West Bangalore: Where Infrastructure Is A Game-Changer!

Mysore Road Station is currently the last stop of Phase 1 Bangalore Metro
West Bangalore is a splendid example of how improved infrastructure can transform a sleepy region into a bustling real estate market. Traditionally, the western region of the city always enjoyed the title of being ‘industrial’ and in fact remained so over the years. However, the game changed with the announcement of the Metro Rail project and the development of the four-lane elevated Tumkur Road. Today, the metro rail is operational and runs from Sampige Road to Nagasandra and from Baiyappanahalli to Mysore Road. And the rest, as they say, is history!

 

Infra-upgrades have opened up several peripheral locations in the west for residential development. And with robust connectivity and infrastructure, several developers are now utilising their land parcels in the region.

Growth along Regions

Interestingly, the realty market in West Bangalore is largely concentrated along three corridors. These include Tumkur Road, Mysore Road, and Magadi Road. These three growth corridors boast of ample availability of properties in affordable, middle income as well as premium segment. Here’s a snapshot.

Tumkur Road

With constant development, Tumkur is no longer known by the epithet of Bangalore’s poor cousin. The growth of this stretch can be largely attributed to improved connectivity to South Bangalore through the NICE corridor.

Laurel Heights by Salarpuria Sattva

Situated up to a distance of 70 km north-west of Bangalore along NH-206, this stretch is further opening up for residential, industrial, commercial and retail growth. The ‘Smart City’ tag for Tumkur is expected to ease the pressure on Bangalore’s resources. Further, the proposed Mumbai-Bangalore Industrial Corridor is likely to leverage the residential, commercial and industrial infrastructure along with the existing and ongoing projects. The region is also being promoted as one of the large industrial hubs in the city, especially Peenya Industrial Area.

Malleswaram, Yeshwantpur, Jalahalli are some of the prominent localities along the Tumkur Road. The property values usually vary from Rs. 4,000-7,000 per sq. ft. As per the property segmentation, Tumkur Road has a good mix of apartments, villas and plots.

Realising the immense potential that the stretch holds, many leading developers have already launched their projects here. Some of the popular ones are New Haven by Tata Value Homes, Godrej Gold County by Godrej Properties, Salarpuria Sattva Laurel Heights, and Opus by Salarpuria Sattva, among others.

Mysore Road

Bangalore-Mysore Road

Built by the Karnataka Road Development Corporation Limited, Mysore Road (149km) covers a massive area from the outskirts of Chamrajpet right up to Nayanadanahalli and further down towards Kengeri. Apart from enhancing the connectivity between Bangalore and Mysore, the stretch has witnessed decent real estate activity over the last few years.

NICE Corridor, proximity to the Outer Ring Road (ORR), and metro rail are the major factors catalysing growth in the region. With ample availability of land, prices are still competitive along this stretch. While one may find a couple of affordable projects here but the stretch is largely dominated by mid-segment properties. At present, the capital values fall in the range of Rs. 3,500-6,200 per sq. ft. As per the property segmentation, multi-storey apartments can be found in abundance. Interestingly, plotted layouts also have decent supply.

Rajarajeshwari Nagar, Vijay Nagar, Kengeri, Uttarahalli, Nayandanahalli, and Banashankari 5th and 6th Stage are few of the prominent markets along this stretch. Brigade Panorama by Brigade Group, Habitat Iluminar by Habitat Ventures Pvt Ltd, Rays of Dawn by Provident Housing, ICON South by G Corp (Banashakari) and Enchanta 2 by Pride Group (Vijay Nagar) are some of the prominent ongoing projects along Mysore Road.

The proposed upgrade of the current four-lane highway to a six-lane and completion of Namma Metro Phase II are the two projects that will further act as a catalyst in driving residential demand in the region.

Magadi Road

Running through the heart of West Bangalore, Magadi Road is one of the earliest developed real estate stretch in the city. A 43 km long area, it passes through prime micro-markets such as Rajajinagar, Kamakshipalya, Sunkadakatte, and Gandhi Nagar.

The social infrastructure on this road is highly developed with good educational institutes, hospitals and clinics, banks, and supermarkets. Bangalore City Railway Junction is mere 4 km away from here while Majestic Bus Stand is at distance of about 6km.

