Micro-markets such as Whitefield, Sarjapur Road, North Bengaluru and parts of the Outer Ring Road (ORR)continue to attract strong investor and developer interest due to sustained housing demand and commercial growth | Photo Credit: SUDHAKARA JAIN

Bengaluru’s real estate map is being redrawn as land prices surge across established IT corridors and developers increasingly scout for opportunities in emerging markets.

The city’s land market has witnessed significant appreciation over the past decade, driven by Metro connectivity, IT expansion and large-scale infrastructure upgrades. Micro-markets such as Whitefield, Sarjapur Road, North Bengaluru and parts of the Outer Ring Road (ORR)continue to attract strong investor and developer interest due to sustained housing demand and commercial growth.

At the same time, emerging corridors such as Devanahalli, Hoskote and peripheral stretches of South Bengaluru are increasingly being viewed as the next growth frontiers.

The sharp rise in land prices is already showing up in developers’ acquisition costs. Shriram Properties recently reported a 287 per cent jump in land costs to ₹137 crore, partly driven by its acquisition of a four-acre parcel in Sarjapur earlier this year, highlighting the intense competition for land in one of Bengaluru’s most sought-after residential markets.

“Land inflation in several prime pockets is outpacing construction cost escalation, making land acquisition one of the biggest strategic challenges for developers,” said Bhavesh Kothari, Founder and CEO of Property First Realty.

According to Sridhar Volesari, Vice President-Business Development at Concorde, the company continues to evaluate opportunities across Sarjapur Road, Whitefield-Varthur, Hennur-Thanisandra, Yelahanka-Jakkur, Devanahalli-Bagalur and select South Bengaluru corridors.

“Sarjapur Road and Whitefield-Varthur are among the most challenging markets today because demand visibility is strong and landowners have repriced aggressively,” he said. Among growth corridors, he expects the Whitefield-Sarjapur belt to command a premium by 2030, while central and near-CBD locations will continue to remain among the most expensive.

The CBD sits in a category of its own, land here is priced for its irreplaceability and location premium rather than development yield, making it largely inaccessible for all but the most well-capitalised institutional players. The appreciation has been driven by a combination of employment growth, infrastructure development and maturing social ecosystems, as per Mayank Saksena - MD & CEO - Land Services, ANAROCK Group.

Bharat Kumar Kandukuri, Director at Sumadhura Group, said homebuyers are increasingly gravitating towards premium, lifestyle-oriented and integrated residential communities.

“The continued momentum across East and North Bengaluru reflects sustained homebuyer confidence in well-connected, infrastructure-led micro-markets,” he said, adding that land values have risen most sharply in locations where job creation, infrastructure visibility, social infrastructure and residential absorption have converged.

While growth corridors are attracting attention, Bengaluru’s highest land values continue to be concentrated in mature, land-scarce locations such as the CBD, Indiranagar, Koramangala, HSR Layout, JP Nagar and established technology corridors. CBRE’s Ram Chandnani, Managing Director, Leasing, CBRE India says certain parts of East Bengaluru, along the Old Madras Road and areas benefiting from forthcoming infrastructure.

Anjana Sastri, Director-Marketing at Sterling Developers, said acquisition costs have risen sharply across several parts of the city.

“In areas witnessing intense development activity, land prices have appreciated faster than construction costs due to limited availability of development-ready parcels. Established locations such as Bengaluru’s CBD are increasingly becoming difficult markets for acquisition because of steep land values,” she said.

According to Murali Malayappan, Chairman and Managing Director of Shriram Properties, land prices across Bengaluru have appreciated significantly over the past five years.

“In some locations, prices have nearly doubled, while several others have recorded appreciation of over 50 per cent,” he said.

Yet, not all markets have moved at the same pace. Malayappan believes West Bengaluru and parts of South-West Bengaluru remain relatively underappreciated compared with North, East and South-East Bengaluru.

Looking ahead, developers and consultants largely agree that the next wave of appreciation will be infrastructure-led. Malayappan expects North and North-East Bengaluru to emerge as the city’s most premium land markets by 2030.

Sunil Pareek, Executive Director at Assetz Property Group, echoed the view. “The next wave of appreciation is likely to be corridor-led, with North Bengaluru around Devanahalli and Doddaballapur, the Sarjapur belt, the Hoskote corridor and select peripheral nodes witnessing strong growth,” he said.

Concorde similarly sees Bagalur-Budigere Cross-Hoskote and parts of the Devanahalli belt as relatively underappreciated markets with strong long-term potential.

Published on May 26, 2026