North Bangalore

North Bangalore falls under the Bengaluru North Taluk administrative zone. It sits within the limits of BBMP and BMRDA authorities. The corridor starts at the Hebbal Flyover intersection, at coordinates 13.03° N, 77.59° E.

From there, it stretches north along NH-44 through several key areas. These areas include Yelahanka, Jakkur, and Devanahalli townships.

The eastern side runs along Thanisandra Main Road and Hennur Road. This side stretches all the way toward the Budigere Cross area.

The western side connects toward Yeshwanthpur and the Peenya Industrial Area. Major transit loops anchor this entire layout across the region. These include the Outer Ring Road (ORR) and the upcoming Peripheral Ring Road (PRR).

The PRR will stretch across 73 kilometers once fully built. The Satellite Town Ring Road (STRR) also supports this wider transit network.

North Bangalore has many small markets within its wider area. These range from mature luxury addresses to fast-growing suburban townships.

• Hebbal: This is the main gateway into North Bangalore for most people. It is known for luxury towers, lakeside views, and easy road links. It connects directly to both the ORR and NH-44 highways.
• Yelahanka: This is a well-planned residential area with wide, open roads. It has old defense establishments and top international schools nearby. The social infrastructure here feels rich and well developed.
• Thanisandra & Hennur: These belts are popular with corporate residents and tech workers. Many professionals here work at Manyata Tech Park nearby. Other commercial centers around this belt also draw in workers.
• Jakkur: This is a mid-to-premium hub built around Jakkur Lake and its Aerodrome. It offers a mix of high-rise flats and gated villa layouts. Buyers can choose based on their space and budget needs.
• Bagalur & Devanahalli: These are the main growth zones near the airport area. They host huge industrial parks and aerospace special economic zones. Large master-planned townships are also coming up here fast.

North Bangalore is one of India's biggest job-creating regions today. It holds millions of square feet of office space, built and upcoming.

Operational Tech Parks

• Manyata Tech Park (Hebbal/Thanisandra): This tech park is really big in Asia when it comes to tech parks that are still working today. The tech park covers over 300 acres. Over 100,000 professionals work here. Top companies like IBM, Cognizant and LTI Mindtree, are housed at this tech park.
• Kirloskar Business Park (Hebbal): This park sits right on the Bellary Road service lane. It offers Grade-A office space for company headquarters and tech firms.
• KIADB Aerospace & Hardware Park (Devanahalli/Bagalur): This massive zone covers about 3,000 acres of land. It is an industrial and technology SEZ for global companies. Aerospace giants, IT firms, and research centers all operate here.

Upcoming Commercial Properties and Future IT Enclaves

• Prestige Tech Cloud (Devanahalli): This is a 33-acre modern technology park near the airport toll plaza. It plans to deliver over 3 million square feet of Grade-A office space.
• IFCI Financial City & Hardware Park (Devanahalli): These are dedicated economic zones planned for specific industries. They will host banking hubs, financial institutions, and hardware manufacturing centers.
• Century Downtown (Hebbal): This upcoming project mixes retail, offices, and hospitality spaces together. It sits along the main highway spine, offering premium options to visitors and workers.
• Embassy Knowledge Park Commercial Enclave (Devanahalli): This project sets aside 115 acres just for IT and ITeS use. It forms part of a much larger 200-acre master layout plan.

This region gives strong capital returns along with attractive rental yields for owners. Tenant demand stays high due to nearby corporate parks and airport logistics hubs.

Current Property Rates and H3 - North Bangalore Rent Metrics (2026)

Future Property Price Projections (2026 – 2030)

• Devanahalli & Airport Corridor: Rates here sit at ₹4,500–₹6,500 per square foot right now. Experts expect these to reach ₹8,500–₹11,500 per sq. ft. by 2030. This means over 12% growth each year, on average. Metro Phase 2B completion and KIADB expansions will drive this growth.
• Thanisandra & Jakkur: Rates here currently sit at ₹6,000–₹13,500 per square foot. These are expected to grow to ₹14,000–₹18,500 per sq. ft. by 2030. That works out to 9% to 11% annual growth each year.
• Hebbal Core: As a mature luxury address, prices here already run high. They may rise from ₹13,000–₹16,500 to ₹20,000–₹24,000 per sq. ft. by 2030.

Public transport in the northern belt links suburban trains, BMTC Volvo buses, and fast metro lines together.

Key Transit Stations

• Features: This big station connects Indian Railways lines with Namma Metro. It connects Phase 2B which is called the Blue Line with Phase 3. The station has combined skywalks and feeder bus bays.
• Fares: Suburban rail tickets are priced between ten rupees and thirty rupees. Metro fares are from ten rupees to sixty rupees depending on the distance covered.

Yelahanka Junction Railway Station (6.5 km from Hebbal):

• Features: This important railway junction has four platforms in total. It has passenger waiting lounges and parking facilities for people who travel. It connects to rail routes across India.
• Fares: Local suburban train tickets start from ₹10 and go up to ₹25.

Doddajala & Bettahalsur Metro Stations (14 km – 16 km along NH-44):

• Features: These are key elevated stations on the Namma Metro Airport Line. This line is part of the larger Phase 2B network. The stations include concourse retail shops, AFC gates, and drop-off zones.
• Fares: Metro fares here range between ₹10 and ₹90 total. Smart Card users get a discount of 5% to 10%.

KIA Airport Halt Station (24 km from Hebbal):

• Features: This suburban rail stop offers a dedicated BMTC shuttle service. The shuttle syncs directly with the airport terminals for easy transfers.
• Fares: Unreserved train tickets here cost approximately ₹10 to ₹15.