Puravankara Limousine Homes by Puravankara Projects Limited

Since the operation of Namma Metro Purple Line last year, Magadi Road has become one of the major hotspots for development owing to its connectivity to key precincts along the CBD. Currently, the property values are in the range of Rs. 4,000-8,500 per sq.ft.

At present, there are several under-construction projects that are slated for completion in the next two years. These include Puravankara Limousine Homes by Puravankara Projects Limited, Phoenix One West by Phoenix Mills Ltd, Provident The Tree by Provident Housing, Purva Sunflower by Puravankara Projects Limited, and Prestige West Woods by Prestige Group, to name a few.

Infrastructure Upgrades on the Anvil

Peripheral Ring Road

The Phase I of PRR will be instrumental in connecting Tumkur Road, Bellary Road, Old Madras Road, Sarjapur Road, and Hosur Road. This is expected to be operational by 2018-19. Once the PRR becomes operational, the commute time to International Airport from Tumkur Road will be reduced by 50 per cent from current levels. Further, new areas for development are also likely to open-up.

Namma Metro

Metro train at Bypanhalli Metro station during a press preview in BangaloreThe Extension of Phase I of Metro line connecting Whitefield (in the East), JP Nagar (in the South), Kengeri (to the West) and Nelamangala (to the North) is expected to be operational by 2019.

Satellite Town Ring Road

The 90mt. wide Satellite Town Ring Road (STRR) have four lanes and two service roads proposed. This is expected to link nine towns, including Doddaballapur, Devanahalli and Hoskote with Bangalore. If everything goes as planned, the work on this project is likely to start by the end of 2017.

BMIC Corridor-NICE Road

Four-lane Expressway of 111km between Bangalore and Mysore; four-lane Link Road of 9.1 km connecting Expressway to the junction of Chord Road and Mysore Road; and five new townships are proposed along the BMIC. As of now, only 41 km of peripheral, 8.5 km of Link Road and 4 km of Six-Lane privately tolled expressway is fully operational.

The upgraded elevated Tumkur Highway connecting Nelamangala, announcement of the Bangalore- Mumbai Industrial Corridor (BMIC), swift connectivity to the airport and the ORR have all worked in favour of the western region of the city.

Bangalore- Mysore Highway alone has seen a tremendous increase in the urban sprawl in the last couple of years. Proposed Bangalore-Mumbai Economic Corridor (BMEC) will further enhance the realty prospects of this region in the times to come.

Conclusion

In a nutshell, the western region, undoubtedly, holds immense potential for further real estate development. Ample land availability coupled with several infrastructure upgrades in the pipeline is likely to catalyse the residential and commercial demand in the region. Moreover, with comparatively low property values, micro-markets here provide a favourable entry point for both end-users and investors.

Godrej Platinum, Hebbal- Ready-to-move-in luxury project in Bangalore

One of the Godrej Group’s marketing initiatives for Godrej Platinum with a radio channel, was to take the winners of a contest aboard a Microlight for a bird’s eye view tour of the project.  If you weren’t one of those winners, take a content and on-site photo tour with us.

Godrej Platinum, a luxury project by Godrej Properties is offering has ready to move in apartments at Hebbal, Bangalore. Situated right adjacent to Godrej Woodsman Estate, the project operates independently with a separate entrance and its own share of amenities, well managed on a 2 acre land parcel.

Godrej Woodsman Estate
Godrej Woodsman Estate
Brigade Magnum
Brigade Magnum, commercial office space beside Godrej Platinum

Godrej Platinum: Location and Connectivity

Bellary Road
Bellary Road, in front of the site
Bellary Road
Bellary Road, in front of the site

The scenic backdrop to Hebbal Lake was once identified only as a place of leisure and as the northern limit to Bangalore city. Presently, apart from being the Assembly Constituency, the place now boasts of a well developed labyrinth of flyovers linking the Bellary Road and Outer Ring Road.  Four things that contributed to the rise of residential real estate in this Hebbal are:

  1. The IT sector development– Proximity to IT hubs like Manyata Business Park, Kirloskar Business Park and offices of companies like Shell, BEML, Tyco, Wipro Fixtures,CEFA, AstraZeneca and MRO Tech provides good employment opportunities.
  2. Connectivity to all parts of Bangalore– Hebbal is well connected to different parts of the city via the Hebbal Railway Station, flyovers and BMTC bus network. The upcoming phase of Namma metro will also cover Hebbal.
  3. Inception of the Kempegowda International Airport– The airport is 20 km away from Hebbal, making it an approximate of 20 minutes of driving time.
  4. Social Infrastructure– Well known schools such as Vidya Niketan School, Jain Heritage School and Sindhi High School; Hospitals such as the Bangalore Baptist Hospital and Columbia Asia Hospital make up for the social infrastructure of Hebbal. Malls and shopping complexes such as the Esteem Mall and Mega Mart cater to the recreation and shopping facility in the area.

