key commercial hubs.

Ashish Acharya, Founder & CEO at Propsoch says, “Typically, cities tend to grow towards the airport, especially when there is a lot of arbitrage on the rentals for commercial spaces. This is one of the key reasons why Amazon has shifted its office to this area and going ahead, we’ll see a lot more action on that front.”

Devanahalli Business Park

With nearby locations like Nandi Hills, Kempegowda International Airport, connectivity through NH-7, rail links to Bengaluru City and Yelahanka, it’s no surprise that Devanahalli is turning into a prime real estate hotspot. 

Price Appreciation

If you have been tracking property prices in Bangalore, you'd know that Devanahalli has been on a consistent growth trajectory.

According to Propsoch, “We have seen an appreciation of around 8-10% in the past year, with some areas experiencing a year-over-year growth of nearly 20%.

Currently, the average property price per square foot in Devanahalli stands at ₹8,500, though the range varies from ₹1,416 to ₹18,571 per square foot. Looking ahead, property values could rise by at least 30-40% in the next two to three years, which is making it a strong investment opportunity.”

Impact on Nearby Micro-Markets

Devanahalli's growth has had a notable impact on surrounding micromarkets, which is leading to considerable price appreciation in areas like Hebbal, Bagalur and Yelahanka.

• Devanahalli: This micro market itself has seen a notable 46% price increase overall. Year-over-year, property rates have risen by about 20%.
• Hebbal: With its proximity to employment centres and infrastructure projects, Hebbal has recorded a 19.30% jump in property prices.
• Bagalur: Located close to the airport and major job hubs, Bagalur has seen a 21.55% rise in property values.
• Doddaballapur: The northwestern belt of Bangalore, Doddaballapur is expected to see prices grow by 1.5 times by 2029, due to its connectivity to Devanahalli Business Park and key infrastructure developments.

Why is Devanahalli a Prime Investment Spot?

Beyond price appreciation, Devanahalli has a mix of competitive property pricing and increasing demand. The area has a moderate property density with gated communities typically housing 72 units per acre. 

Additionally, there has been a surge in high-end property sales, particularly in the ₹2-5 crore segment, which shows the growing interest from premium homebuyers and investors alike.

One of the biggest factors causing Devanahalli’s real estate boom is the extensive infrastructure development in and around the area. Key projects include:

• Bengaluru-Vijayawada Expressway, which will improve connectivity between Bengaluru and Andhra Pradesh, making Devanahalli even more accessible.
• Bengaluru Suburban Railway will enhance daily commuting options.
• Peripheral Ring Road (PRR) will link Devanahalli with other parts of Bangalore like 
• Satellite Town Ring Road (STRR) will improve connectivity between Devanahalli and 
• Namma Metro Blue Line Extension: The metro line will extend to Devanahalli, with operations expected to commence by late 2026, offering seamless access to Bangalore’s city centre.

Kwin City

KWIN City, short for Knowledge, Wellbeing and Innovation, is a thoughtfully planned development along the STRR corridor between Dobbaspete and Doddaballapur. This parallel city to Bangalore is just 45 minutes from Kempegowda International Airport and about 50 km from the city centre. 

The city is expected to have a major impact on the real estate market in North Bangalore. This project is set to drive up demand for both residential and commercial properties in the surrounding areas like Devanahalli, Doddaballapur, and Hoskote.

Why is KWIN City the Next Big Real Estate Hotspot?

Infrastructure & Connectivity Enhancements

• KWIN City is directly connected to Bangalore’s Satellite Town Ring Road (STRR), which ensures easy access to key business districts such as Dabaspet, Doddaballapur, and Nelamangala.
• Proposed road expansions and new arterial roads will reduce travel time to major hubs like Peenya, Yelahanka, and Hebbal.
• Expressway connections to Tumkur Road, Bellary Road and NH 648 will boost commercial and industrial growth.

The city is projected to generate over 1,00,000 jobs by 2028, which will attract working professionals, businesses, and investors.

Metro Connectivity

One of the biggest factors towards the growth of KWIN City is the proposed metro connectivity, which will boost real estate values. The impact of metro development on property prices typically follows three phases:

1. Announcement Phase – A 5-15% increase due to speculation.
2. Construction Phase – A steady appreciation of 15-20% within 500 meters of upcoming metro stations.
3. Operational Phase – The biggest jump, as ease of commute enhances demand and prices generally soar.

So, if you're looking for the next big real estate opportunity in North Bangalore, KWIN City is worth keeping a close eye on.

Peripheral Ring Road (PRR)

The PRR is a 73.5-km, 8-lane access-controlled expressway, which will serve as a bypass around Bangalore, connecting major highways and arterial roads. The project will pass through 77 villages that will provide accessibility for suburban and emerging urban centres.

💡Expected Completion Timeline: 2028

Expansion of Residential and Commercial Markets

With the introduction of PRR, reduced traffic congestion on the Outer Ring Road (ORR) will improve accessibility to key areas by 10%.

For instance, residents of Yelahanka will enjoy faster access to employment hubs in Whitefield and Electronic City.

