Thanisandra has rapidly emerged as one of Bangalore’s strategic growth corridors in 2025, thanks to new metro connectivity, arterial road upgrades and a surge of quality residential and commercial developments.
In this article, we’ll dissect three critical dimensions, current per-square-foot property benchmarks, realistic cost-of-living models for diverse household profiles, and the lifestyle trends reshaping local demand, to reveal where value, risk and opportunity intersect.
Current Property Rates in Thanisandra 2025
As Sarjapur’s residential market matures, buyers in P&T Layout now face an average of ₹11,162 per sq.ft, even as select pockets still offer sub-₹6,000 entry points—underscoring both the corridor’s premium positioning and emerging value plays.
| Segment | Price Range (₹/sq ft) | Example Projects |
|---|---|---|
| Budget | 6,624 – 8,000 | Sobha Dream Gardens (₹67 L for 1–2 BHK, 1,009 sq ft) |
| Mid-range | 8,500 – 9,550 | Purva Atmosphere (₹1.35 Cr for 2–4 BHK, 1,276 sq ft) |
| Premium | ≥ 10,500 | Vajram Newtown (₹98.36 L for 2 BHK, 1,178 sq ft) |
Suggested Read: Property Flipping in India
Rental Prices in Thanisandra 2025
Leasing demand remains strong for both compact and family-sized homes: 2 BHKs in P&T Layout command an average ₹34,103/month, while budget-friendly Dynasty Layout units sit around ₹23,333. For those needing extra space, 3 BHKs in P&T Layout fetch about ₹44,376/month.
| Locality | 2 BHK Range (₹/month) | 3 BHK Range (₹/month) |
|---|---|---|
| P&T Layout | 12,000 – 50,000 | 28,000 – 60,000 |
| Dynasty Layout | 25,000 – 25,000 | — |
Historical Price Growth in Thanisandra
Thanisandra has emerged as North Bangalore’s top real estate performer, with property prices soaring 55.1% between 2020 and 2025, rising from ₹6,800 to ₹10,550 per square foot.
This remarkable growth is anchored in its strategic advantages: the locality sits just 2.8 km from the employment powerhouse of Manyata Tech Park, benefits from the ongoing ORR Metro (Blue Line) expansion set for mid-2026 completion, and enjoys a coordinated network of new roads, social amenities and commercial developments that together have transformed it into a premium residential hub.
Year-over-Year Price Appreciation
| Year | Price (₹/sq ft) | Annual Growth |
|---|---|---|
| 2020 | 6,800 | – |
| 2021 | 7,052 | +3.7% |
| 2022 | 7,846 | +11.3% |
| 2023 | 8,444 | +7.6% |
| 2024 | 10,424 | +23.5% |
| 2025 | 10,476 | +0.5% |
Comparative Positioning (North Bangalore)
| Locality | 5-yr Appreciation | Current Rate (₹/sq ft) | Positioning |
|---|---|---|---|
| Thanisandra | 55% | 6,640 – 10,550 | Top investment choice |
| Hebbal | ~30% | ~16,000 | Mature; limited upside |
| Yelahanka | 30% | ~5,630 | Emerging |
| Devanahalli | 100% (2015–19) | ~5,200 | Airport corridor play |
Construction activity: 20.7% under construction vs. Hebbal’s 9.7%
Suggested Read: A Guide to Buying a House in Bangalore
Investor Appeal of Thanisandra, Bangalore
Thanisandra has become a magnet for real estate investors and homebuyers alike, offering high appreciation potential, strong rental demand, and excellent connectivity.
- Strategic Location & Connectivity: Just off the ORR with seamless access to Manyata Tech Park, the airport and CBD—driving consistent demand and rental yields of ~3.5%.
- Infrastructure Development: BBMP’s road-widening, drainage upgrades and utility enhancements along Thanisandra Main Road boost liveability and support ~3.5% rental returns.
- Employment Hub Proximity: Minutes from Manyata Embassy Business Park (IBM, Microsoft, Cognizant, Philips), ensuring high occupancy and ~3.5% rental yield.
- Affordability Advantage: More affordable than Indiranagar, Koramangala and Whitefield, yet delivering higher capital gains and ~3.5% rent-to-value returns.
- Metro Connectivity: Future Namma Metro Phase 3 will further elevate property values and underpin rental yields around 3–4%.
- Return on Investment: Premium rates rose from ₹4,500 psf (2012) to ₹8,500 psf (2022-23)—an 89% surge—with rental yields steady at ~3.5%.
- Rental Yield Potential: Proximity to IT/business hubs sustains strong lease demand and yields averaging 3–4% annually.