Godrej Platinum: Site and Apartment Layout

Entrance to Godrej Platinum
Entrance to Godrej Platinum

Constructed on a 2 acre land parcel, project Godrej Platinum consists of a single C shaped structure. The building is divided into two wings- Wing A and Wing B, with the open air swimming pool and deck in the centre. The 12 storeyed building has 9 apartments per floor- 5 in Wing A and 4 in Wing B. The configurations on offer are 3 BHK and 4 BHK apartments and penthouses, with remarkable views of the Hebbal Lake.

basement parking Godrej Platinum
Entrance to the basement parking

There are 9 different apartment layouts on a typical floor in project Godrej Platinum. Even though the sizes and layouts differ, there were quite a few common features observed in all the apartments. The rooms are large and spacious, unlike usual designs, wherein apartments have a separate family area, apart from the living and dining room. The entrance foyer is large enough to install a small sitting area for outside guests. Different apartments have different sizes and shapes of balconies but with a common element of spaciousness. The balconies are fully functional which can be converted into a sit out or as a place to do yoga/ meditation or as a terrace garden.  All apartments also have a separate servant’s room with a bathroom, which is connected to the utility area of the house. One of the bedrooms’ in all the apartments also has a dedicated area for a walk in wardrobe.

Godrej Platinum: Price

The apartment sizes range from 2893 sq. ft. to 3915 sq. ft and the prices range from INR 2.63 Cr to INR 3.55 Cr.

Godrej Platinum: Amenities

With most developers providing the usual amenities in their projects, there is hardly anything new offered in this area. But Godrej Properties have managed to go one step further and make Godrej Platinum exclusive by collaborating with well-known names for their amenities.  The proposed tie ups are: convenience store with Nilgiris Supermarket, library with JustBooks, laundry with StainWash, gym with Snapfitness and preschool with Klay Preschool and Day Care.

The project also offers an indoor temperature controlled swimming pool and an outdoor pool. There are also thoughtfully incorporated services such as a dedicated crèche space for children, special service apartments for guests and dedicated dormitories for servants with attached toilets. Other facilities also include squash court, indoor games, billiards, yoga room, cafeteria and a private mini theatre. All the amenities are located on the ground and mezzanine floor of the project.

Lawn at Godrej Platinum
Lawn at Godrej Platinum

The Godrej Group has also ensured that it involves eco-friendly and sustainable design elements in its construction. They include solar panels, rain water harvesting system, glazed windows, central water heating and charging facility for electric cars in the parking lot. These features help minimize energy consumption and conserve water. This has also led to the company applying to IGBC [Indian Green Building Council] for Gold certification of the project.

Godrej Platinum
Exterior of building
Godrej Platinum exterior
Godrej Platinum exterior

About the developer

Godrej Properties is known for its homes built for various customer segments with Godrej’s trademark-quality. It has carved a niche for itself in various cities across India. In Bengaluru, the history of Godrej Properties goes a decade back with the launch of its first residential project, Godrej Woodsman Estate in Hebbal. Project Godrej Platinum is situated right beside it.  There are also ongoing projects such as Avenues, E-City, Gold County, Eternity, United and Godrej Devanahalli.

 

Devanahalli – Invest Where The Action Is In North Bangalore

Ozone Urbana apartment complex in Devanahalli, Bangalore

Bangalore (or Bengaluru) can safely be included in any list of the most dynamic cities in India, if not the world. Since it was founded by Kempe Gowda in 1537, the city has witnessed numerous upheavals and disruptions, but has emerged even stronger. Today, this city is the hub of innovation and is called the ‘Silicon Valley of India’, due to the large number of Information Technology (IT) firms and startups, which call this city home. The latest growth corridor in this city is its northern side, particularly areas such as Devanahalli, which is emerging as the real estate destination in the city to invest in.

