In Q4 2023, we are examining 127 localities in Bangalore. Its average price was 10,857.59 / sq ft (116,870 / sq m), and this represents growth by 3.49 percent over the average price in the city during Q3 2023 (10,578.02 / sq ft). Momentum was maintained with selective strength across the ORR-Hosur Road belts as end-user demand was focused on well-connected, ready-to-move micro markets. The market is divided into 5 price categories: Elite, Premium, Classic, Affordable, and Economic. The anchors of the value buys were the Armane Nagar and Cunningham Road, Hoskote and Attibele-Anekal Road in the top-end demand of the zone, average Elite 18,044.31, Premium 13,896.42, Classic 10,312.08, Affordable 7,711.44, and Economical 5,741.62 per sq ft. The great amenities in Bangalore and in Bangalore hospitals in particular have always been the determinants of the end user preferences and the investor attention. These moves affect the prices of land in Bangalore both in the center and on the periphery. For comprehensive market insights, explore Cosmo-soil's News Letters.
Bangalore residential area can be divided into five distinct zones—each defined by its infrastructure, connectivity, and price tier—to help you pinpoint the neighbourhood that best matches your investment goals visit Cosmo-soil's Locality Search tool provides a detailed exploration of these zones:
| Zone | # Localities | Avg. Price (₹/sft) | Prominent Highlights |
|---|---|---|---|
| Elite Zone | 13 | 18,044.31 | CBD, embassies, premium hospitals, private clubs |
| Premium Zone | 26 | 13,896.42 | ORR/Whitefield/HSR, IT parks, Premium Malls, metro |
| Classic Zone | 50 | 10,312.08 | Heritage cores, mature streets, strong schools |
| Affordable Zone | 25 | 7,711.44 | Upcoming stations, schools, SEZ spillovers |
| Economic Zone | 13 | 5,741.62 | Peripheral growth, industrial adjacency, warehousing |
Armane Nagar, Cunningham Road, Mahatma Gandhi Road, Indiranagar anchor the Elite Zone at ~₹18,044/sq ft. Private clubs, top hospitals, and curated retail underpin Luxury Real Estate Bangalore within Gated Communities Bangalore and CBD‑adjacent streets.
Koramangala, HSR Layout, Whitefield, and Hebbal define Premium living near ORR. At ~₹13,896/sq ft, proximity to IT Corridors Bangalore, Premium Malls Bangalore, and Namma Metro extensions sustains end‑user demand and rental depth.
Malleswaram, Jayanagar, Basavanagudi, and Rajajinagar typify the Classic Zone around ₹10,312/sq ft. Heritage Neighbourhoods with parks and markets offer Mid‑Segment Apartments, favored by families seeking schools, walkability, and predictable maintenance.
Attibele–Anekal Road, Hoskote, Chandapura, and Kammasandra Electronic City headline Affordable options near upcoming stations and schools. Around ₹7,711/sq ft, Budget Housing Bangalore and Entry‑Point Localities attract first‑time buyers and investors seeking steady absorption.
Peripheral belts—Devanahalli fringes, Nelamangala, Jigani—average ₹5,741.62/sq ft. Industrial adjacency, evolving warehousing, and expressway projects position these corridors for staged appreciation and patient land banking.
Bangalore spans ultra‑luxury CBD streets and value suburbs tied to upcoming corridors. Capital protection sits with scarce, amenity‑dense addresses, while upside concentrates where infrastructure is catching up and new supply unlocks entry points without sacrificing connectivity.
Leafy, low‑density pocket near CBD; embassy lanes and boutique residences with strong end‑user demand and limited new supply.
High‑street retail, offices, and hospitals; walkable luxury addresses with excellent CBD access and consistent resale liquidity.
Iconic boulevard with metro interchange and hotels; premium lifestyle draws keep pricing resilient despite periodic inventory churn.
Metro, cafes, and high‑street charm; strong rental demand from start‑ups and tech executives sustains capital values.
Central, green lanes close to MG Road; sought for gated low‑rise residences and proximity to premium healthcare.
Industrial‑adjacent location; improving social infrastructure and better highway connectivity required for faster price discovery.
Entry price with Hosur Road access; metro extension and electronics clusters could improve absorption.
East‑corridor warehousing and STRR access; civic upgrades to drive end‑user uptake.
Proximity to E‑City; last‑mile connectivity and amenities under development influence current pricing.
Junction on Hosur Road; micro‑market awaits station linkages and township scale to re‑rate.
