Residential property prices in Bengaluru’s Sarjapur Road and Thanisandra Main Road corridors have risen sharply over the past three and a half years, with average rates increasing by around 80%, according to real estate consultancy Anarock.
Data from Anarock shows that average housing prices at Sarjapur Road appreciated by 79% to ₹10,800 per square foot in the April-June 2025 quarter, up from ₹6,050 per square foot at the end of 2021. Thanisandra Main Road, in north Bengaluru, recorded an 81% jump in prices, rising to ₹9,700 per square foot from ₹5,345 per square foot.
Industry analysts attribute the growth to a combination of infrastructure development, IT sector expansion, and limited housing supply in these prime corridors. The upcoming Red Line Namma Metro connecting Hebbal to Sarjapur is cited as a key factor fueling fresh buyer interest along the eastern IT corridor. Similarly, Thanisandra’s proximity to Manyata Tech Park, along with improving road connectivity, has made it increasingly attractive to mid- and upper-income IT professionals.
Rental values in these locations have also seen significant growth. Sarjapur Road and Thanisandra Main Road have experienced rental appreciation of roughly 81%, reflecting both strong demand and rising residential property costs.
Across Bengaluru and six other major cities,Hyderabad, Pune, Delhi NCR, Mumbai Metropolitan Region, Kolkata, and Chennai,capital values and rental rates have recorded substantial gains. Anarock’s data for 14 key micro markets in these cities indicates capital value growth between 24% and 139%, while rental rates climbed between 32% and 81% from the end of 2021 to the second quarter of 2025.
Market experts highlight that connectivity improvements have played a pivotal role in shaping real estate trends. Karishmah Siingh, President of Sales, CRM, and Marketing at Sattva Group, noted that corridors such as Sarjapur Road and Thanisandra have emerged as premium destinations due to metro connectivity, the planned Sarjapur-Hebbal corridor, and proximity to the Outer Ring Road IT belt. Limited housing supply in these areas has further reinforced their investment appeal.
Anjana Sastri, Director of Marketing at Sterling Developers, observed that North Bengaluru’s real estate sector has benefited from improved connectivity, particularly in locations like Hebbal and Thanisandra, which have seen strong residential demand. Angad Bedi, CMD of BCD Group, added that the simultaneous development of Grade A office spaces, retail areas, and residential projects is driving capital appreciation and rental growth, positioning these corridors for continued short-term growth.
Bhavesh Kothari, Founder and CEO of Property First Realty, said the differentiated profile of these locations contributes to their investment potential: Sarjapur attracts startups and unicorn companies, whereas Thanisandra is home to established enterprises and multinational corporations. This makes both locations appealing to retail investors seeking long-term value.
The combination of strategic location, metro and road connectivity, limited housing supply, and IT-driven demand has contributed to the strong surge in property values along Bengaluru’s key micro markets, reinforcing their status as investment hotspots.
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