Devanahalli was, until recently, better known as the birthplace of Tipu Sultan. However, the construction of the Kempe Gowda International Airport next to this area led to plenty of interest from real estate investors and developers alike. Subsequent mega-projects announced by the state Government of Karnataka, many of which are now operational, have solidified this initial interest into extremely positive long-term growth prospects. We look at why you (as a home buyer) should consider investing in this fast-emerging suburb.

Devanahalli: Location & Connectivity

As mentioned earlier, Devanahalli is the site of the Bangalore Airport, which is the second busiest airport in the country, with regular flights connecting Bangalore to cities across the world. With the airport coming up, it was only natural that connectivity to and from Devanahalli was of prime importance to residents of the city. To this end, NH7 or Bellary Road, which connects Devanahalli to the main city was widened to a 6 lane highway, making it possible for one to commute from here to major IT and industrial zones such as Hebbal and Yelahanka in around 20 minutes. Bangalore Metropolitan Transport Corporation (BMTC) regularly operates buses to here, to cater to the ever-increasing demand.

6 lane expressway connecting Devanahalli to North Bangalore, devanahalli real estate
6 lane expressway connecting Devanahalli to North Bangalore (Image credit: Bangalore Mirror)

Devanahalli real estate is also connected by rail to Yelahanka and Bangalore City railway station, the major hubs of the city. It will also form part of Phase 2 of the Namma Metro network, further boosting connectivity and development in the area. With the satellite ring road expected to augment connectivity to and from here, things are only going in one direction for this area: upwards.

Devanahalli Real Estate: An industrial and technology hotspot

The airport was just the beginning of the Devanahalli growth story, with the state Government of Karnataka making it the focus area of some of the biggest developments. The most notable among these is the IT Investment Region (ITIR) and the Aerospace SEZ, which are already operational and promise to make this area among the biggest employment hubs. The availability of large land parcels at lower prices than elsewhere in and around Bangalore is a major reason for some mega-projects coming up here.

Kempegowda International Airport in Devanahalli, Bangalore, devanahalli real estate
Kempegowda International Airport in Devanahalli (Image credit: Arup.com)

Among the biggies, which have set up shop in the aerospace SEZ are Thyssenkrupp Aviation, BEML, Dynamatic and Centum Electronics. Bangalore, already home to Hindustan Aeronautics Limited (HAL) and the Yelahanka Air Force Base, can be called the country’s foremost aerospace hub and Devanahalli real estate takes a big share of the credit.

The most prestigious IT companies such as TCS, Infosys and Wipro are expected to be setting up campuses in the Devanahalli ITIR. Companies such as Shell already have a significant presence in this area. Also, on the anvil are a Science Park as well as a Financial City, which is expected to rival India’s financial capital Mumbai as well as the Gujarat International Finance Tec-City in Gandhinagar. All these developments should see this area reach stratospheric heights in the near future. With a surfeit of employment opportunities, real estate demand is only expected to soar, be it residential or commercial.

Devanahalli: Proximity to Schools and Hospitals

For those who are apprehensive about Devanahalli real estate being short on various social conveniences, there’s really no reason for worry as the development of this area has seen many service providers in the educational, healthcare and other sectors offer their services to residents. Among the noted schools in this area are Gnana Deep Academy Residential School, Oxford English School and Akash International School. For medical care, the options available to residents include Leena Multispecialty Hospital, Akash Hospital and Drishti Eye Care Hospital. This area also boasts of a D-Mart outlet as well as numerous stores to meet residents’ shopping needs.

Devanahalli: Clean and green environment

Being located at a short distance from the city, Devanahalli real estate offers its residents the opportunity to live a healthy lifestyle in a green and pollution free environment, which is a necessity in today’s often stressful times. This area is also largely free of the traffic congestion that is often seen in other parts of the city, owing to the excellent planning and execution of various road connectivity projects.

Devanahalli Fort in Devanahalli, devanahalli real estate
Devanahalli Fort in Devanahalli

Conclusion

Devanahalli real estate is clearly emerging as a major growth corridor in the northern side of Bangalore and is on the verge of becoming a much vaunted and sought after residential location in this part of the city. With massive developments on the horizon and existing ones attracting numerous people to this area, this is indeed the best time for you to seriously consider Devanahalli real estate, whether for residing or as an investment, which is likely to yield huge returns in the near future.

