North Bengaluru Property Prices Soar Up to 133%, Fueled by Airport Growth and Connectivity

North Bengaluru property prices witnessed drastic highs-from 69% to 133% since the beginning of the pandemic, spurred by infrastructure growth, airport-linked growth, and better connectivity.

Research by Square Yards indicates that apartments in regions, including Thanisandra, Yelahanka, Devanahalli, and Bagalur, have increased by 69%, with rates of between ₹11,000 and ₹13,000 per square foot currently. Residential plot prices have seen even sharper spikes rising by 118% on average. Devanahalli led the surge with a 133% increase, hitting ₹6,500–₹8,000 per sq ft in FY25, up from ₹2,900–₹4,000 in FY21. Bagalur followed closely with a 127% rise, Thanisandra saw a 113% jump, and Yelahanka posted a 116% increase.

In contrast, the rest of Bengaluru saw more moderate growth 48% in apartment prices (₹13,000–₹15,000 per sq ft) and 93% in residential plot prices during the same period.

Experts attribute the spike to the area’s proximity to Kempegowda International Airport, which has become a powerful growth driver. As of FY25, annual passenger traffic touched 41.55 million, per Airports Authority of India data. The upcoming Terminal 3 (T3) is expected to increase the airport’s capacity to over 100 million passengers annually.

“Airports are among the most influential enablers of economic growth and real estate development,” said Tanuj Shori, CEO & Founder, Square Yards. “Bengaluru, anchored by Kempegowda airport, is a prime example.”

The airport has helped North Bengaluru capture a consistent 25–27% share of the city’s registered residential transactions, both primary and secondary, since FY21. Renuka Kulkarni, Head of Research at Square Yards, added, “The improved connectivity between Devanahalli and Bengaluru has driven growth as people prefer to live closer to emerging employment hubs.”

With strong infrastructure and demand tailwinds, North Bengaluru is shaping into a real estate hotspot, positioning itself as one of the most lucrative regions in the city’s property landscape.