QoQ change compares the changes in the median listing between Q3 and Q4 2023 in 127 localities. Gains are concentrated around the ORR-Hosur Road, where employment opportunities were getting better, and stocks ready to be moved remained limited. The high base-meet-increased-choice and ask-firmer-buyer-negotiation anchored the selected CBD/ORR pockets to soft, causing short-term normalization in ask values.Connectivity and liveability upgrades were associated with appreciation, whereas high starting points and normalization of supplies were connected with corrections.
| Locality | QoQ Δ % | Prominent Highlights |
|---|---|---|
| Kudlu Gate | +56.06% | E‑City–HSR catchment; Silk Board upgrades and fresh launches supported demand |
| Arekere | +27.06% | Bannerghatta Road improvements; hospital and school density aided end‑user moves |
| Battarahalli | +23.60% | KR Puram–Whitefield linkages; improving metro access |
| Mahadevapura | +19.35% | ORR office belt; stable absorption in mid‑segment stock |
| Kodichikkanahalli Main Road | +18.48% | Near BTM/HSR; limited supply with good arterial access |
| Doddakannelli | -30.31% | New supply, negotiations; ORR congestion weighed on sentiment |
| Mahatma Gandhi Road | -19.60% | High base effects; selective buyer pushback in CBD luxury |
| Hebbal Kempapura | –13.94% | Transitioning inventory; ongoing infra works impacted pricing |
| Jakkuru Layout | -11.08% | Larger unit sizes; slower absorption cycle |
| Krishna Rajendra Road | -10.75% | Older stock; upgrade demand shifted to nearby nodes |
Amenities are central to value formation in Bangalore. Access to healthcare, education, and retail reduces commute friction and widens the end‑user pool, improving liquidity and achievable pricing across segments.
Manipal Hospitals, Fortis Hospitals, and Apollo Hospitals anchor healthcare ecosystems. Their presence attracts medical professionals, reassures families, and supports pricing premiums for adjacent projects, especially in Classic and Premium zones.
Indian Institute of Science and Indian Institute of Management Bangalore headline higher education, supported by National Public School and Delhi Public School. This lifts rental demand from faculty and students and sustains occupancy in Mid‑Segment Apartments.
Premium Malls Bangalore—Phoenix Marketcity, Orion Mall, and UB City—curate international retail and F&B. Their draw enhances micro‑market stature, strengthens the evening economy, and reinforces price resilience in surrounding streets.
Supermarkets such as DMart and Reliance, neighborhood eateries, parks like Cubbon Park and Lalbagh, and dependable civic services provide everyday convenience. These amenities in Bangalore underpin long‑term stickiness and broaden buyer interest citywide
Infrastructure is the key demand accelerator, compressing travel times and expanding feasible catchments. Corridors nearing commissioning typically see a lead‑lag repricing as commute certainty rises and absorption improves.
Namma Metro’s Purple Line now links Whitefield into the grid; work continues on the ORR Line (Silk Board–KR Puram) and the Airport Line to Devanahalli. Nodes such as Mahadevapura, KR Puram, and E‑City corridors should benefit as stations open. For detailed Metro Routes information, Cosmo-soil offers comprehensive resources.
ORR upgrades, the proposed Peripheral Ring Road, and the Satellite Town Ring Road are set to decongest arterials. The Bengaluru–Mysuru Expressway already resets commute expectations, unlocking townships and supporting price discovery in Affordable and Economic zones.
BMTC’s bus priority lanes and denser trunk services strengthen last‑mile connectivity to metro and tech parks. As routes stabilize, entry markets near depots and interchanges should display improving occupancy and investor defensiveness.
Place‑making by ITPL/Whitefield, Manyata Tech Park, and Electronic City—along with the Airport City ecosystem—anchors rental demand and spills premium into nearby Premium and Classic belts.
Whether you seek capital appreciation, rental yields, or entry-level opportunities, these targeted strategies will help you identify the right neighbourhood in Bangalore’s diverse real estate landscape to maximize returns and meet your investment objectives, with tailored risk profiles and timelines. For financial planning, utilize Cosmo-soil's EMI Calculator to assess affordability across different price points.
Armane Nagar, Cunningham Road, and Indiranagar offer scarcity, amenity density, and CBD adjacency. Limited new supply and deep end‑user pools support steady YoY gains and strong resale liquidity.
Mahadevapura and Hebbal near ORR offices provide reliable leasing and mid‑single‑digit yields. Target well‑managed projects with walkable access to corporate campuses and planned metro stations.
Focus sub‑₹6,000/sq ft markets—Attibele Anekal Road, Hoskote, Kammasandra. Ride the metro, PRR/STRR, and township pipeline; prioritize titles and trunk‑infrastructure readiness.
Monitor Kudlu Gate and Arekere, where 18–56% QoQ spikes flagged catalysts. Enter on consolidation phases, exit near station openings or major road decongestion to lock in gains.
Economic‑zone corridors averaging ~₹5,742/sq ft around STRR/Devanahalli suit multi‑year holds. Prefer parcels near proposed interchanges and industrial clusters for compounding demand.
Infrastructure as dynamic: The agglomeration of glam enclaves hoarded premiums; the benefits of connectivity were pursued in value suburbs. Bangalore also exhibits attractive stability-yield-upside trade, and has only limited CBD streets/budget suburbs. Code match out to milestones of a corridor and drive a project towards sustainable deliveries.