Bellandur locality guide
Bellandur locality guide defines Southeast Bengaluru's prime tech-residential corridor, spanning 12.5 square kilometres along the Outer Ring Road (ORR) with average property values of ₹14,299 per sq ft. It accommodates over 350,000 corporate professionals across adjacent business hubs like RMZ Ecoworld and Embassy TechVillage, driving gross residential rental yields between 4.8% and 6.2%.
Bellandur sees around 8.1% yearly growth in property prices. Good road links through State Highway 35 and National Highway 44 support this growth. The upcoming 19.7-km Namma Metro Blue Line will add another strong travel link. With good schools, hospitals, shops, offices, and modern gated homes, Bellandur remains a popular choice for both investors and home buyers.
Strategic Location and Road Connectivity in Bellandur
Bellandur sits right at the heart of South-East Bengaluru, linking Sarjapur Road directly to Marathahalli along a wide 8-lane road. The ongoing Namma Metro Blue Line adds stations at Bellandur and Kadubeesanahalli, cutting airport travel time by 45 minutes.
- Main Roads: Outer Ring Road runs along the west side, while Sarjapur Main Road sits just 1.2 km south.
- Metro Line: The 19.7 km Blue Line runs straight through the main road, with covered skywalks planned into office campuses.
- Trains and Airport: Bellandur Road Railway Station is 2.9 km away, and the airport is 47.5 km away along National Highway 44.
- City Buses: Over 42 BMTC bus routes stop at the local bus terminal, carrying more than 65,000 riders every day.
Proximity to Employment Hubs and Tech Corridors from Bellandur
Over 18 million square feet of top office space surrounds Bellandur, keeping tech parks within a short 5 km drive. Because thousands of engineers work right next door, rental flats here fill up fast and rarely stay empty.
- Helios Business Park: Just 900 metres away, housing large IT and finance teams.
- RMZ Ecospace and Ecoworld: Around 4.5 km away, with more than 80,000 daily office workers.
- Embassy TechVillage: Sits 5.7 km down the road across an 84-acre office campus.
- Pritech Park SEZ: Located 4.0 km away, holding major multinational software hubs.
Bellandur Real Estate Trends: Capital Values and Rental Returns
Flat prices in Bellandur range from ₹8,000 to ₹16,500 per sq ft. The price depends on the building’s age and how close it is to the main road. A 2 BHK usually rents for ₹40,000 to ₹55,000 per month. A 3 BHK can bring in ₹65,000 to ₹95,000 per month.
| Home Size | Flat Area (Sq. Ft.) | Average Buy Price (₹) | Monthly Rent (₹) | Yearly Rental Return |
|---|---|---|---|---|
| 1 BHK Flat | 650 – 800 | ₹65 Lakh – ₹98 Lakh | ₹25,000 – ₹32,000 | 4.8% – 5.2% |
| 2 BHK Flat | 1,150 – 1,400 | ₹1.45 Cr – ₹1.95 Cr | ₹40,000 – ₹55,000 | 5.0% – 5.8% |
| 3 BHK Flat | 1,700 – 2,100 | ₹2.20 Cr – ₹3.10 Cr | ₹65,000 – ₹95,000 | 5.2% – 6.2% |
| 4 BHK Flat | 2,600 – 3,400 | ₹3.40 Cr – ₹5.50 Cr | ₹1,10,000 – ₹1,80,000 | 4.5% – 5.0% |
High demand from office workers keeps home values steady, with more than three buyers looking for every good flat on the market.
Landmark High-Rise Living: Purva Cityspire in Bellandur
Purva Cityspire sits on 6 acres of land along Outer Ring Road in Bellandur, East Bangalore (PIN 560103), just 1.6 km off National Highway 44. Puravankara is building this project as a high-end gated community featuring two tall towers of 35 and 38 floors, with official Karnataka RERA sign-off now on the way. The front gates are only 900 metres from Helios Business Park and 1.6 km from the new Kadubeesanahalli metro stop, giving daily office-goers a quick, stress-free run to work.
About 55% of the total land area stays open for green parks, walking paths, and peaceful gardens. Families get access to a 20,000 sq ft clubhouse with more than 12 indoor and outdoor amenities. These include an infinity pool, modern gym, yoga studio, spa with steam rooms, quiet co-working desks, a sky lounge, and a party hall for 200 guests.
Apartment Configurations, Dimensions, and Price Matrix
| Flat Type | Built-up Area (Sq. Ft.) | Starting Base Price (₹) | Best Suited For |
|---|---|---|---|
| 1 BHK | 700 – 800 | ₹97.5 Lakh onwards | Single professionals and investors seeking rental income |
| 2 BHK | 1,150 – 1,400 | ₹1.50 Crore onwards | Small families who want extra space and a sunny balcony |
| 3 BHK | 1,700 – 2,100 | ₹2.21 Crore onwards | Growing families looking for large living rooms and big bedrooms |
| 4 BHK Sky Home | 2,600 – 3,200 | ₹3.38 Crore onwards | Homebuyers wanting large private decks and top-floor views |
The project includes two basement parking floors with 650 parking slots, 80 to 100 EV charging spots, automatic gate barriers, and 24/7 security.
Urban Infrastructure Updates and Civic Improvements in Bellandur
Growing traffic in Bellandur has led city teams to build new flyovers and clear key junctions around Iblur and Silk Board. Local authorities are running three helpful road and water projects to keep daily life running smoothly.
- Silk Board Flyover System: The new multi-deck flyover cuts driving time from Bellandur into BTM Layout and Koramangala down to 12 minutes.
- Lake and Drain Clean-up: The local K-100 drain works are cleaning silt and stopping rainwater overflow around Bellandur Lake.
- Wider Side Roads: Smaller lanes linking Green Glen Layout to Sarjapur Road now have fresh streetlights and paved walking footpaths.
FAQs
What makes Bellandur a prime residential real estate hub?
Bellandur sits right next to the Outer Ring Road tech parks, where more than 350,000 people work every day. This creates high rental demand, quick tenant move-ins, and strong rental yields between 4.8% and 6.2%.
How far is the upcoming Namma Metro line from Bellandur residential pockets?
The new Blue Line metro stops at Bellandur and Kadubeesanahalli are just 1.2 to 1.8 km from most residential homes. Footbridges will connect riders right into key tech gates.
What is the average price of a 2 BHK apartment in Bellandur?
A typical 2 BHK home in Bellandur costs between ₹1.45 Crore and ₹1.95 Crore, depending on the builder and location. In upcoming high-rise towers like Purva Cityspire, 2 BHK homes start from ₹1.50 Crore.
Which IT hubs are closest to Bellandur?
Helios Business Park is only 900 metres away, Pritech Park is 4 km away, and RMZ Ecospace sits 4.5 km away. Residents can easily drive to any of these offices in 5 to 15 minutes.
What are the starting configurations and prices at Purva Cityspire in Bellandur?
Purva Cityspire offers 1, 2, 3, and 4 BHK flats ranging from 700 to 3,200 sq ft. Starting prices begin at ₹97.5 Lakh for 1 BHK homes, up to ₹3.38 Crore for large 4 BHK units.
Purva Cityspire Blog
Social Infrastructure: Schools, Hospitals, and Retail in Bellandur
Bellandur makes daily life easy, with 14 good schools and more than 1,200 hospital beds within a 15-minute drive. Families can find most things they need close to home, including clinics, grocery stores, and movie theatres.