Bellary Road in North Bengaluru has quickly become one of the city’s most talked-about real estate stretches. With property prices ranging from ₹7,450 to ₹15,566 per sq. ft., the area benefits from excellent connectivity via NH-44, Hebbal Flyover, and the upcoming metro line.
The proximity to Kempegowda International Airport, Manyata Tech Park, and the upcoming Aerospace & Defence Park ensures strong job-driven demand. With rental yields of 3.5%–4.2% and future infrastructure projects like PRR and STRR, Bellary Road continues to attract both homebuyers and investors.
What Are the Current Property Rates on Bellary Road?
The real estate landscape along Bellary Road showcases significant variation in property prices across different submarkets, reflecting the diverse nature of this extensive corridor.
| Area/Submarket | Price per Sq. Ft. (₹) | Price Range (₹) |
|---|---|---|
| Allalasandra | 15,566 | 13,343 – 17,838 |
| Byatarayanapura | 13,599 | 4,095 – 21,561 |
| Bellary Road-Yelahanka | 10,394 | 14,678 (YoY: -11.66%) |
| Bellary Road-Sahakara Nagar | 9,865 | 5,084 – 16,868 |
| Judicial Layout | 9,687 | Fixed at 9,687 |
| Off Bellary Road | 9,100 | Fixed at 9,100 |
| Hebbal-Kempapura | 9,000 | 8,000 – 10,000 |
| Bellary Road (General) | 7,450 | 6,500 – 8,000 |
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How Have Property Prices Changed on Bellary Road Over the Past 5 Years?
The property market along Bellary Road has demonstrated consistent growth over the past five years, reflecting broader North Bengaluru development trends.
| Year | Growth Rate (%) | Key Driver / Context |
|---|---|---|
| 2020–2021 | 8.33 | Pandemic recovery |
| 2021–2022 | 10.77 | Infrastructure projects gained momentum |
| 2022–2023 | 12.50 | IT sector expansion and airport connectivity |
| 2023–2024 | 8.64 | Market matured |
| 2024–2025 | 7.95 | Market stability |
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Why is Bellary Road Considered a Real Estate Hotspot in Bengaluru?
- Major infrastructure upgrades like metro extension, PRR, and STRR boost connectivity
- Thriving job hubs including Manyata Tech Park and upcoming Aerospace & Defence Park
- Strategic 25–35 km proximity to Kempegowda International Airport
- Strong developer confidence with one-third of Q1 2025 launches in the area
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How Much Does It Cost to Rent a Home on Bellary Road?
The rental market along Bellary Road offers competitive rates compared to central Bengaluru locations while providing superior connectivity and modern amenities.
| Configuration | Rent Range (₹) | Average Rent (₹) |
|---|---|---|
| 1 BHK | 8,000 – 18,000 | 13,000 |
| 2 BHK | 14,000 – 43,000 | 32,000 |
| 3 BHK | 15,000 – 50,000 | 32,500 |
| 4 BHK | 16,000 – 75,000 | 45,500 |
| 5 BHK | 75,000 – 75,000 | 75,000 |
Rental yields in the area range from 3.5% to 4.2%, with properties near tech hubs commanding premium rates. The rental market is particularly strong due to the influx of IT professionals working in nearby business parks and the area’s growing reputation as a preferred residential destination.
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Is Bellary Road a Good Investment in 2025 and Beyond?
Bellary Road presents compelling investment opportunities driven by both current fundamentals and future growth catalysts.
Short to Medium-term Prospects (1-3 years):
- Expected 8-10% annual price appreciation based on infrastructure completion
- Strong rental demand ensuring 4-4.5% yields
- Metro connectivity completion by 2026 likely to boost property values by 15-20%
Long-term Growth Drivers (3-10 years):
- Devanahalli Business Park projected to attract ₹18,000 crore in investments over 5 years
- Creation of 100,000+ jobs by 2026 in the corridor
- Development of ITIR zone and Aero SEZ adding substantial employment capacity
- Potential 30% price appreciation by 2030 based on historical airport corridor patterns
Investment Advantages:
- Lower entry costs compared to established South Bengaluru localities
- Higher growth potential due to emerging market status
- Strong fundamentals with infrastructure backing
- Diversified demand from aviation, IT, and aerospace sectors
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How Does Bellary Road Compare with Other North Bengaluru Micro-Markets?
Within the broader North Bengaluru context, Bellary Road holds a competitive position among emerging micro-markets.
| Micro-market | Average Price/sq ft (₹) | Key Strengths |
|---|---|---|
| Devanahalli | 7,800 | Airport proximity, aerospace hub |
| Bellary Road | 9,500 | Highway connectivity, business parks |
| Thanisandra | 10,500 | Metro connectivity, IT hubs |
| Yelahanka | 8,850 | Green spaces, established infrastructure |
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What is the Cost of Living on Bellary Road in 2025?
