How North Bengaluru has Emerged as the City’s Crown Jewel

Bengaluru’s emergence as an outsourcing hub gave birth to IT clusters in the city, and earned it the sobriquet ‘Silicon Valley of India’. Until the mid-2000s, these were located in the central, southern and the eastern parts of the city which also enjoyed well-rounded development in terms of infrastructure as well as civic and social amenities. However, the development of the Kempegowda International Airport in Devanahalli in 2008 catalysed the growth of North Bengaluru. It attracted large scale realty investments and still continues to do so.

North Bengaluru comprises of the localities of Hebbal, Jakkur, Thanisandra, Hennur, Banaswadi, Yelahanka and Devanahalli. Development of the entire region is accelerating at an exponential rate. Here’s a look into the factors contributing to the development of North Bengaluru.

Public Infrastructure in North Bengaluru

If we look at the public infrastructure that is currently in place and under construction in North Bengaluru, we would be able to imagine the scale at which the region is growing. A 22-km Elevated Expressway to the International airport has reduced the travel time to and from the airport for the entire city.

Under Phase 3 of the development of Namma Metro, a line from Nagawara to the International Airport via Hebbal and Jakkur, spanning a total of 30 km, has been sanctioned. The project has been fast-tracked and is estimated to be completed by December 2023. Its completion would enable residents of North Bengaluru to seamlessly travel to the airport or to the city.

The proposed Peripheral Ring Road (PRR) is envisioned to be a 65-km stretch of Ring Road which will encircle the Outer Ring Road (ORR) and connect Doddaballapur Road, Bellary Road, Tumkur Road, Hennur Road, Sarjapur Road and many others, including Electronic City. The PRR will largely decongest the ORR and provide faster connectivity around the city.

Finally, the government of Karnataka is contemplating developing a suburban railway network connecting the city of Bangalore to the International Airport. The plan is to convert Devanahalli into a terminal station of the suburban line which would further connect Bangalore City Railway Station to the airport via KR Puram and Hebbal Railway Station. This is a bold plan and would provide airport-to-railway connectivity thus boosting tourism as well as unprecedented multi-modal connectivity in the city.

Peripheral Business District

North Bengaluru is developing into a massive business hub. The $22 billion, 12000-acre KIADB Devanahalli IT Park is one of the most awaited developments here. This is in addition to the already-functional KIADB Aerospace SEZ, a science park and a 10 billion dollar financial city which would rival the financial hubs of Gujarat and Maharashtra, and further attract a lot of growth and employment opportunities. Manyata Tech Park and Kirloskar IT Park are among some of the IT parks that have come up in the region. A 2018 Knight Frank report observes that office transactions (sq. ft.) in the region have seen a 73% YoY growth; this is estimated to increase further.

Cheaper Land Rates Contributing to the Real Estate Boom

North Bengaluru has benefitted from traditionally cheaper land rates which has enhanced its attractiveness to developers and investors. Despite the recent flurry of development, and improved infrastructure and connectivity, the rates continue to be lower than other parts of the city. This has consequently resulted in a booming residential market with more affordable housing options for the masses choosing to settle in Bengaluru. Estimates of prices per sq. ft. for apartments in North Bengaluru – Hebbal (Rs. 5000-10000), Hennur (Rs. 3500-7500), Yelahanka (Rs. 4000-6500) and Thanisandra (Rs. 3000-8000).

Vast Array of Options

A homebuyer looking for a new abode in North Bengaluru has the flexibility to choose from a variety of options curated to suit their lifestyle needs. Apartments of varying configurations, townships boasting vast green spaces with digitally enabled homes or green homes, villas, and plotted developments are some of the dizzying array of choices that real-estate developers offer the discerning homebuyer or investor. North Bengaluru is emerging as the destination of choice to live a well connected, urban life with the luxury of abundant green spaces.

Proximity to the best of Social Infrastructure

The burgeoning growth of North Bengaluru as a commercial and business hub has ensured the growth of a reliable and good quality network of social amenities such as schools (Stonehill International School, Canadian International School, Delhi Public School, Sir M Visveswaraya Institute of Technology, etc), hospitals (Columbia Asia, Cloud Nine, Regal Hospital, NRV Hospital, Aster CMI Hospital, etc), malls and entertainment options (RMZ Galleria, Decathlon etc).

Despite the tremendous construction and development in North Bengaluru in recent years, the region continues to have an abundance of vast, open spaces. The existence of Nandi Hills and lots of greenery also adds to the attraction of this region.

Conclusion

North Bengaluru is the latest shining jewel in the crown that is the city of Bengaluru. Investors and residents alike can expect much from this region in the coming decade. The completion of public infrastructure projects such as Metro connectivity till the airport, Peripheral Ring Road, the establishment of Business districts, SEZ’s, and IT clusters will completely transform the landscape, economy and real estate potential of the region.

(Previously published in The Hindu’s Property Plus supplement on 28th Sept)

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.

Ozone Urbana, Devanahalli – Overview Of The Township

Ozone Group realty developments

Devanahalli in North Bangalore has seen a rapid growth in the last few years, thanks to the Kempegowda International Airport. The area is receiving interest from all corners – economic, educational, social and residential developments.

Seeing the potential in real estate investments the Ozone Group, a premier name in the Indian real estate sector with interests spanning across Bangalore, Chennai, Mumbai and Goa, forayed into the Devanahalli region with Ozone Urbana, an ambitious 185 acre township project, its most prestigious real estate venture to date.

