The city's fastest-appreciating growth frontier
Anchored by the airport, aerospace SEZ and Manyata–KIADB tech belts, North Bengaluru offers the strongest appreciation runway in the city.
At a glance
Sources: ANAROCK Bengaluru Q2 2026 viewpoints · Knight Frank India Real Estate H1 2026 · Wikipedia: Blue Line (Namma Metro) · NativePlanet: Blue Line phases, full line March 2028 (25 August 2026) · Swarajya: Blue Line to open in phases (23 August 2026) · NativePlanet: Pink Line safety inspection (2 October 2026)
North Bangalore runs from Hebbal and Thanisandra out to Yelahanka, Bagalur and Devanahalli near the airport. On our books, flats start at about ₹35 lakh and most new 2 and 3 BHK homes cost ₹1–2.5 crore, with possession from 2027 to 2032. ANAROCK counted North at 31% of city sales in Q2 2026. The airport Blue Line is due in phases from 2027. Updated 12 October 2026.
ANAROCK's North zone covers Hebbal, Yelahanka, Jalahalli, Thanisandra Main Road, Hennur Road, Doddaballapur Road and International Airport Road (Q2 2026 viewpoints). For a buyer it splits into three belts: the inner ring near Manyata Tech Park (Hebbal, Nagawara, Thanisandra, Hennur), the middle belt (Jakkur, Yelahanka, Kogilu) and the airport belt (Bagalur, Devanahalli, Shettigere).
Project, area · builder · price · BHK · possession · RERA number (Property Point listings (developer information, indicative, October 2026)). A selection by sub-area; each sub-area page lists every project. Check each number on rera.karnataka.gov.in.
Most north-side buyers commute either to Manyata Tech Park or to the airport. By road, Thanisandra is about 8 minutes from Manyata and Devanahalli about 20 minutes from the airport; Hebbal is about 17 minutes from Manyata and 46 minutes from the airport (Ola Maps, 12 October 2026, one time of day).
The Blue Line will run from KR Puram along the Outer Ring Road through Nagawara, Veerannapalya, Kempapura and Hebbal, then north through Kodigehalli, Jakkur Cross, Yelahanka, Bagalur Cross, Doddajala and Airport City to the terminals (Wikipedia). NativePlanet reported on 25 August 2026 that Nagawara–Hebbal–airport is expected around September–October 2027 and the full line in March 2028; Swarajya (23 August 2026) gave December 2027 to March 2028 for KR Puram–Hebbal. Bagalur Cross station is on the airport road, not in Bagalur village. Treat all dates as targets.
Updated 12 October 2026. Property Point listings (developer information, indicative, October 2026). Market: ANAROCK Bengaluru Q2 2026 viewpoints; Knight Frank India H1 2026; Square Yards locality pages (September and June 2026). Metro: Wikipedia, NativePlanet (25 August and 2 October 2026), Swarajya (23 August 2026). Water: OpenCity (27 October 2025). Drive times: Ola Maps, 12 October 2026, measured at one time of day; peak-hour journeys are often longer.
