BANGALORE REAL ESTATE AT A GLANCE - 2014

100-500 units

500-1000 units

1000-1500 units

> 1500 units

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All the data represented on the map is for the year 2014 only.

Bangalore witnessed the launch of over 500 projects in 2014, out of which 35 per cent were concentrated in East Bangalore, followed by South and North Bangalore with 33 per cent and 25 per cent respectively.

At present, there are more than 15 ongoing large-size projects that have more than 1000 units. Due to connectivity via NICE Road and robust infrastructure, these projects are mainly skewed towards South Bangalore, followed by East and West Bangalore.
While IT/ITes has been the major growth driver for the eastern and southern part, proximity to the airport, presence of several office spaces and the proposed investment regions have helped North Bangalore score positive on the realty graph. Absence of any new major commercial development in West Bangalore resulted in the launch of very few residential projects.
In North Bangalore, Hennur Road, Hebbal, Yelahanka, Thanisandra and Horamavu were the showstoppers. Interestingly, most of the projects launched in these localities were either small or medium size with number of units ranging from 100-500 for the former and 500-1000 for the latter.
In East Bangalore, Marathahalli, Varthur, Sarjapur Road and Kundalahalli recorded maximum number of project launches. While the presence of IT/ITeS and office spaces have been the major growth drivers in all the mentioned areas, the proposed Peripheral Ring Road (PRR) connecting Sarjapur Road and Varthur is mainly fuelling the residential demand along Sarjapur Road.
In South Bangalore, Hosur Road and Electronic City witnessed maximum launches. Interestingly, southern part of the city offers an array of property options. There are projects with number of units ranging from 100-1500. Few projects with 1500+ units can also be spotted along Kanakpura Road, Mysore Road and Hosur Road.
Haralur Road in Southeast Bangalore also witnessed a significant number of new launches. Swift connectivity to Electronic City and Outer Ring Road (ORR) has acted as a catalyst in attracting developers to the area.

From affordable to mid-segment to luxury, all the options are available in North, South and East Bangalore. Whereas western part of the city mostly offers luxury properties.
In affordable segment, i.e., less than Rs 4,000 per sq. ft., over 240 projects were launched, out of which maximum were available in South Bangalore (39 per cent), followed by East and North Bangalore with 36 and 21 per cent respectively.
Mid-segment properties, i.e., Rs 4,000-6,000 per sq. ft., were mainly skewed towards East, South and North Bangalore with 28, 30 and 31 per cent respectively.
Luxury projects worth Rs 6,000 per sq. ft. and above were equally available in North, South and East with 30 per cent each. Few projects were also spotted in the western localities such as Yeshwantpur, Jagajeevanram Nagar and Magadi Road.
In South Bangalore, Kanakapura Road and Electronic city offered maximum properties in affordable price bracket and mid-segment. Affordable prices coupled with swift connectivity via NICE Road has spurred growth in both Kanakapura Road and Electronic City. However, in luxury segment, already established markets of Banashankari and Bannerghatta Road top the chart.
In North Bangalore, due to the availability of huge land parcels Devanahalli has evolved as an affordable property destination. Being developed as a satellite town with ample growth opportunities is catalysing demand in Yelahanka for both affordable and mid-segment properties. While for luxury properties, Hebbal has emerged as an ideal destination due to its proximity to the city centre and robust infrastructure.
In East Bangalore, Whitefield and Sarjapur Road steals the show with properties available in all three segments. This can mainly be attributed to the growth fuelled by IT/ITeS sector.
In West Bangalore, Mysore Road tops in affordable and mid-segment. While due to proximity to the city, Yeshwantpur, Jagajeevanram Nagar and Magadi Road have carved a niche for themselves for luxury projects.

Good connectivity to other cities and states in and around Karnataka is an added advantage for Bangalore. The important highways that connect the Garden City to other towns include NH-4, NH-7 and NH-209. Bangalore’s Kempegowda International Airport (KIA) is also the fourth busiest airport in the country. Moreover, the South Western Railways, one of the 17 railway zones in the country, covers most of the railway lines in Karnataka. Bangalore City Railway Station, Bangalore Cantonment and Yeshwanthpur Junction are the three important stations for long distance and local trains.

