Bengaluru’s real estate market is witnessing a decisive shift in 2025, as developers increasingly turn their attention to the city’s expanding peripheral corridors. Buoyed by rapid technology-led job growth, extensive infrastructure upgrades and the availability of large land parcels, the outer belts are emerging as the city’s next development frontier. The transition signals a broader urban restructuring, with implications for housing accessibility, mobility and the sustainability of India’s technology capital.
Much of this movement is being driven by North Bengaluru, where proximity to Kempegowda International Airport has accelerated investment. A senior executive said the region’s value has risen sharply due to expanding aviation-linked commercial hubs, a cluster of new data centres and improved connectivity through the Satellite Town Ring Road and upcoming metro extensions. Localities such as Devanahalli, Yelahanka and Hennur are seeing a mix of luxury homes, plotted developments and warehousing facilities. Industry observers note that this corridor offers some of the city’s few remaining contiguous parcels, enabling township-scale planning that prioritises walkability and integrated services. East Bengaluru continues to strengthen its position as the primary destination for technology professionals. Its proximity to major employment districts in Whitefield and Bellandur keeps residential demand high, even as infrastructure upgrades reshape mobility patterns across the corridor. According to developers, the arrival of new metro lines and expressway enhancements is enabling denser, transit-linked development. Projects in areas like Budigere Cross, KR Puram and Varthur are increasingly centred on high-rise, amenity-rich communities that appeal to knowledge-economy workers seeking shorter commutes and reliable public transport.
South Bengaluru, by contrast, remains anchored in established residential neighbourhoods with mature social infrastructure. Here, scarcity of land has prompted a shift toward redevelopment and premium vertical housing. Local planners say this pattern may help reduce urban sprawl while supporting more efficient land use. Demand is particularly strong in JP Nagar, HSR Layout and Electronic City, where homebuyers prioritise access to schools, healthcare and established road networks. West Bengaluru is emerging as the city’s most accessible housing corridor for middle-income families. Better connectivity along the Mysore and Tumkur Road stretches, combined with industrial activity in the surrounding districts, is fostering demand for large-format residential enclaves. Developers are focusing on affordability, with projects that integrate green spaces and community-scale amenities an approach urban experts argue is essential for ensuring equitable access to housing as Bengaluru expands.
Across all directions, the city’s transition towards peripheral growth reflects both opportunity and responsibility. While improved mobility and new investments are unlocking land for diverse housing, planners emphasise the need for climate-responsive development, resilient infrastructure and gender-inclusive public spaces. As Bengaluru redefines its urban footprint, the challenge will be ensuring that growth supports low-carbon mobility, balanced land use and better quality of life for its expanding population.
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