Bengaluru’s real estate market is poised for a transformation as the city’s Namma Metro red line, connecting Sarjapur to Hebbal, gears up for construction. Following Karnataka’s cabinet approval, local brokers predict a significant rise in property rentals in the southeastern Sarjapur area and the northern Hebbal region, with an estimated increase of 10 to 30% over the next few years.
The Karnataka state cabinet’s approval has paved the way for the Bangalore Metro Rail Corporation Limited (BMRCL) to begin pre-construction activities, such as land acquisition, utility shifting, and design work. Civil construction is expected to commence only after the union cabinet’s approval, which is anticipated by December 2025, with a projected completion timeline of five and a half years, aiming for operations by 2031. The Red Line will cover 28 stations, including five key interchange stations at Iblur, Agara, Dairy Circle, KR Circle, and Hebbal, and is expected to ease congestion in central Bengaluru. The project, estimated at ₹28,405 crore, represents the most expensive phase in Namma Metro’s history, with a per-kilometer construction cost of ₹776 crore. The metro’s connectivity will significantly boost areas in and around Sarjapur. Currently, Sarjapur’s real estate market is booming post-pandemic but lacks metro access. The new metro line is expected to drive real estate growth, with properties seeing a potential increase in demand and rental rates. As Manoj Agarwal, director at Agarwal Estates, explains, the availability of metro connectivity in the area will attract tech professionals who prefer living closer to their workplaces, and people from other parts of the city will likely relocate to southeastern Bengaluru, where infrastructure is improving. Experts predict that rentals in southeastern Bengaluru, particularly around Sarjapur, could rise by 10-20% over the next 3-4 years. With the metro announcement, an additional 10% increase in rentals is expected in the coming years.
Northern Bengaluru, which has historically been an industrial area, has evolved into a key real estate destination due to the proximity to Bengaluru International Airport and Manyata Tech Park. This area includes micro-markets such as Hebbal, Yelahanka, and Thanisandra Main Road. Now, the metro’s introduction is expected to further boost rental demand. According to Manjesh S Rao, Chief Real Estate Officer at BrokerInBlue, the metro’s impact could lead to a 20-30% increase in rental prices in North Bengaluru. With several developers investing in these areas, including Puravankara, Shriram Properties, and Brigade Group, metro connectivity along the Ring Road will be a game changer, easing traffic and enhancing accessibility, making it even more attractive for potential tenants. In areas like Hebbal, rental prices for a 2BHK apartment currently range from ₹30,000 to ₹35,000, and the introduction of the metro is expected to increase rental yields by a significant margin. As the Namma Metro red line promises to enhance connectivity between Sarjapur and Hebbal, Bengaluru’s rental market is set for an upward trajectory. With the metro’s impact reaching beyond the immediate catchment area, real estate experts foresee rising property demand and rental appreciation in both southeastern and northern parts of the city. The next few years will likely see Bengaluru’s real estate market becoming even more dynamic, with property values and rental prices benefiting from improved infrastructure and connectivity.
