Bengaluru’s residential real estate market is no longer growing uniformly across the city. The expansion of IT companies, startups and Global Capability Centres (GCCs) is shaping housing demand across distinct micro-markets. Buyers are increasingly looking beyond established business districts, seeking a balance between affordability, connectivity, and long-term value. While established corridors such as Whitefield and Sarjapur Road continue to benefit from mature employment hubs, North Bengaluru is gaining prominence through airport connectivity, infrastructure expansion and growing economic activity. Emerging locations such as Devanahalli, Chikkaballapur, Doddaballapur and Gowribidanur are also attracting interest, particularly in plotted developments, due to their relatively affordable entry points and long-term growth potential. Rayan Munawer, Founder & CEO, Terray Realty, a new age real estate mandate and advisory firm, shares his insights in an interview.
What's your outlook on real estate in Bangalore right now?
Bangalore has always had pockets that move ahead of the rest, and right now that momentum sits firmly in the north. The airport shifted the city's centre of gravity upward, and the growth from Hebbal outward has followed. Devanahalli, Chikkaballapur and Doddaballapur are no longer the quiet outskirts. They are where the infrastructure, the employment and the investment are concentrating. The south and east are mature markets, and priced accordingly. The north still has headroom. My considered view is that Bangalore can no longer be read as a single market. It is three or four distinct ones, each moving at its own pace.
How do you decide where exactly to invest in the north?
It comes down to what you want the asset to do for you. If your priority is proximity to the city and building in the near term, the Devanahalli corridor is the logical choice. It is established, close to the airport, and the pricing reflects that convenience. If your objective is long-term appreciation, entering early and allowing value to compound over a decade, you look further out. Gauribidanur is that market today. A lower entry point, infrastructure genuinely arriving, and the kind of runway Devanahalli offered ten years ago. Proximity and growth rarely exist in the same plot, so the discipline lies in matching the location to your actual objective.
Why Gauribidanur specifically? What makes it stand out?
Development across North Bangalore is widespread, so the real question is always why a particular town over the one beside it. Gauribidanur offers a combination few can match. A large, operational KIADB industrial belt, with fresh investment arriving, including a major lithium battery facility. It sits on the Bengaluru to Mumbai rail line, with the airport roughly an hour away. Land values here have appreciated close to 262% over five years, and the market is still early in its cycle. Having worked extensively across North Bangalore, we have learned to distinguish a corridor with a genuine growth story from one that simply looks the part.
What do you see shaping the North Bangalore market over the next few years?
Plotted developments. In my view, they are the most intelligent way to enter a growth corridor. A plot offers flexibility that an apartment cannot. You own the land outright, build to your own timeline, and hold an asset that appreciates as the area matures rather than depreciating. The stronger projects now pair that ownership with the lifestyle buyers once gave up plots to access, a clubhouse, open green spaces, and security at the gate. One I have come across in Gauribidanur, Oak Vista, is built on precisely that principle. Land, with a genuine community around it.
For someone looking at Gauribidanur today, what should they look for?
Begin with the documentation. A clear title and a verifiable RERA registration carry far more weight than any marketing claim. Next, assess what the land offers beyond its boundary, the road network, the open spaces, and whether a community is genuinely being built or plots are simply being sold. Finally, scrutinise the developer, because a plotted development is ultimately a commitment to deliver what was promised. At Terray, every project we choose to represent has to clear that bar first. My advice to any buyer is straightforward. Verify before you commit. The corridor will reward you, provided the plot you choose is as sound as the story around it.
Looking ahead, Bengaluru’s residential market is expected to remain resilient, supported by employment growth, infrastructure development, and evolving lifestyle aspirations. However, sustainable growth will depend on realistic pricing, affordability and developers delivering projects that genuinely meet buyer expectations. Bengaluru’s next phase of real estate growth will not simply be about which location appreciates the fastest, but which developments deliver lasting value to the buyer.
