The region around Kempegowda International Airport is emerging as a self-sustaining business and residential hub, as saturation across Outer Ring Road and Whitefield pushes large occupiers outward. Demand is being driven by a diverse mix of aviation, logistics, GCCs, and manufacturing firms, alongside a growing base of end-users working across the Hebbal–Manyata–Devanahalli corridor.

“The immediate airport vicinity is witnessing strong demand, driven by improved connectivity, rapid infrastructure upgrades, and the rise of employment clusters across aerospace, logistics and hospitality,” said Priyanka Raju, Director, Kalyani Developers. She added that a significant share of buyers are professionals working across hubs such as Manyata Tech Park, Kirloskar Business Park, and the Aerospace SEZ, alongside strong investor interest from NRIs in Singapore, Dubai, and the Gulf.

While the corridor is steadily building its own commercial identity, with anchors such as the Aerospace SEZ and Devanahalli Business Park, it remains a work in progress. “It is moving towards becoming a self-sustaining hub, but is still mid-journey and will, for now, function as a complementary node to the CBD and ORR,” Raju said.

A key draw for occupiers is cost arbitrage. Grade A rentals in the airport belt remain significantly lower than established markets, offering comparable build quality at a discount. “Absorption is strengthening as social infrastructure, schools, retail, healthcare, catches up, though the pricing gap is expected to narrow as the corridor matures,” she noted.

Data from Anarock Group underscores the shift. In 2025, Bengaluru recorded net office leasing of about 14.95 million sq ft, with the airport corridor accounting for up to 10 per cent, driven by larger deal sizes often exceeding 1 lakh sq ft. In comparison, Outer Ring Road and Whitefield continue to dominate volumes, contributing roughly 50 per cent and 20–25 per cent, respectively. Rentals in the airport corridor range between ₹60–100 per sq ft, versus ₹90–135 on ORR and up to ₹250 in core CBD areas, said Peush Jain, Managing Director - Commercial Leasing & Advisory, Anarock Group

Developers say the occupier base itself is widening. “The mix is diverse and expanding, including aviation-linked firms, logistics players, GCCs, and MNCs,” said Anik RG, Managing Director, Concorde pointing to the corridor’s resilience across cycles.

This evolution is also fuelling conversations around an aerotropolis model. Industry players say the concept is beginning to take shape in Bengaluru, supported by anchors such as the KIADB Aerospace Park, Devanahalli SEZ, and the emerging airport city. However, its full realisation will depend on sustained alignment of infrastructure, planning, and private investment, with development likely to unfold in phases through cluster-led growth.

For developers, this translates into a clear shift in project strategy. “Demand is being shaped by infrastructure upgrades and connectivity along the main airport corridor,” said Ravindra Pai, MD Century Real Estate. “Over the next 2–5 years, growth will be increasingly anchored around planned, integrated, mixed-use ecosystems rather than linear office clusters.”

Published on April 26, 2026