Bangalore, as per most old-timers of the city, was defined by its center (the commercial and business hub) and the south (where people resided). The eastern part of the city came into prominence at the turn of the century with the IT revolution in areas such as Whitefield and the construction of the Outer Ring Road. Time continues to move on, with a new story emerging. This story is the rise of north Bangalore.
North Bangalore was, in an earlier life, only known for the government establishments it had including the Wheel and Axle Factory, BHEL, BEL and the Yelahanka Air Force Base and largely housed families of people working in these establishments in government quarters. However, the last decade, in particular, has seen the tide change with tall, glitzy multi-storey apartments by India’s leading developers becoming commonplace. Among the most prominent areas of north Bangalore are Hebbal, Hennur, Jakkur, Thanisandra and Yelahanka. We look at the reasons for this change in skyline and why north Bangalore remains in high demand for home buyers and developers alike.
Proximity to the Kempegowda International Airport
The first game-changer was the operationalization of the Kempegowda International Airport in the year 2008, in the suburb of Devanahalli just north of Bangalore. Replacing the overloaded HAL airport in the east of the city, the airport led to a flurry of developments in northern Bangalore. The Bellary Road was widened to a 6-lane, signal-free elevated expressway, using which one can get from Hebbal to the airport in less than 30 minutes. The planned Peripheral Ring Road offers an alternative route to the airport from areas such as Hennur and Thanisandra. In a city like Bangalore, notorious for its traffic congestion, the reduced commuting time to the airport has been a godsend for residents of north Bangalore.
Improved connectivity to the city
North Bangalore’s development also brought about improved connectivity to the city. While the Palace Road (via Mekhri Circle) was the main mode of reaching the inner city earlier, the Outer Ring Road and NICE Road brought hitherto far-flung areas such as JP Nagar, Whitefield, Sarjapur, Electronic City and Mysore Road within easy reach of north Bangalore. The BMTC has a regular supply of both AC and non-AC buses connecting this part of town to major hubs such as Majestic, Marathahalli and Banashankari.
North Bangalore also has some of Bangalore’s most important railway stations, particularly Yelahanka, which connect it to cities such as Pune and Hyderabad. The arrival of the Namma Metro has boosted connectivity further. With the second phase of the metro expected to connect Hebbal, Nagawara and Jakkur to the airport and MG Road, one can expect further developments in these areas.
Offices coming up in north Bangalore
With improvements in infrastructure and connectivity in north Bangalore, it was only natural that not just homes, but also offices make a beeline for this part of town. One of the most prestigious Information Technology (IT) parks, the Manyata Business Park is located here, housing some of the world’s biggest companies such as Microsoft, IBM, Cognizant and Rolls-Royce, to name a few. The Kirloskar Tech Park is another IT hub near Hebbal on the Bellary Road.
Peenya, Bangalore’s major industrial area, is located in north Bangalore. An aerospace SEZ is coming up in Devanahalli, which is home to Thyssenkrupp Aviation, BEML and Dynamatic, among other companies. Also, on the anvil is the massive IT Investment Region (ITIR) as well as a Financial City due to come up near the airport, which shall offer a wealth of employment opportunities and lead to further growth in real estate here.
Well-developed social infrastructure
Not just offices and homes, the growth of north Bangalore can also be seen in terms of the ever-improving social infrastructure in terms of educational institutions, medical care centers and avenues for shopping and entertainment. Some of the most prominent schools here are Oasis International, Bangalore International and Delhi Public School. Among higher educational institutions here is BMS Institute of Technology, Christian College of Nursing and India’s most prestigious university, Indian Institute of Science (IISc) are located here.
Some of the prominent medical care centers in this part of town include Columbia Asia Hospital, Medi Derma and Regal Hospital as well as the well known Aster CMI Hospital for Cancer. Among the prominent malls here are Orion Mall, Elements Mall and Esteem Mall.
Green and open living environment
North Bangalore has retained much of the greenery that Bangalore was renowned for, unlike other parts of the city. Another standout feature here is the well-maintained open spaces and lakes in the area, such as the Puttenahalli Lake, Jakkur Lake, Hebbal Lake and Nagawara Lake, the last of which also has the Lumbini Gardens amusement park. Hence, one can live in an open and pollution-free environment here.
From north Bangalore, one can easily get to popular destinations such as Nandi Hills and Makalidurg and even towards Mysore Road using the NICE road.
A variety of residential options
North Bangalore offers a mind-boggling variety of residential properties to suit all categories of home buyers. One can go in for a 1, 2, 3 or 4 BHK apartment, depending on one’s needs, or opt for a row house or villa, if they desire greater privacy. From open plots to large townships with a self-contained school, sports grounds and restaurants, one can choose whatever type of home suits them well.
Also, homes here are available at a variety of price points. From the premium location of Hebbal to the more affordable areas of Jakkur and Hennur, one can go for whatever works within their budget. In general, residential prices in north Bangalore are more affordable than other parts of the city and one can get a better deal here than elsewhere.
Conclusion
North Bangalore is not considered the future of Bangalore real estate for nothing. Blessed with good connectivity, green surroundings, good social conveniences and with a variety of residential options by leading developers, this hitherto ignored part of Bangalore is now a major growth engine likely to prosper for years to come.