Suggested Read: Upcoming Projects in Bangalore
Cost of Living in Thanisandra Based on Lifestyle
| Category | Student (Mid-Range) | Bachelor (Mid-Range) | Couple (Mid-Range) | Family of Four (Mid-Range) |
|---|---|---|---|---|
| Housing | ₹12,000–18,000 | ₹18,000–30,000 | ₹25,000–40,000 | ₹35,000–55,000 |
| Food & Dining | ₹6,000–8,000 | ₹8,000–12,000 | ₹12,000–18,000 | ₹18,000–25,000 |
| Transportation | ₹2,500–4,000 | ₹4,000–6,000 | ₹6,000–10,000 | ₹10,000–15,000 |
| Utilities | ₹1,500–2,000 | ₹2,500–3,500 | ₹4,000–5,500 | ₹6,000–8,000 |
| Personal & Misc/Lifestyle | ₹3,000–5,000 | ₹5,000–8,000 | ₹7,000–12,000 | ₹10,000–18,000 |
| Savings | N/A | ₹8,000–15,000 | ₹12,000–20,000 | ₹15,000–25,000 |
| Total Monthly Spend | ₹25,000–37,000 | ₹45,500–74,500 | ₹68,000–108,500 | ₹114,000–184,000 |
Suggested Read: Best Home Loans in Bengaluru
Connectivity in Thanisandra
- Road Connectivity: Thanisandra Main Road, Outer Ring Road, Bellary Road and NH 44 provide seamless links to the CBD, suburbs and Kempegowda International Airport.
- Public Transport: Regular BMTC buses and readily available autos serve stops just minutes away, with the Green Line metro ~13 km from the locality.
- Metro Connectivity: Two Phase 3 corridors (MG Road–Hope Farm via Marathahalli/Whitefield and Nagawara–KIA via Thanisandra) under construction (₹9,600 Cr & ₹10,000 Cr) will add 41 km of rapid transit.
- Railway Connectivity: Key stations—Yelahanka, KR Puram, Bangalore City and Cantonment—are all within a 20 km radius, offering suburban and long-distance services.
- Airport Access: At just ~27 km from Kempegowda International Airport via Bellary Road and ORR, Thanisandra is more airport-accessible than most Bangalore suburbs.
Upcoming Infrastructure in Thanisandra
- Metro Development: A 72 km Phase 2 line (Nagawara–Gottigere) will link Thanisandra to MG Road, Vellara Road, Shivaji Nagar and other commercial hubs.
- Road Infrastructure: A ₹292 Cr upgrade of the ORR will improve Thanisandra’s access to southern, eastern and western Bangalore.
- Alternate Airport Arterial: New link road via Nagawara Junction and Mylanahalli village will offer a direct route to Kempegowda International Airport.
- Government Investment: The state has sanctioned ₹31.5 Cr for widening Thanisandra Main Road and constructing the airport link road.
Suggested Read: Bangalore’s KWIN City
Transportation Cost in Thanisandra
Transportation costs in Thanisandra are relatively affordable due to good public transport connectivity and proximity to major employment hubs.
Public Transport Costs:
- BMTC Bus: ₹10-60 per trip depending on distance
- Monthly Bus Pass: ₹1,200 for unlimited local travel
- Auto-rickshaw: ₹8 for first kilometer, ₹3.50 for each additional kilometer (standard Delhi rates as reference)
Private Transport:
- Fuel costs: ₹1,500-3,000/month for regular commuting
- Parking: ₹500-1,500/month depending on location
- Vehicle maintenance: ₹1,000-2,500/month
App-based Cabs:
- Ola/Uber to Manyata Tech Park: ₹150-250
- To Bangalore Airport: ₹800-1,200
- City center: ₹300-500
Cost Advantage: Thanisandra’s close proximity to major IT hubs such as Electronic City (13 km), Koramangala (22 km), and Whitefield (22 km), and just 3 kilometers from Manyata Tech Park significantly reduces daily commuting costs.
Suggested Read: Real Estate Investment in Bangalore 2025
Amenities and Lifestyle in Thanisandra
Shopping and Entertainment In and Around Thanisandra
- Major Malls (≤10 km): Esteem Mall, Elements Mall and RMZ Galleria Mall serve as the area’s primary shopping and leisure destinations.
- Elements Mall Highlight: A contemporary complex on Thanisandra Main Road with multiplex cinemas, branded fashion outlets and diverse dining options.
- Surrounding Retail Hubs: Lulu Shopping Mart, Phoenix Marketcity and Orion East Mall are all within easy reach for additional shopping variety.
- Local Retail & F&B: Forum Mall and Mantri Square are a short drive away, while neighbourhood cafés and street-food stalls cater to daily cravings.
Popular Cafes and Restaurants in and Around Thanisandra
- Cafe Coffee Day (Elements Mall): 0.5 km away, offers coffee, snacks and beverages.
- Manyata Tech Park Food Courts: 3 km away, multiple cuisine options in a corporate setting.
- Gusto’s Restaurant: 1 km away on Thanisandra Main Road, multi-cuisine dining.
- Earthen Delicacies: 1.5 km away, traditional and continental specialties.