Radiance Realty
North Bengaluru
Price on request
3, 4 BHK · 1,800+ sq ft · Ready to Move
Total Environment
Sir MVIT College Road, North Bengaluru (about 16 km from Kempegowda airport)
≈ ₹4.78 Cr – ₹8.02 Cr
3, 4 BHK · 3,184+ sq ft · Apr 2032
Puravankara
North Bengaluru
₹87.91 L – ₹91.38 L
₹9,400/sq.ft
2 BHK · 888+ sq ft · Ready to Move
Godrej Properties
Gummanahalli, Bagalur (Aerospace Park), North Bengaluru
≈ ₹82.24 L – ₹1.34 Cr
2, 3 BHK · 998+ sq ft · Aug 2028
Brigade Group
Bagalur, Aerospace Park, North Bengaluru
≈ From ₹98 L
₹10,450/sq.ft
2 BHK · 938+ sq ft · Dec 2027
Brigade Group
Bagalur, Aerospace Park, North Bengaluru
From ₹89 L
1, 2 BHK · 535+ sq ft · Jun 2028
Brigade Group
North Bengaluru
₹1.39 Cr – ₹1.4 Cr
2 BHK · 1,386+ sq ft · Ready to Move
Assetz Property Group
Yelahanka, North Bengaluru
₹2.02 Cr – ₹2.09 Cr
3 BHK · 1,898+ sq ft · Mar 2031
Sattva Group
Off Hennur Main Road, North Bengaluru
₹5.83 Cr – ₹5.86 Cr
₹17,950/sq.ft
4 BHK · 3,248+ sq ft · Jul 2026
Sattva Group
Off Doddaballapur Main Road, 300 m from STRR
≈ ₹66 L – ₹1.32 Cr
₹5,500/sq.ft
Plots · 1,200+ sq ft · Mar 2029
Sattva Group
Near Nelamangala Toll, 500 m off Tumkur Road (NH 48)
₹35 L – ₹1.5 Cr
₹6,427/sq.ft
Plots · 600+ sq ft · Sep 2026
Godrej Properties
Srinivaspur / Mittaganahalli, off Thanisandra - Yelahanka, North Bengaluru
≈ ₹1.6 Cr – ₹2.95 Cr
₹13,700/sq.ft
2, 3 BHK · 1,190+ sq ft · Oct 2030
Godrej Properties
Yerthiganahalli / Shettigere, Devanahalli, North Bengaluru
≈ ₹1.79 Cr – ₹2.99 Cr
₹9,700/sq.ft
3 BHK · 897+ sq ft · Dec 2030
Sobha Limited
Rajanukunte, Yelahanka-Doddaballapur Road
≈ ₹84 L – ₹2.1 Cr
₹7,000/sq.ft
Plots · 1,200+ sq ft · Dec 2028
Prestige Group
Devanahalli (off STRR), North Bengaluru
₹1.02 Cr – ₹2.9 Cr
₹9,000/sq.ft
Plots · 1,200+ sq ft · Apr 2027
L&T Realty
Hebbal, Raintree Boulevard
₹3.32 Cr – ₹8.04 Cr
₹14,500/sq.ft
3, 4 BHK · 1,525+ sq ft · Mar 2030
Assetz Property Group
Bagalur, near Aerospace Park / Airport
≈ ₹1.85 Cr – ₹2.68 Cr
₹10,700/sq.ft
2, 3, 4 BHK · 248+ sq ft · Jul 2029
Godrej Properties
Chokkanahalli, North Bengaluru
₹57.6 L – ₹1.15 Cr
₹4,800/sq.ft
Plots · 1,200+ sq ft · Oct 2030
Assetz Property Group
Hennur Road Extension
₹3.8 Cr – ₹4.6 Cr
4 BHK · 3,260+ sq ft · Dec 2030
Assetz Property Group
Bagalur
₹1.49 Cr – ₹1.83 Cr
3 BHK · 1,518+ sq ft · Sep 2031
Century Real Estate
Bisuvanahalli, Doddaballapur Main Road
≈ ₹88 L – ₹1.3 Cr
₹7,500/sq.ft
2, 3 BHK · 1,235+ sq ft · Apr 2031
Provident Housing
Bagalur, KIADB Aerospace Park, North Bengaluru
≈ ₹78 L – ₹2.1 Cr
₹10,000/sq.ft
1, 2, 3 BHK · 539+ sq ft · Apr 2029
Sobha Limited
Jakkur
₹1.64 Cr – ₹4.6 Cr
₹11,200/sq.ft
2, 3, 4 BHK · 1,459+ sq ft · Ready to Move
Godrej Properties
Yelahanka (Airport Road)
₹2.9 Cr – ₹4.6 Cr
₹15,500/sq.ft
3, 4 BHK · 1,850+ sq ft · Mar 2031
Sobha Limited
Hennur Road
≈ ₹1.6 Cr – ₹1.75 Cr
₹11,300/sq.ft
2, 3 BHK · 1,419+ sq ft · Dec 2027
Assetz Property Group
Jakkur, Off Hebbal
₹2.58 Cr – ₹3.16 Cr
₹12,700/sq.ft
3 BHK · 2,028+ sq ft · Jun 2029
Assetz Property Group
Off Hennur-Bagalur Road
Price on request
₹11,000/sq.ft
3, 4 BHK · 2,200+ sq ft · Dec 2026
Prestige Group