As connectivity improves, real estate demand is expected to rise along the PRR corridor.

• North Bangalore, with its growing industrial hubs, will see increasing demand for residential properties, especially in areas like Yelahanka and Devanahalli.
• South Bangalore will benefit from better accessibility to Sarjapur Road and Whitefield, which is making these areas more attractive for homebuyers and investors.

Impact on Property Prices

Real estate values in areas near the PRR are projected to appreciate substantially. Experts estimate that property prices will rise by 20-30% once construction begins, driven by:

1. Improved infrastructure
2. Increased investor interest
3. Rising demand for housing and commercial spaces

Investment Opportunities in the PRR Corridor

The PRR presents lucrative investment opportunities across multiple property types:

Budigere Cross-KIA Road

One of the biggest infrastructure projects enhancing connectivity is the Budigere Cross-KIA Road, a 20km alternative toll road providing smoother access to Kempegowda International Airport (KIA) by accessing the Old Madras Road. This road benefits commuters travelling from Whitefield, KR Puram, Hoskote and other areas in east Bengaluru.

Impact on Property Prices

Over the past three years, residential apartment prices have increased by more than 25% and after the launch of KIA, North Bangalore as a whole saw an annual growth rate of 15-20%.

To put this in perspective, properties that were selling at ₹4,400 per square foot until April 2023 jumped to ₹4,550 per square foot after the announcement of this project. Currently, property prices in Budigere Cross range between ₹4,500 to ₹7,000 per square foot with some premium properties fetching even higher values.

Current Property Prices in Budigere Cross

The market wizards at Propsoch predict, “Property values along the PRR corridor could appreciate by 20-40% over the next 5–7 years, depending on project execution, infrastructure growth and demand dynamics.”

Micromarkets with Investment Potential

• Old Madras Road
  • This micro-market has a mix of both residential and commercial properties and has witnessed a 13% rise in average property prices over the past six years. 
  • Budigere Cross itself has recorded a 12% growth in average capital value within this micromarket. 
  • It enjoys excellent connectivity to key areas of the city and is close to IT corridors, educational institutions and healthcare facilities.
• KR Puram
  • KR Puram has seen steady property price appreciation with an average capital value growth of 6%. 
  • Well-connected to other parts of Bengaluru, it remains a sought-after residential destination.
• Hennur Road
  • Property prices here are expected to rise by an additional 40% over the next 2 to 3 years, due to the planned IT corridor expansion and the development of 3,100-acre KIADB park. 
  • On the other side, city’s proximity to the Outer Ring Road (ORR) will enhance its connectivity and accessibility to major hubs.
• Whitefield
  • Whitefield continues to experience strong demand. 
  • Property prices remain high but continue to appreciate, which is making it a stable investment choice.

“Plus, the Whitefield-Hoskote Road provides a seamless connection, allowing you to reach Whitefield in just 30 minutes, Indiranagar in about 35 minutes and Kempegowda International Airport through KIA road in an hour. This connectivity makes Budigere Cross an ideal spot for investment”, claims Stuti Bapna, Research Head at Propsoch. 

💡Expected Completion Timeline: July 2025

Hosur International Airport

Hosur is set to get its own international airport, which is spread across 2,000 acres with a planned capacity of 30 million passengers annually. 

Given its strategic location near the Karnataka-Tamil Nadu border, the airport will become a major hub for both business and leisure travellers. 

This has already caught the attention of investors and homebuyers, particularly in Sarjapur Road, Electronic City and Hosur Road as they anticipate a significant rise in property demand and prices.

Propsoch claims, “Micromarkets like Electronics City, Sarjapur Road, and Kothnur will experience a surge in real estate development due to improved connectivity. The shorter travel time to the Hosur airport compared to KIA is expected to make it a preferred option for residents of South Bengaluru.”

Micromarkets on the Rise

Several micromarkets in and around Bangalore are set to benefit from the Hosur International Airport, which is making them attractive for real estate investments:

• Electronic City: This established IT hub in Bengaluru, located approximately 35 km from the proposed airport will see a surge in commercial and residential development. 
  • The reduced commute time compared to Kempegowda International Airport (KIA) and improved connectivity will make Electronic City an even more attractive destination for IT professionals.
• Bommasandra: With its existing industrial area, Bommasandra will attract increased job creation and residential housing demand.
• Attibele: Located close to the Tamil Nadu border, Attibele is expected to see residential and commercial growth due to its proximity to the airport and improved connectivity. 

💡Expected Completion Timeline: July 2033

‘Ananta’, Google India’s New Campus in Mahadevapura

Google India’s new, state-of-the-art "Ananta" campus in Bangalore is set to shake the real estate market. With space for over 5,000 employees, this massive addition to the tech hub will drive up property prices and rental demand, especially in areas like ORR, Brookefield, and Whitefield. 

According to Propsoch, “Initially, rentals will see a sharp rise but over time, many professionals will look to buy homes, which will lead to a steady appreciation in property demand at areas like Whitefield, Mahadevapura and nearby IT hubs.”

