North Bengaluru's job map has changed: an aerospace manufacturing cluster, Foxconn's iPhone plant in the Devanahalli ITIR and the airport itself. This page sets out where to live for each, with measured distances, asking prices and rents, and an honest note on rental demand.

What are the north Bengaluru job hubs, and where are they?

  • KIADB Aerospace Park: on the Bagalur side, east of the airport. Collins Aerospace opened a USD 100 million manufacturing site on 26 acres here, reported in November 2025, making aircraft seats, lighting, cargo systems and sensors among other products.
  • Hi-Tech Defence and Aerospace Park, Devanahalli: Invest Karnataka lists it at about 1,000 acres in one section of its page and about 2,000 acres in another. OpenStreetMap maps it east of Devanahalli town near Polanahalli.
  • Foxconn, Devanahalli ITIR: Karnataka identified 300 acres at the ITIR in Devanahalli in 2023 (The News Minute). By December 2025, Storyboard18, citing The Economic Times, reported about 30,000 workers, around 80% of them women, assembling iPhones, with six dormitories built on site. OpenStreetMap marks the plant near Byadarahalli, towards Doddaballapura.
  • Kempegowda International Airport: the largest single employer address in the belt, served by NH 44 today and by the Blue Line from 2027 on current targets.

Which areas are within 20 to 30 minutes of the Aerospace Park?

Road distances from the Bagalur-side Aerospace Park as mapped on OpenStreetMap. Roads here are faster than the city core, so free-flow time is the more useful guide; the city rush-hour average (13.9 km/h) is a worst case.

  • Shettigere: 7.6 km, about 9 min free-flow.
  • Huvinayakanahalli: 8.3 km, about 11 min free-flow.
  • Bagalur: 9.9 km, about 11 min free-flow, up to about 43 min at the city rush-hour average. Asking ₹10,350 per sq ft.
  • Devanahalli town: 13.3 km, about 14 min free-flow. Asking ₹9,600. See Devanahalli, Bangalore.
  • Hunasamaranahalli: 16.9 km, about 21 min free-flow. Asking ₹9,200.
  • Kogilu: 20.1 km, about 21 min free-flow. Asking ₹11,150.
  • Yelahanka: 20.6 km, about 22 min free-flow. Asking ₹10,100. See Yelahanka, Bangalore.
  • Jakkur 23.1 km, Thanisandra 23.5 km, Manyata Tech Park 25.6 km and Hebbal 27.6 km (about 29 min free-flow).

Where should you live for Foxconn or the Devanahalli aerospace park?

  • Foxconn plant: Doddaballapura town is 12.7 km by road (about 14 min free-flow), Devanahalli town 16.6 km (about 16 min), Yelahanka 32.8 km and Hebbal 40.9 km. For Foxconn staff, Doddaballapura and Devanahalli are the realistic bases. See Doddaballapur Road, Bengaluru: Buyer's Guide 2026 — Prices, Metro, Projects and Risks.
  • Hi-Tech Defence and Aerospace Park (Polanahalli side): Devanahalli town is 10.6 km (about 12 min free-flow), Bagalur 22.2 km and Hoskote 24.0 km.
  • Airport: Devanahalli town 10.9 km, Bagalur 11.9 km, Yelahanka 19.1 km, Hebbal 26.1 km and Manyata 27.7 km by road.

What do flats near Aerospace Park cost per sq ft in 2026?

Square Yards asking prices (June 2026), with December 2025 in brackets:

  • Doddaballapur Road ₹8,350 (₹10,750; September 2026 also ₹8,350)
  • Hunasamaranahalli ₹9,200
  • Devanahalli ₹9,600 (₹9,050)
  • Yelahanka ₹10,100 (₹9,750)
  • Bagalur ₹10,350 (₹10,150)
  • Kogilu ₹11,150 (₹10,650)
  • This is the cheapest band in this series of five job hubs, roughly 35% to 45% below Hebbal's ₹17,100. Live rates: Devanahalli, Yelahanka and North Bengaluru.

What are rents near Aerospace Park and the airport?

Rents are lower here, and that is the key point for investors.

  • Bagalur: 1 BHK ₹21,300, 2 BHK ₹24,450, 3 BHK ₹30,100 a month. Gross yield 3.13%.
  • Devanahalli: 1 BHK ₹23,350, 2 BHK ₹25,150, 3 BHK ₹37,250. Gross yield 3.25%.
  • Hunasamaranahalli: 2 BHK ₹32,950, 3 BHK ₹40,100. Gross yield 3.65%.
  • Yelahanka: 1 BHK ₹28,000, 2 BHK ₹36,650, 3 BHK ₹47,550. Gross yield 3.92%.
  • Kogilu: 2 BHK ₹33,950, 3 BHK ₹57,900. Gross yield 3.66%.
  • Foxconn houses many of its workers in on-site dormitories, so do not assume factory headcount turns into flat tenants. Our deeper look is at Devanahalli Rental Yield in 2026: A Reality Check for Airport-Belt Investors.

Worked example: buying a 2 BHK in Bagalur to live or let

Take a 1,150 sq ft 2 BHK. At Bagalur's ₹10,350 per sq ft asking price: 1,150 × ₹10,350 = ₹1,19,02,500.

Let it at Square Yards' 2 BHK average of ₹24,450 a month: ₹24,450 × 12 = ₹2,93,400 a year. Divided by ₹1,19,02,500, the gross yield is about 2.47%, below the locality's 3.13% average (which mixes all sizes). Maintenance, vacancy and tax will take it lower.

As a home for an aerospace-park job, the same flat is about 11 minutes from work in free flow. The same 1,150 sq ft in Hebbal at ₹17,100 would ask 1,150 × ₹17,100 = ₹1,96,65,000, about ₹77.6 lakh more, and sit 27.6 km from the park. For someone working here, Bagalur is the rational buy; for an investor hoping for city-level rents, it is not yet.

When does the airport metro open?

  • The Blue Line's Hebbal to airport section was targeted for commissioning by September 2027 (Swarajya, 23 August 2026); Oneindia had reported June 2027 two weeks earlier.
  • Its north stations are Kodigehalli, Jakkur Cross, Yelahanka, Bagalur Cross, Doddajala, Airport City and KIAL Terminals.
  • The full 58 km line, including KR Puram to Hebbal through Nagawara, is targeted for March 2028.
  • No metro line is planned to the Aerospace Park gate or the Foxconn plant in the reports we read, so road access stays the main commute. Corridor background: The Bangalore Airport Corridor: An Infrastructure & Property Guide.

Which projects can you look at near Aerospace Park?

Project pages in Bagalur, Devanahalli and Yelahanka. Several are early in construction, so check K-RERA registration, the promised completion date and the promoter's track record on the portal before paying anything.

What to check before buying near north Bengaluru job hubs

  • Confirm which park you mean. The KIADB Aerospace Park (Bagalur side) and the Hi-Tech Defence and Aerospace Park (Devanahalli side) are about 7 km apart on the map and are reached by different roads.
  • Check the approach road. Many projects sit on village roads that are being widened; drive it in the monsoon.
  • Check water and sewage: ask whether the project depends on borewells, tankers or a municipal line, and who runs the treatment plant.
  • Be conservative on rent. Yields here are about 3.1% to 3.9% gross on Square Yards' numbers, and large employers house some staff on site.
  • Ignore marketing claims of travel time; use measured distances. See Kempegowda Airport for the live project list.