Bettenahalli, near Yelahanka (off NH 44)
≈ ₹1.02 Cr – ₹3.5 Cr
₹8,500/sq.ft
Plots · 1,200+ sq ft · Nov 2027
Prestige Group
Bagalur (Gummanahalli)
₹70 L – ₹1.87 Cr
₹11,000/sq.ft
1, 2, 3 BHK · 550+ sq ft · Ready to Move
Century Real Estate
Yelahanka
≈ ₹1.18 Cr – ₹1.8 Cr
₹10,200/sq.ft
2, 3 BHK · 1,160+ sq ft · Mar 2031
Century Real Estate
Yelahanka
₹1.48 Cr – ₹1.76 Cr
₹9,600/sq.ft
3 BHK · 1,650+ sq ft · Dec 2028
House of Hiranandani
Hebbal
₹1.98 Cr – ₹2.88 Cr
₹15,900/sq.ft
2, 3 BHK · 1,245+ sq ft · Ready to Move
Casagrand
Yelahanka
≈ ₹1.3 Cr – ₹2.39 Cr
₹7,800/sq.ft
3, 4 BHK · 1,535+ sq ft · Aug 2029
House of Hiranandani
Devanahalli
₹3.6 Cr – ₹4.79 Cr
₹17,000/sq.ft
3, 4 BHK · 2,121+ sq ft · Ready to Move
Concorde Group
Yelahanka
≈ ₹1.99 Cr – ₹2.53 Cr
₹13,000/sq.ft
3 BHK · 1,453+ sq ft · Dec 2030
Century Real Estate
Jakkuru
₹4.25 Cr – ₹5.81 Cr
₹19,500/sq.ft
3, 4 BHK · 2,175+ sq ft · Feb 2031
Casagrand
Kogilu
₹1.69 Cr – ₹2.56 Cr
₹8,099/sq.ft
3, 4 BHK · 1,770+ sq ft · Oct 2030
Brigade Group
Devanahalli
≈ ₹97 L – ₹1.79 Cr
₹12,900/sq.ft
1, 2, 3 BHK · 749+ sq ft · Jun 2028
Godrej Properties
Shettigere, Devanahalli, North Bengaluru
₹1.47 Cr – ₹2.99 Cr
₹11,000/sq.ft
2, 3 BHK · 1,200+ sq ft · Mar 2030
Brigade Group
Tumkur Main Road, Chikkabidarakallu, West Bengaluru
₹1.45 Cr – ₹2.45 Cr
₹14,000/sq.ft
2, 3 BHK · 1,050+ sq ft · Dec 2029
Brigade Group
Yelahanka, North Bengaluru
₹1.13 Cr – ₹4.79 Cr
₹15,200/sq.ft
1, 2, 3, 4 BHK · 700+ sq ft · Mar 2030
Prestige Group
Thanisandra Main Road, North Bengaluru
≈ ₹1.8 Cr – ₹3.5 Cr
₹13,500/sq.ft
3, 4 BHK · 1,450+ sq ft · Dec 2027
Godrej Properties
Goraguntepalya, Yeshwanthpur, North West Bengaluru
≈ ₹3.39 Cr – ₹5.31 Cr
₹16,000/sq.ft
3, 4 BHK · 2,106+ sq ft · May 2030
Godrej Properties
Bagalur, Bagalur Road, North Bengaluru
From ₹1.3 Cr
₹9,000/sq.ft
3 BHK · 1,300+ sq ft · Jun 2027
Brigade Group
Kogilu Cross, Yelahanka, North Bengaluru
From ₹3.99 Cr
₹19,000/sq.ft
3, 5 BHK · 2,145+ sq ft · Jun 2029
Brigade Group
Bagalur, North Bengaluru
₹85 L – ₹1.55 Cr
₹9,900/sq.ft
2, 3 BHK · 938+ sq ft · Jun 2027
Godrej Properties
Devanahalli, North Bengaluru
≈ ₹40 L – ₹1.25 Cr
₹8,600/sq.ft
1, 2, 3 BHK · 432+ sq ft · Ready to Move
Puravankara Limited
Thanisandra, North Bengaluru
From ₹2.99 Cr
₹8,700/sq.ft
3 BHK · 1,674+ sq ft · Mar 2025
Embassy Group
Devanahalli, North Bengaluru
≈ ₹1.89 Cr – ₹4.95 Cr
₹10,000/sq.ft
3, 4 BHK · 2,100+ sq ft · Dec 2027
Embassy Group
Hebbal, North Bengaluru
₹4.2 Cr – ₹19.5 Cr
₹17,500/sq.ft
3, 4, 5 BHK · 2,600+ sq ft · Ready to Move
Sattva Group
Budigere Cross
₹67.4 L – ₹5.67 Cr
₹13,200/sq.ft
1, 2, 3, 4 BHK · 468+ sq ft · Sep 2028
Insights
The city's fastest-appreciating growth frontier. Anchored by the airport, aerospace SEZ and Manyata–KIADB tech belts, North Bengaluru offers the strongest appreciation runway in the city. Prices rose about 6% year on year (Knight Frank India, India Real Estate H1 2026 (Jan–Jun 2026), H1 2026 vs H1 2025). Gross rental yield is about 4.08% (ANAROCK Research, Bengaluru Residential Market Viewpoints Q2 2026 (rent), Q2 2026 (Apr–Jun 2026)). Whether it suits you depends on the project, price and your commute.