- The Coorg Food Co.: 2 km away, authentic South Indian and Coorgi fare.
Parks and Green Spaces in Thanisandra
- Thanisandra Lake: 1 km away, peaceful lakeside walks and boating.
- Kalkere Lake Park: 4 km away, jogging tracks around a scenic lake.
- Rachenahalli Lake: 2.5 km away, picnic spots and tranquil natural setting.
- Jakkur Lake: 6 km away, bird-watching and recreational activities.
- Lumbini Gardens: 3 km away on Nagavara Lake, boating club, wave pool and kids’ play area.
Places of Worship in Thanisandra
- Sri Chamundeshwari Temple: 0.5 km away on Thanisandra Main Road, Hindu temple.
- Ananda Lingeshwara Temple: 5 km away, historic Hindu shrine.
- Local Mosque: 1–2 km away, community Islamic prayer hall.
- Nearby Christian Church: 2–3 km away, local worship centre for Christians.
- North Bangalore Gurudwara: 3–4 km away, Sikh temple serving the community.
Schools in Thanisandra
- Kensri School: 1 km away, CBSE day school (₹1.3 L/year).
- Chaman Bhartiya School: 2 km away in Bhartiya City, international curriculum.
- VIBGYOR High: 8 km away, CBSE/ICSE programs.
- Delhi Public School (DPS): 9 km away, renowned CBSE institution.
- Vidya Niketan School: 1.5 km away, State/CBSE board options.
Hospitals in Thanisandra
- SURAKSHAA Hospital: 0.5 km away on Thanisandra Main Road, multi-specialty care.
- Chirayu Hospital: 1 km away, general hospital with nursing care.
- Columbia Asia Hospital (Hebbal): 5 km away, advanced multi-specialty facility.
- Manipal Hospital (Hebbal): 5.5 km away, world-class treatment.
- Aster CMI Hospital (Hebbal): 6 km away, super-specialty services.
Suggested Read: A Guide to Buying a House in Bangalore
Affordable Neighbourhoods in Thanisandra
- P&T Layout: ₹6,000–8,000 per sq ft
- Arkavathy Layout: ₹7,000–10,000 per sq ft
- Rachenahalli: ₹6,500–9,500 per sq ft
- Railwaymen Layout: ₹5,500–7,500 per sq ft
- Sinthan Nagar: ₹4,200–6,500 per sq ft
- Sampangi Rama Nagar: (plots & houses) ~₹4,500–6,000 per sq ft
- Amarjyothi Layout: ~₹5,000–7,000 per sq ft
- 580 Layout: ~₹4,200–6,000 per sq ft
- Unity Nagar: ~₹5,500–7,000 per sq ft
- Srirampura: ~₹4,800–6,500 per sq ft
New Residential Projects in Thanisandra
| Project Name | Price (₹ in Crore) |
|---|---|
| Lodha Mirabelle | ₹3.10 – 3.68 Crore |
| Nimah | ₹1.81 Crore onwards |
| TVS Emerald Isle of Trees | ₹3.10 Crore onwards |
| Sansidh Galaxy | ₹1.81 Crore onwards |
| Meenakshi High Life Towers | ₹55.26 Lakh onwards |
Suggested Read: Top 10 Real Estate Builders in Bangalore
Conclusion
Buying a home is a big step. Getting a home loan can be hard, but we make it easy. Choosing Credit Dharma for your home loan simplifies this process. We offer expert advice and personalized assistance to make everything hassle-free. You’ll receive timely updates on your loan application and disbursement progress.
From the initial application to the final disbursement, we provide comprehensive support. Enjoy clear and honest communication at every stage, with no hidden surprises.
Frequently Asked Questions
Thanisandra sits along the main road linking Hebbal, Manyata Tech Park and Yelahanka Metro—for most of us it means you can reach ORR, the airport road and key IT hubs in 20–30 minutes on a good day.
As of mid-2025, resale apartments in Thanisandra average around ₹7,700 per sq ft—though you’ll find pockets closer to Manyata Tech Park commanding up to ₹9,000 per sq ft and some more budget-friendly options near Jakkur at ₹6,500 per sq ft.
Yes. Every new or under-construction project must be registered under Karnataka RERA. That registration:
Guarantees adherence to approved plans
Forces timely delivery (or hefty penalties for the builder)
Gives you a portal to track progress and lodge complaints if needed
Some low-lying pockets and under-pass stretches on Thanisandra Main Road can see pooling. Before you sign, visit during or right after rains to check actual conditions—and ask the builder about any storm-water management systems they’ve implemented.
Thanks to booming IT and biotech clusters nearby, Thanisandra commands strong tenant demand. Annual rental yields hover around 3–4 %, and you’ll often see capital-appreciation of 8–10 % year-on-year in well-connected projects—making it attractive both for end-users and investors.
HDFC Home Loan
SBI Home Loan
