North Bangalore holds immense potential in terms of realty development. Planned well, this could very well turn into ‘Greater Bangalore’ like its counterparts – Noida, Gurgaon and Navi Mumbai.
Bangalore has developed beyond imagination. Areas such as Whitefield, Bannerghatta Road, Marathahalli once considered to be the outskirts of the city, have now joined the ranks of almost saturated zones in Bangalore. So now when the international airport set base in Devanahalli, it was like the opening of a goodie bag in terms of potential for realty development. With development – commercial, retail as well as residential are on the rise in this area, the idea of a Greater Bangalore, on the lines of Navi Mumbai or Noida and Gurgaon is gradually taking shape.
A look at some of the opinions on Greater Bangalore being a possibility.
Potential yes, but infrastructure?
For the development of any area, basic infrastructural necessities continue to be water supply, connectivity in terms of roads as well as other amenities such as schools, hospitals and entertainment options. Most developers are of the opinion that North Bangalore does have the potential of becoming Greater Bangalore in the next three-five years. However, it will probably take another 10 years before this development reaches the degree of advancement currently enjoyed by Navi Mumbai and Noida. There are currently infrastructure challenges in many parts of North Bangalore, primarily related to water availability due to a lack of sufficient pipelines. Having said that, the arrival of the airport has certainly up lifted the ante in North Bangalore, with a lot of real estate growth evident in the areas along Outer Ring Road. And a slow but steady progression of this development towards the airport site at Devanahalli.
Commercial yet to catch up:
The residential development is far ahead of commercial here. Due to the good connectivity and infrastructure coming up in North Bangalore, handling large residential and commercial growth will not be a problem.
As far as other amenities go, BIAL has been a major driving factor for the development here. World over cities have been built around airports and Bangalore is also no exception to this. North Bangalore is very well connected today with major and wide roads leading to it. There are a lot of proposed infrastructural developments in North Bangalore in the near future like the BDA Peripheral Ring Road, the High Speed Rail Link, the elevated expressway and broadening of the Bellary Road. All these hold promise for making North Bangalore the most sought after self-sustained destination. Already, the area has good schools like Vidyashilp, DPS, Canadian International, TRIO World school and engineering colleges like VIT, MS Ramaiah etc. North Bangalore is all set to become ‘Greater Bangalore’ or ‘Hosa Bengaluru’!”
North Bangalore’s USP
For starters, it has the international airport and as pointed out, historically cities have been built around airports. Any growth in residential segment depends on couple of factors like connectivity, commercial growth and land availability. If the basic infrastructure is taken care of, then North Bangalore will be well equipped to handle any kind of residential growth. Its biggest advantage is definitely the connectivity and the huge availability of land which is a prerequisite for any kind of development.
Greater availability of big land parcels for the formation of large residential projects and commercial complexes is an added advantage and considerable investment value since property prices are still relatively reasonable. The arrival of the airport in North Bangalore has started to raise the stakes in property pricing, and the long-term investment potential is excellent as compared to more saturated areas.
Development in the area is already on a high with several projects in various brackets. This has ensured that North Bangalore gets the attention it deserves in terms of infrastructure development. North Bangalore will certainly emerge as Greater Bangalore in the days to come. Developmental works such as the proposed high speed rail link till International Airport, state- of -the -art race course near Chikkajala on the way to Andhra Pradesh, several 5-star hotels in the pipeline, technical and software parks planned by the state government near Devanahalli etc will pave the way for its development. Further the entire stretch is more conducive for residential growth as there are no industries there. Even software companies are likely to plan expansion here. To meet the water requirement in this area, the state government is contemplating channeling Hemavathy and Krishna waters to this part of Bangalore.
The stretch, especially from Hebbal to Devanahalli is seeing a lot of large scale residential real estate activity. ISKCON is planning an ISKCON City which will be a huge residential project here.
The major advantage is that it is a “green field” development area with a clutter-free zone for a planned integrated living space. In India the biggest challenge faced is to increase the quality of living at affordable prices. Hence, areas like North Bangalore enjoy the benefit of creating better living spaces.
* Scope for development: Primarily residential, with several commercial and retail prospects as well. A number of businesses may expand into this area.
*Residential development targeted at: Middle and upper middle class, IT/ITeS and an equal importance to non-IT sector, businessmen and segment of the NRI crowd.
* ‘Greater Bangalore’ status: Three-five years depending on government’s pro-activeness in addressing infrastructural related issues.
* Residential price bands
Average price band is between Rs 3500 – Rs 4000/- per sft for villas
The prices of luxury built up apartments are Rs 75 lakh+, prices of mid segment homes are
Rs 50 lakh +, budget housing start at Rs. 25 lakh and villas vary from Rs 1.5 crore to Rs 5 crore.
* Current plus points
* The International Airport at Devanahalli
* High levels of connectivity to the city
*Large parcels of land
*Lower rates of pollution
*Several high profile schools, hospitals and retail outlets
Software parks by the State government
ISKCON residential city