Synopsis– Bannerghatta Road was once best known for allowing residents and tourists quick access to Bengaluru’s national park. Today, Bannerghatta Road has moved into the center stage on the real estate investment page, due to its proximity to IT parks and rapidly growing infrastructure, especially with the upcoming Namma Metro Pink Line. Prices have appreciated by over 40% over the past five years. There is strong rental demand, along with constant government investment in Bannerghatta, given how strong the real estate interest is in the area.
Bengaluru’s Bannerghatta Road, currently one of the most happening places in the city, was once just the only road to the city’s national park. In a prime location for those individuals who work in the IT sector or the startup ecosystem, this road is in proximity to most of Bengaluru’s startup belts, such as Electronic City, HSR Layout, Koramangala, and Marathahalli. For this reason, along with strong infrastructure upgrades and promising returns, Bannerghatta Road is increasingly attracting investors.
Prime Location and Proximity
Bannerghatta Road, also State Highway 87, runs about 49 km, connecting Adugodi to Anekal and passing through prime IT and residential clusters. Upcoming infrastructure includes the Namma Metro Pink Line, which is set to open in stages-elevated by September 2025 and underground in mid 2026-linking Gottigere (Kalena Agrahara metro station) with Nagawara through a station on Bannerghatta Road opposite IIM Bangalore. Road expansion and Outer Ring Road connection are in progress, which will drastically reduce travel time to locations such as Whitefield.
Appreciation in Value
Property values have been rising at around 12 % per annum, with average rates increasing from ₹4,000 to ₹4,600 per sq. ft in two years. Analysts expect further growth as key infrastructure comes online. Rental yields stand at approximately 3%, driven by strong demand from IT professionals working in nearby Electronic City, business parks, and airport commuters
| Year | Avg Price (₹/sq ft) |
| 2020 | 5,000 |
| 2021 | 5,200 |
| 2022 | 5,400 |
| 2023 | 6,200 |
| 2024 | 6,500 |
| 2025 | 7,000 |
Infrastructure and Amenities
The corridor is adequately saturated with high-quality hospitals like Fortis and Apollo, educational institutions (IIM Bangalore, Ryan International, Sarala Birla Academy), and shopping/recreation destinations (Royal Meenakshi Mall, Vega City Mall). Modern residential developments-primarily gated developments-offer amenities such as clubhouses, swimming pools, gyms, jogging tracks, children’s play areas, and multipurpose halls.
Developers Investments
With big names in the real estate sector, such as Sobha, who have several active and upcoming projects along the road, which promise premium homes with sustainable features, high-quality construction, and lifestyle amenities. The residential properties have increased by over 40%; this upsurge reflects upon the potential this stretch holds, especially in the upcoming years.
Investment-friendly Policies
The attractiveness of Bannerghatta Road is further complemented by transparent and investment-friendly regulatory regimes. The scale of developer accountability resulting from the smooth implementation of the Real Estate (Regulation and Development) Act (RERA) has reduced timelines in project deliverables as well as improved buyer confidence for residential and commercial product segments in the Bannerghatta Road corridor. In 2025, while Bengaluru leads the way for property investments in India, Bannerghatta Road is in focus for the unique combination of attractive location and institutionalized infrastructure. The government initiative of approximately ₹9000 crores in infrastructure allocation by Bruhat Bengaluru Mahanagara Palike (BBMP) and alignment with the Smart Cities Mission further enhance the policy environment for investors. Together, these policy initiatives provide legal recourse, financial visibility, and infrastructural REIT support, facilitating a degree of comfort for domestic as well as NRI investors to realize the region’s realty potential.
Risk to Consider
- When infrastructure is being developed, it always causes some inconvenience initially and will continue until the project is completed.
- There exist some societies that struggle with water issues and even with basic municipal infrastructure, such as sewage systems and garbage collection.
- It is also important to verify the legality of the property by going through the B-khata status, title deeds, builder’s reputation, etc.
| Pros | Cons (Risks) |
| Excellent connectivity to IT hubs, metro & ring roads | Temporary traffic disruption from metro & road work |
| Strong rental market and capital appreciation | Builder issues: delays, maintenance complaints |
| World‑class amenities and reputable projects | Infrastructure gaps in older or peripheral zones |
| RERA‑registered projects available for transparency | Legal due diligence is required before purchase |
Future Growth Potential
Bannerghatta Road is all set for an urban makeover, especially because of the mega-scale infrastructure projects and large-scale urbanization. Additionally, the new Pink Line of Namma Metro, set to start operations by December 2026, will add huge intra-city connectivity, connecting Kalena Agrahara to Nagawara over a distance of 21.25 km. Additionally, the Karnataka government’s mega ₹9000 crores double-decker flyover project, dedicated to metro and road infrastructure, also alleviates congestion and improves urban mobility in South Bengaluru. The investments being made under the Smart Cities Mission are further improving liveability, and therefore, Bannerghatta Road is becoming a preferred choice for high-end housing, gated communities, and permanent investment.
Final Verdict
Investing in Bannerghatta Road property in 2025 may be a great way to invest at a time when there is robust existing and planned infrastructure, which is causing property increases and ongoing demand for rental requests. In addition, the proximity to IT parks and an appealing living environment means it is more desirable than other locations in Bengaluru, especially for families. However, achieving success in the area is dependent on selecting good RERA, undertaking the appropriate due diligence, and being realistic with any short-term infrastructure challenges.
Written by Adithya Menon
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