Bangalore also has a large city bus service (BMTC) while KSRTC (Karnataka State Road Transport Corporation) operates numerous intercity bus services. Private buses also ply to other parts of Karnataka and neighbouring states. Two lines of Namma Metro, the Rapid Transit System in Bangalore, are already operational.

Furthermore, in order to cater to the burgeoning population in Bangalore, the civic administration has also planned and implemented several infrastructure projects over the year 2014. Following are some of the infrastructure projects planned and executed in Bangalore.

Infrastructure project	Key areas	Implementation stage
Bangalore Metro – Phase I (Reach 3 and 3A)	Malleshwaram to Peenya	Operational (1st March 2014)
Hebbal-Airport Expressway (Trumpet Road)	Hebbal to Devanahalli Airport	Operational (January 1st)
Signal-free corridor	Silk Board, Brigade Road, Mekhri Circle, Old Airport Road, Old Madras Road, Kundalahalli, Whitefield, Channasandra, ORR	Proposed
Peripheral Ring Road		Proposed
Namma Metro – Phase II	Whitefield, Hesaraghatta Cross, Puttenahalli, Anjanapura Township, Kanakapura Road	Approval given
Local Train	Bengaluru City to Heelalige (4 kms from Electronic City)	Proposed

The growing realty demand in Bangalore compelled the state government and city civic authorities to introduce various policies that would benefit all in the long term and help reduce corruption. Some of the important policies are indicated below.

Month	Policy
Feb 17	The Karnataka government proposed a uniform stamp duty of 2 per cent on joint venture developments between land owner and developer. This would help to bring down land registration cost.
April 3	The BBMP officially put a stop to accepting cheques for payment of property tax from the current financial year. Payments can be made through DDs or cash.
May 19	The BBMP announced slabs for betterment charges for developers to obtain ‘A’ Khata for their properties.
June 18	The Karnataka High Court put on hold the government’s move to regularise building violations through its Akrama-Sakrama Scheme.
July 25	The Karnataka government brought about a few amendments to simplify land reforms. This is expected to have far-reaching consequences on industrial development.
July 30	Houses that will have more than 12 paying guests will be considered a commercial building and will have to pay higher taxes similar to a commercial set-up.
August 19	BBMP implemented E-Swathu, a software that provides property information about properties listed in the Urban Local Bodies (ULB) attached to the Panchayat Raj and rural development department.
September 24	BBMP announcement that builders can save the mandatory 10 per cent area for open spaces in apartments by paying a designated fee. The free space can be used as part of covered area.
Proposed	Computerised registration of properties
Work in Progress	The Karnataka government is working with CISCO to transform Electronic City into a Smart City. The first phase of Internet of Things (IoT) Innovation Hub is expected to open in January 2015.

Locality name	Current Prices	Price Change (over the year)
Yelahanka	Rs 4,518 per sq.ft
Hennur	Rs 3,871 per sq.ft
Whitefield	Rs 4,876 per sq.ft
Sarjapur Road	Rs 4,736 per sq.ft
Electronic City	Rs 4,671 per sq.ft
Bannerghatta Road	Rs 4,751 per sq.ft
Kanakapura Road	Rs 4,175 per sq.ft
Varthur	Rs 3,872 per sq.ft
Mysore Road	Rs 4,174 per sq.ft

For better understanding of market trends, CommonFloor has divided amenities into 3 categories - 1, 2 and 3 starting from basic to convenience to luxury as shown in Table below

Play Area
security
Electric Backup
Gymnasium
Garden
Swimming Pool
258

Play Area
security
Electric Backup
Gymnasium
Garden
Swimming Pool
Club House
rain water harvesting
intercom
indoor games
community hall
tennis court
health facilities
maintenance staff
96

