Bengaluru’s residential real estate market has undergone a sharp transformation over the past five years, shifting from a post-pandemic recovery phase to a premium-led growth cycle. According to Anarock data cited by Trade Brains, the city’s average residential price has risen from around ₹5,500 per sq ft in early 2021 to Rs 9,500 per sq ft in Q4 2025 marking an appreciation of nearly 68%.
In 2021, micro-markets such as Whitefield were priced between Rs 5,800 and Rs 7,000 per sq ft, Hebbal between Rs 6,500 and Rs 7,500, and Sarjapur Road at Rs 5,000-6,000. Sales volumes at the time exceeded 40,000 units annually, supported by low interest rates and pandemic-driven buying. Rental yields hovered at 3-4%, while NRI participation was below 15%. By Q4 2025, however, the market dynamics had shifted significantly. Entry prices in North Bengaluru climbed to Rs 16,500-17,500 per sq ft in select pockets, driven by airport-linked development and infrastructure upgrades. Whitefield saw prices rise 65% to Rs 15,500-16,500 per sq ft, while Hebbal recorded a 75% increase to around Rs 11,500 per sq ft. Sarjapur Road prices nearly doubled to RS 9,500 per sq ft. Despite price growth, sales volumes moderated to 62,205 units in 2025 amid affordability pressures and concerns around IT sector hiring. Unsold inventory rose 23%, indicating a potential supply overhang in certain segments. At the same time, rental yields improved to 4–6%, with 2BHK units commanding monthly rents of Rs 42,000–47,000 in prime areas. NRI participation also increased to an estimated 20–30%, aided by currency advantages and premium project launches.
Looking ahead to 2030, analysts project annual price growth of 7–10%, which could take the citywide average to Rs 13,000–16,000 per sq ft. Infrastructure is expected to remain the primary catalyst. Metro Phase 3, the Peripheral Ring Road (rebranded as the Bengaluru Business Corridor), and expansion around Devanahalli are anticipated to unlock new growth corridors, potentially delivering 20–30% premiums in North and East Bengaluru. Projected averages by 2030 suggest North Bengaluru could see prices cross Rs 22,000 per sq ft in established pockets such as Hebbal and Yelahanka, while East Bengaluru’s Whitefield and Sarjapur markets may range between Rs 19,000 and Rs 22,000 per sq ft. However, risks remain. Elevated inventory levels, affordability constraints and macroeconomic factors including IT sector hiring trends could moderate the pace of appreciation. Analysts caution that while premium and plotted developments may continue to attract HNIs and NRIs, balanced portfolio strategies and careful market selection will be crucial.
With infrastructure expansion, policy support and sustained IT demand, Bengaluru appears poised for continued growth. Whether the trajectory remains a boom or transitions into a more measured cycle will depend on supply discipline and economic stability in the years ahead.
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Infrastructure, IT to Drive Bengaluru Realty Till 2030