| Category | Student | Bachelor | Couple | Family of 4 |
|---|---|---|---|---|
| Accommodation | ₹8,000 – ₹15,000 | ₹15,000 – ₹25,000 | ₹25,000 – ₹40,000 | ₹35,000 – ₹60,000 |
| Food & Groceries | ₹3,000 – ₹5,000 | ₹4,000 – ₹6,000 | ₹6,000 – ₹10,000 | ₹12,000 – ₹18,000 |
| Transportation | ₹1,000 – ₹2,000 | ₹3,000 – ₹5,000 | ₹5,000 – ₹8,000 | ₹8,000 – ₹12,000 |
| Utilities | ₹1,000 – ₹1,500 | ₹2,000 – ₹3,000 | ₹3,000 – ₹5,000 | ₹4,000 – ₹6,000 |
| Entertainment | – | ₹3,000 – ₹5,000 | ₹4,000 – ₹8,000 | ₹6,000 – ₹12,000 |
| Education | – | – | – | ₹8,000 – ₹25,000 |
| Healthcare | – | – | – | ₹3,000 – ₹6,000 |
| Miscellaneous | ₹2,000 – ₹3,000 | ₹3,000 – ₹4,000 | ₹5,000 – ₹8,000 | ₹8,000 – ₹15,000 |
| Total Monthly | ₹15,000 – ₹26,500 | ₹30,000 – ₹48,000 | ₹48,000 – ₹79,000 | ₹84,000 – ₹1,54,000 |
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Does Bellary Road Have Good Connectivity to Other Parts of Bengaluru?
- National Highway 44: Direct connection to Hyderabad and northern cities
- Outer Ring Road: Links to major employment hubs like Whitefield and Electronic City
- Hebbal Flyover: Key junction connecting multiple city zones
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Which Are the Best Schools on Bellary Road?
- Orchids The International School: CBSE curriculum with global best practices
- Kesar The International School: Premium international education
- Deeksha Sri Venkateshwara PU College: Pre-university education
- National Public School: Established CBSE school near Vidyaranyapura
- Oxford English School: Quality English medium education
- Katherine Public School: Emerging school with modern facilities
Distance from Residential Areas: Most schools are within 2-5 km of major residential clusters, ensuring convenient daily commutes for families.
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Top Multi-Specialty Hospitals and Clinics on Bellary Road
- Bangalore Baptist Hospital: Multi-specialty hospital on Bellary Road, Hebbal
- The North Bangalore Hospital: Comprehensive healthcare services
- Life Care Multispeciality Hospital: Modern medical facilities
- Saralaya Hospitals Pvt. Ltd.: Specialized medical care
- Itoozhi Ayurvedic Hospital: Traditional and wellness treatments
- Vikrant Hospital: Multi-specialty care
- Ramaiah Memorial Hospital: Proximity to nearby areas
What Are the Fun Things to Do on Bellary Road?
- Phoenix Mall of Asia: One of India’s largest malls with 14-screen multiplex, gaming zones, and extensive retail options
- Fun City at Phoenix Mall: Family entertainment center with arcade games and VR experiences
- Timezone Phoenix Mall: Bowling alley and party venues
- INOX Multiplex: Premium movie experience
- Elements Mall: Shopping and dining destination
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How Close Is Bellary Road to Employment Hubs in North Bengaluru?
- Embassy Manyata Business Park: 300-acre campus housing global corporations
- WeWork Embassy One: Premium coworking spaces with 52,075 sq ft across 2 floors
- WeWork RMZ Latitude: Fully-equipped offices and collaborative workspaces
- Spiffy Cowork: Flexible coworking solutions for startups and SMEs
- Kirloskar Tech Park: Established IT and technology hub
- Upcoming BIAL IT Investment Region: 12,000-acre development attracting global investments
What Makes Bellary Road a Great Place to Live in 2025?
| Parameter | Score (1-10) | Strengths |
|---|---|---|
| Connectivity | 9 | Highway access, airport proximity, upcoming metro |
| Employment Access | 8 | Multiple business parks, diverse job opportunities |
| Educational Infrastructure | 7 | Growing number of quality schools |
| Healthcare Facilities | 7 | Adequate medical services, expanding options |
| Retail & Entertainment | 8 | Major malls, dining options, recreation facilities |
| Safety & Security | 7 | Improving with better lighting and police presence |
| Environmental Quality | 6 | Moderate air quality, increasing green cover |
| Cost of Living | 8 | Competitive pricing for amenities offered |
Overall Liveability Score: 7.5/10
Conclusion
Bellary Road has established itself as one of North Bengaluru’s most promising real estate corridors, offering a mix of affordability, connectivity, and long-term growth.
That said, choosing the right property and securing the best home loan can often feel overwhelming. This is where Credit Dharma steps in, making the entire process simple and stress-free. From expert advice to personalized loan options, we guide you every step of the way.
Frequently Asked Questions
The average property price across Bellary Road submarkets is ₹10,583 per sq ft, with prices ranging from ₹7,450 in general areas to ₹15,566 in premium locations like Allalasandra.
Bellary Road (₹9,500/sq ft) offers better value than Thanisandra (₹10,500/sq ft) while providing superior highway connectivity and business park proximity.
Embassy Manyata Business Park, Kirloskar Tech Park, WeWork spaces, and the upcoming BIAL IT Investment Region provide over 100,000 jobs with 50,000+ more expected by 2026.
Excellent connectivity via NH-44, Outer Ring Road, Hebbal Flyover, and comprehensive BMTC bus services including Big-10 direct service to city center.
Rental yields range from 3.5-4.2% annually, with properties near business parks commanding higher rates due to strong professional demand.
Major projects include the Airport Metro Line, Peripheral Ring Road (PRR), Satellite Town Ring Road (STRR), and the Bangalore Suburban Railway.
Bellary Road offers 30-40% lower housing costs than premium South Bengaluru areas while providing superior connectivity and comparable amenities.
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