Why North Bangalore is Outperforming East and South in Real Estate ROI
In recent years, Bangalore’s real estate market has expanded significantly across various zones. While East and South Bangalore have traditionally been popular for residential and IT-driven developments, North Bangalore has steadily risen to outperform both regions in terms of return on investment (ROI). The transformation of North Bangalore, led by strategic infrastructure projects, connectivity upgrades, and branded developments like Godrej MSR City in Shettigere, has made it one of the top destinations for real estate investment in 2025.
Key Growth Drivers of North Bangalore
Proximity to Kempegowda International Airport (KIA)
One of the most significant advantages for North Bangalore is its direct connectivity to the international airport. Localities such as Shettigere, Devanahalli, and Yelahanka have witnessed strong investor interest due to their ease of access to KIA and related commercial hubs.
Strategic Infrastructure Projects
North Bangalore is being shaped by a host of infrastructure investments that are boosting both connectivity and livability:
- Bengaluru Suburban Railway project
- Peripheral Ring Road (PRR)
- STRR (Satellite Town Ring Road)
- Phase 2B of Namma Metro connecting KR Puram to the airport
These projects are not only reducing travel times but also opening up new micro-markets for residential and mixed-use developments.
Real Estate Appreciation and ROI Comparison
According to property analysts and developers, North Bangalore is showing higher capital appreciation compared to East and South Bangalore. This is mainly due to lower entry costs a few years ago and faster infrastructure execution timelines in the north.
ROI Snapshot (2020–2025):
| Region | Average ROI % (5 Years) | Key Drivers |
|---|---|---|
| North Bangalore | 9–12% | Airport, metro, tech parks, SEZs |
| East Bangalore | 6–8% | Saturation, limited new infrastructure |
| South Bangalore | 5–7% | Already developed, slower growth |
Rise of Premium Townships Like Godrej MSR City
One of the flagship developments contributing to the rise of North Bangalore is Godrej MSR City. Located in Shettigere, this project reflects the growing trend of integrated, eco-conscious townships backed by reputed developers.
Key Highlights of Godrej MSR City:
- Seamless access to the airport and highways
- Located in a future-ready corridor with steady price appreciation
- Offers sustainable design and green features
- Developed by one of India’s most trusted real estate brands
Such projects not only attract homeowners but also deliver stable rental and resale returns to investors.
Why North Bangalore Has an Edge Over East and South
- Less Congestion: Compared to East and South Bangalore, North is relatively decongested and allows better planning of large-scale projects.
- Commercial Expansion: With the KIADB Aerospace SEZ, Manyata Tech Park Extension, and proposed IT parks in Devanahalli, the region is emerging as a future employment hub.
- Affordable Entry Prices: Although prices are rising, North Bangalore still offers lower entry points than older, saturated areas, giving more room for capital appreciation.
North Bangalore has clearly emerged as the new growth engine for real estate in the city. With a strategic location, better infrastructure plans, and branded developments like Godrej MSR City in Shettigere, this region is set to outperform East and South Bangalore in ROI over the coming years.
For investors and homebuyers focused on long-term value and smart city infrastructure, North Bangalore stands out as a preferred destination in 2025.