Yelahanka- Property Market Updates

Introduction to Yelahanka Real Estate

Once upon a time, Yelahanka, towards north of Bangalore, was known for only one thing, the presence of an air force station. This impression is all of ten years old. People did not consider anything past mekhri circle a part of Bangalore, and then the boundaries shifted to Hebbal. Now Yelahanka is also a part of the BBMP. The area gained maximum importance when the new Kempegowda International Airport was established at Devanahalli. This put Yelahanka right in path of every fast paced cosmopolitan dweller in Bangalore.

Location & Connectivity to Yelahanka Real Estate

Purva Venezia, another large scale residential project, yelahanka real estate
Purva Venezia, another large scale residential project

Yelahanka being a comparatively newly planned area has beautiful wide roads, and well planned areas dotted with parks. Most of the other amenities one would desire are all a short drive away. Added to this, good rail and road connectivity with the city’s core areas has also helped a lot. The new Hebbal flyover has reduced the travel time to city centre. Proximity to the airport(21 kms), Bhartiya City(5 kms) Manyata Tech Park(12 kms) has given additional impetus to Yelahanka real estate as an upcoming residential and educational hub. The distance to the central areas of Bangalore like Majestic(18 kms) or Mekhri Circle(14 kms) does not seem that big with the construction of all the new flyovers. Being only recently acquired by the BBMP, there is still a green belt which separates it from the Centre of the city. This means that one can be closer to nature. There are still lots of lakes like the Allalasandra Lake and the Puttenahalli Lake. The latter has been declared a bird sanctuary.

Yelahanka Mother dairy, yelahanka real estate
Yelahanka Mother dairy

Social Infrastructure near Yelahanka Real Estate

In the fast paced city of Bangalore, where people spend most of their days stuck in the traffic, staying close to one’s workplace and schools is a boon. Many of the new premier international schools of Bangalore have their campuses in Yelahanka like Mallya Aditi International School, Ryan International School, Canadian International School just to name a few. Since the area houses many defense establishments like an IAF station, BSF training Centre and CRPF training school, the number of Kendriya Vidyalayas too has gone up. Some of the prominent engineering colleges in the vicinity are Sir M. Visvesvaraya Institute of Technology, BMS Institute of Technology, Nitte Meenakshi Institute of Technology, Sai Vidya Institute of Technology, Reva Institute of Technology and Management, HKBK College of Engineering and Sri Venkateshwara College of Engineering, Bangalore. The connectivity to the international airport, proposal for a SEZ for software and hardware and the aerospace industry in Bagalur area are creating more demand for land for residential and commercial developments.

NCC Nagarjuna Aster Park in Yelahanka New Town, yelahanka real estate
NCC Nagarjuna Aster Park in Yelahanka New Town

Price Trends & Upcoming Projects

The property values have been rising in the recent past. From 2008, the prices have gone from Rs. 3000/sqft to Rs.5800/ sqft now in case of apartments. If we take the example of Purvankara Venezia, the property value has gone up from Rs.5000 to more than Rs. 6000 per sqft in less than 3 years. The rental yield on property here is about 3%. There are similar numbers in other large scale properties in Yelahanka. This sort of an increase in property rates in a satellite town is very uncommon. Builders are flocking to Yelahanka and its adjoining areas to build premium and mid-level apartment complexes. Prestige, Purvankara, NCC, DS Max and Shriram have already built and sold out several complexes in Yelahanka new town and on the adjoining Doddaballapura main road. They have several more premium projects coming up along these stretches like Krishna Brighton, Prestige Royale Gardens, Ramky One North, Sobha One Althea and Esteem Northwood.

Summary on Yelahanka Real Estate

Abundant greenery all around
Abundant greenery all around

In fact, Yelahanka was rated as one of the best places to live in in Bengaluru in a survey conducted by Janaagraha Centre for Citizenship and Democracy two years ago. Yelahanka is a lot better planned than east Bengaluru in terms of amenities such as parks, wider roads.The availability of social infrastructure such as hospitals and quality educational institutions in Yelahanka has also supported the real estate growth story in this region. The area has changed with improving profiles and quality of residents. One can actually see the natural greenery from one’s house, and not just traffic. That is a the USP that very few areas can promise.