Namma Metro Expansion

Phase 2 of Namma Metro is a major improvement for Bangalore real estate market. The new stations across the metro lines will connect suburban areas like Whitefield, Bommasandra, and Kengeri to the heart of the city, which will make commuting quicker and easier. 

Phase 3 of Namma Metro will introduce the Hebbal-Sarjapur Red Line (36.585 km). The two new corridors, with a total length of 44.65 km are expected to improve access to areas like J.P. Nagar and Kempapura. This phase is expected to serve 7.85 lakh passengers daily once operational.

In addition to these phases, future lines are also being considered, including:

• Iblur to Carmelaram
• Magadi Road Toll Gate to Kadabagere
• Kogilu Cross to Rajanukunte
• Gottigere to Basavapura
• JP Nagar to K R Puram via Hebbal
• RK Hegde Nagar to Aerospace Park
• Bommasandra to Attibele
• Challaghatta to Bidadi
• Silk Institute to Harohalli on Kanakapura Road
• Madavara to Kunigal Cross near Nelamangala
• Kalena Agrahara to Kadugodi Tree Park via Jigani, Attibele and Varthur

Current Trends in Bangalore

Property prices have been steadily increasing and with Namma Metro’s expansion, things are expected to continue this upward trend.

• Overall Growth: Property prices in Bangalore increased by 10% year-on-year in the July-September quarter of 2024. The demand for housing is high, especially in areas that are well-connected with metro lines.
• Area-Specific Trends: Areas like Bagalur saw a 94% surge in property prices over the last five years. 
  • Outer Bangalore, especially the periphery areas also saw a rise in prices with the outer-east micro-market seeing a 32% year-on-year increase.
• Luxury Market: The luxury residential market is doing well with a boom in the outer-north areas, which is also driven by the metro connectivity.

Which Locations Are Seeing the Biggest Changes?

While Namma Metro will impact property prices across Bangalore, some locations are set to see bigger changes than others.

• North Bangalore (Hebbal, Yelahanka, Thanisandra Main Road): Rental prices in this area will increase by 20-30% in the next 5 years with Red Line extension and under construction Blue Line, which will improve connectivity to the airport and major IT corridors. 
  • Hebbal and Yelahanka have already seen property price increases of 19.30% and 15.60% respectively in recent years.
• Sarjapur Road: The Phase 2 expansion, including the Red Line is expected to escalate property values in Sarjapur Road.
• Whitefield: With the Purple Line extension, properties within a 500-meter radius of metro stations have seen a 20-40% appreciation in recent years. Rental prices are also expected to increase by 10-20% in the coming years due to the improved connectivity.

Which Areas Will See the Most Significant Price Hikes?

Not all areas of Bangalore will experience the same level of property price growth. The impact of Namma Metro’s expansion will be felt more in certain micromarkets. 

• Areas Near New Metro Lines: Locations along the upcoming Yellow, Pink, and Blue lines are expected to increase in property values. Key areas include Electronic City, Whitefield, Bommasandra and the airport corridor.
• Peripheral and Suburban Areas: The metro's long-term expansion plans include areas like Sarjapur, Hoskote, and Bidadi. These locations are becoming increasingly attractive to developers and homebuyers due to their affordability and enhanced connectivity.
• Commercial Hubs: Areas with a high concentration of IT hubs, industrial zones and business centers will see an even bigger boost from the metro expansion. 

According to the market wizards at Propsoch, “The approval of Phase 3 of Namma Metro is expected to elevate property prices in select areas by over 30% in the next five years. We can expect an initial 10% increase, followed by a steady rise of around 20% in the medium term.”

If you’ve stuck with me till the end, you’re someone who truly cares about making smart real estate moves. And honestly, you should. The city’s infrastructure is evolving at a rapid pace and if you're keeping an eye on it, you'll agree there’s no better time than now to get into the market.

Take the metro expansion, for example. With more routes opening up and making the city more connected, areas that once felt distant are now just a quick ride away. Whether it's residential or commercial properties, the demand is growing steadily.

Looking at all of this, it's clear that the city’s real estate market is on the rise and it's only going to get better. If you can identify the right places to invest and act at the right time, you will surely be in for some great returns in the future.

But here’s the thing—not all that glitters is gold. With rapid growth comes speculation, misinformation and projects that may not be as promising as they seem. And that’s exactly where Propsoch steps in for you. 

Our expert analysis, rooted in solid data, real on-ground insights and in-depth research on 500+ RERA-approved projects - helps you separate genuine opportunities from the market hype.

Whether you're a first-time buyer, an investor or someone looking to make sense of Bangalore real estate, we’re here to provide transparent, unbiased and actionable advice that puts YOUR interests first.

So before you take the plunge, hop on a call with our market experts and get the clarity you need to make a smart, well-timed decision.

And don’t forget to join our WhatsApp community for exclusive updates, deep dives and insider insights you won’t find anywhere else!

📖 Further Reading: If you're curious about Bangalore’s insane real estate boom and the key-micromarkets to watch, check out this blog.