Play Area
security
Electric Backup
Gymnasium
Garden
Swimming Pool
Club House
rain water harvesting
intercom
indoor games
community hall
tennis court
health facilities
maintenance staff
badminton court
Basket ball court
library
recretion facilities
16

Amenities in Projects: For user convenience, CommonFloor has divided the amenities across projects into 3 categories - Category 1, 2 and 3 starting from basic to luxury to ultra-luxury as shown in Table below.
As per data, out of the total new supply in 2014, about 65 per cent projects are within Category 1 followed by 23 per cent in Category 2 and 12 per cent in Category 3. This could be attributed to the escalating property prices in Bangalore due to which builders are finding alternate means to reduce overall ticket price.
In projects that are priced above Rs 6,000 per sq. ft., there is maximum supply in Category 1 of about 64 per cent followed by Category 3 having 22 per cent. This clearly indicates that the cost of the former is high due to location of the property, whereas prices of the latter are high because of the luxury amenities on offer.
Data also indicates that the maximum number of projects (as many as 110) with only basic amenities are found in East Bangalore followed by South Bangalore.
In Central Bangalore, almost 75 per cent of the projects have only basic amenities (Category 1) followed by West, East and South zones. This is mainly due to paucity of land as well as

Rental Synopsis

Resale Synopsis

All the data represented on the map is for the year 2014 only.

1. JP Nagar (S)
2. Koramangala (S)
3. Whitefield (E)
4. HSR Layout (S)
5. Indira Nagar (E)
6. Jayanagar (S)
7. BTM Layout (S)
8. Sarjapur Road (E)
9. Old Airport Road (E)
10. K R Puram (E)

Interestingly, out of the top 10 preferred rental localities, half were skewed towards the Southern part and the other half towards the Eastern part.
In South, JP Nagar, Koramangala, HSR Layout, Jayanagar and BTM Layout retained their spot in top ten preferred localities for rent.
These five micro-markets boast of well-laid layouts coupled with developed social and physical infrastructure, which has led to the upsurge in the rental demand.

S No	Area	Avg days in market
1	K R Puram	13
2	Sarjapur Outer Ring Road	14
3	Marathahalli	14
4	Bellandur	15
5	BTM Layout	16
6	Jayanagar	18

1. Whitefield (E)
2. JP Nagar (S)
3. Koramangala (S)
4. Indira Nagar (E)
5. Varthur (E)
6. Sarjapur Road (E)
7. HSR Layout (S)
8. Electronic City (S)
9. Attibele (S)
10. Begur (S)

As per CommonFloor data, there is ample supply of properties in the Eastern and Southern Zone. Interestingly, all the top 10 resale localities are situated in these two zones alone.
In comparison, the North, Central and West zones have far less supply of resale properties.
Whitefield and Electronic City are key established markets with IT/ITeS sectors driving growth here. However, due to the multiplying effect of these two micro markets, nearby localities such as Varthur, Attibele and Begur have seen a spurt in residential growth.
JP Nagar, HSR Layout, Indiranagar and Koramangala are established residential layouts with easy access to the city centre. Major work centres of the city are in proximity to these micro markets. Moreover, Indiranagar and Koramangala have also seen a spurt in retail activities over the last few years.
Strategically located, Sarjapur Road has seen robust growth over the years due to its connectivity to Electronic City on one side and the Outer Ring Road and Whitefield on the other.

Forums- User Queries & Discussions

Top 5 localities- User Interest

1. Electronic City
2. Whitefield
3. Bannerghatta Road
4. Kanakapura Road
5. Sarjapur Road

Based on the number of user-generated queries on CommonFloor’s ‘Forum’ section, Electronic City has garnered maximum interest. In the ‘Forum’ section, consumers can post any query/ies pertaining to a particular city, locality, project, etc.

Other key localities that generated consumer interests were Whitefield, Bannerghatta Road, Kanakpura Road and Sarjapur Road, in that order.

Forums- User Queries & Discussions

Top 5 localities- User Interest

Top 5 Trending Topics