Ozone Group in a very short span of time has created a big name for itself through varied product offerings that include – residential condominiums, plotted development to integrated townships, hotels, resorts and business parks. They claim to effectively touch upon even the most basic needs from power and water to providing world class amenities and luxurious experiences. The Group takes pride in calling Ozone Urbana as one of the best located integrated townships at Bangalore, given, it is a short distance away from the city’s international airport.

I recently visited the fast upcoming Ozone Urbana to understand it from a buyer’s perspective. Here is an overview of what the township offers within its boundaries.

Why Devanahalli?

Devanahalli is located 40 kilometres to the north-east of Bangalore which can be reached by NH7, also known as Bellary Road or Bangalore Hyderabad highway. This area has been under the spotlight ever since the opening up of the new international airport in 2008. There are a lot of compelling economic and social reasons that make Devanahalli a good real estate investment opportunity.

First reason is the vast BIAL IT Investment region (ITIR) which is coming up at the Nandi foothills between Doddaballapur and Chikballapur. This project is estimated to create 4 million jobs, the first phase of which is expected to be complete by 2020 and the second phase by 2032.

Another massive project coming up adjacent to the Bangalore International Airport is the Devanahalli Business Park (DBO) which is expected to attract an investment of $2.2 billion over the next five years. This business park will also provide 309 acres of infrastructure for hospitals, hotels and retail. Along with the leaders in IT services such as TCS and Wipro, IFCI is also building a 50 acre Global Financial District with an investment of around Rs. 1000 crores. This heightened business activity is going to improve employment avenues in Ozone Urbana’s immediate catchment, thus having a direct impact on real estate values in the area.

Devanahalli is being quoted as the emerging gateway to future Bengaluru for its good connectivity and upcoming infrastructure. To a large extent Kempegowda International Airport has fuelled the growth of this area and it is likely to continue adding opportunities for employment and recreation in coming years. It is said that over 25 lakh Bengalureans in the next decade will make it their home. In just over 15 years, the entire landscape of Devanahalli has changed which prompted Ozone to conceive a world class integrated township here.

Ozone Urbana, Devanahalli
Ozone Urbana, Devanahalli

Ozone Urbana – A look at the range of amenities

Ozone Urbana offers ample choice of residences with 2, 2.5, 3 and 4 bedroom apartments, senior living community and residential plots. The township is 25%-30% ready and about 500 people are staying, while the rest of it is under execution. Ozone Group’s master plan for Urbana boasts of state of the art infrastructure and many amenities for those planning to buy a property in this part of the city.

From a conveyance point of view, this township is about 20 kms  from Hebbal, about 15 kms from the Yelahanka railway station and 33 kms from the hub of Bangalore city – MG road. The elevated highway from Hebbal to Devanahalli reduces the travel time significantly, bringing Urbana closer to the city than envisaged.

Coming back to addressing the elephant in the room, Ozone Urbana actually lives upto its tagline – It’s all here, when it comes to amenities. The township will have all the modern amenities that will make it the perfect place for having a quality lifestyle.

Here are the top highlights –

  • National Public School

The first session at National Public School, located very close to the township’s main gate, within the township, has commenced classes this academic year. This school has a capacity to host 1200 students from kindergarten to 12th standard. 

  • National Public School in Devanahalli

    Proposed Hospital

Ozone Group are in talks to get a 250 bed leading, international healthcare brand within the township.

  • Proposed Retail Mall

Functional convenience store (Image Coutesy: Ozone Group)
Functional convenience store (Image Coutesy: Ozone Group)

Ozone Urbana proposes to host a shopping mall within its premises to cater to everyday requirements of the residents. A large supermarket, departmental stores and other entertainment options are being planned as a part of this project.

  • Hyatt Place Hotel

As another highlight, Hyatt Place is also under construction at Ozone Urbana. A four-star Business hotel inside this residential township is sure to attract more crowd to this area in the future as it will lift its appeal.

  • Proposed Business park

With Bangalore being the Silicon Valley of India, Ozone Urbana will also offer office spaces for IT Parks and services within the township. For residents who will work at these offices, Urbana experience shall be the true demonstration walk to work concept.

  • Proposed Serviced commercial plots

It is also planned to have serviced commercial plots with an option of fully fitted, plug and play offices.

  • Tennis Court at Ozone Urbana project in Devanahalli, Bangalore (Image credit: Ozone Group)
    Tennis Court at Ozone Urbana (Image credit: Ozone Group)

    Clubhouse facilities

The multiple Clubhouse at Urbana will be host to varied amenities such as a modern gymnasium, a multi-purpose hall, pharmacy, space for yoga and aerobics, day care center, library, ATM, gaming zone for kids, café and much more. It has night multi court sports facilities with tennis court, basket ball, mini football and a cricket pitch.

  • Outdoor facilities

An exhaustive range of outdoor facilities include multiple swimming pools for adults and toddlers, yoga and meditation centers, lush and beautiful gardens, skating rink, cricket pitches, tennis courts, jogging track, cycling tracks, amphitheatre, fountain plaza, joggers park and picturesque landscapes.

Swimming pool at Ozone Urbana project in Devanahalli, Bangalore (Image credit: Ozone Group)
Swimming pool at Ozone Urbana (Image credit: Ozone Group)

Operational swimming pool (Image Credit: Ozone Group)
Operational swimming pool (Image Credit: Ozone Group)

There is a concierge desk that provides the residents quick and easy access to all domestic service requirements such as travel, delivery, relocation services, tax assistance, passport, entertainment and legal.

With large open space most of it free of construction, Ozone Urbana promises to offer a good quality lifestyle desired by every modern family. The sheer size and scale of this development can only be experienced by visiting the under construction project. If one is looking for a modern home with a progressive living standard or a potentially good investment option at Bangalore, this might be the perfect choice.