Homes in North Bengaluru average around ₹10,300/sq.ft (ANAROCK Research, Bengaluru Residential Market Viewpoints Q2 2026, Q2 2026 (Apr–Jun 2026)); projects on Property Point start from ₹35L. Prices vary by project, configuration and possession timeline.
Key growth drivers include Airport-led growth, Infrastructure spend, Affordability. These support demand from both owners and tenants.
Recent launches on our books include Casagrand Estancia (Thanisandra Main Road), Purva Northern Lights (Bagalur Road), Sattva City (Chikkajala), Godrej Aveline (Yelahanka), Century Astoria (Jakkur) and Century WinningKind (Yelahanka New Town), each listing a Karnataka RERA number.
On our books, from about ₹35 lakh (Assetz Here And Now, ready) to above ₹20 crore at the top; most new 2 and 3 BHK homes cost ₹1–2.5 crore. The median across 87 priced listings is about ₹10,300 per sq ft (Property Point listings, October 2026).
ANAROCK's North zone covers Hebbal, Yelahanka, Jalahalli, Thanisandra Main Road, Hennur Road, Doddaballapur Road and International Airport Road. Buyers also include Jakkur, Nagawara, Bagalur and Devanahalli.
A few, mostly 1 and 2 BHK: Assetz Here And Now off Thanisandra Road from about ₹35 lakh (ready), Purva Aerocity in Bagalur and Godrej Royale Woods in Devanahalli from about ₹45 lakh (Property Point listings, October 2026).
It depends on the belt. North took 31% of city sales in Q2 2026 but sales fell quarter on quarter and year on year, and it holds 28% of unsold stock (ANAROCK). Rents near Manyata are firmer than in the airport belt, where Square Yards quotes about 3.25% for Devanahalli.
The Blue Line's Nagawara–Hebbal–airport section is expected around September–October 2027 and the full line in March 2028 (NativePlanet, 25 August 2026). Treat these as targets.
Nagawara (about 6 minutes) and Thanisandra (about 8 minutes) by road, then Hebbal Kempapura (about 11 minutes) and Hennur (about 15 minutes), on Ola Maps (12 October 2026). More: Manyata Tech Park
About ₹28,000–42,000 a month on Thanisandra Main Road (ANAROCK, Q2 2026), about ₹36,650 in Yelahanka and ₹53,550 in Hebbal (Square Yards). Airport-belt rents are lower.
It can be, but the corridor is long and uneven. Well-connected mid-corridor pockets with real amenities behave very differently from speculative land far out. The specific location and confirmed connectivity matter more than proximity to the airport alone.
Distance to the terminal matters less than travel time to your workplace and access to supporting roads or transit. A slightly farther pocket with a confirmed connectivity link can be more liveable than a closer one that is isolated.
Paying today for infrastructure and amenities that are still only proposed. If the supporting connectivity and social infrastructure are not genuinely progressing, an area can stay under-served for far longer than expected.
Get a curated shortlist of the best homes in North Bengaluru, Bangalore — with honest pricing, RERA checks and site visits arranged for you.