North Bengaluru Rising: Metro, Airport, and Affordable Land Fuel Tech Expansion

Bengaluru’s commercial real estate landscape is witnessing a powerful shift as North Bengaluru rapidly emerges as the city’s next technology hub. With Amazon’s new headquarters and Google’s Ananta campus scheduled for completion by 2025, the region is attracting global attention. Industry experts highlight that metro connectivity, proximity to Kempegowda International Airport, and comparatively affordable land costs are the three major factors fuelling this northward expansion.

Traditionally, Whitefield and Outer Ring Road (ORR) have been the nerve centres of Bengaluru’s IT sector, generating nearly 32 percent of the city’s total IT revenue, according to the Outer Ring Road Companies Association (ORRCA). However, these areas are plagued by congestion, narrow roads, water shortages, and frequent flooding. With traffic bottlenecks becoming unbearable, companies are increasingly exploring options near operational and upcoming metro lines.

The Bangalore Metro Rail Corporation Limited (BMRCL) has lined up ambitious projects, including the Blue Line, connecting KR Puram to Kempegowda International Airport via Hebbal. Though timelines extend to 2026–27, the connectivity promise is drawing firms to Airport Road and Yelahanka, where new tech parks are offering modern infrastructure at lower costs. Hebbal, in particular, is expected to evolve into a multi-modal hub with metro, suburban rail, and road links converging.

Urban planners believe that the development of the Peripheral Ring Road and the 288-km Bengaluru Satellite Town Ring Road will further accelerate growth in these corridors, making North Bengaluru a preferred destination for companies seeking scale and sustainability.

At the same time, ORRCA maintains that uprooting businesses is not easy, given the entrenched ecosystem in ORR. The association insists that government focus should remain on fixing infrastructure issues—roads, footpaths, and public transport—so that companies continue to operate productively without being forced out by poor civic planning.

As the tug-of-war between infrastructure challenges and new opportunities continues, one thing is certain: North Bengaluru is set to redefine the city’s commercial map, positioning itself as a magnet for technology, investment, and innovation.