Sarjapur Road's Real Estate Soars: 2BHK Flats Now Match 3BHK Prices in North Bengaluru
Bengaluru's real estate landscape has shifted dramatically, with Sarjapur Road emerging as one of the city's most expensive residential areas. A 2BHK flat in Sarjapur Road now costs as much as a 3BHK flat in North Bengaluru, reflecting significant changes in the city's property trends.
Real EstateProperty PricesSarjapur RoadNorth BengaluruIt CorridorReal EstateSep 13, 2025
By contrast, 3 BHK apartments in North Bengaluru, such as Yelahanka, Thanisandra, and Hebbal, are sold between ₹85 lakhs and ₹1.79 crores with a living space of 1314-1786 square feet. North Bengaluru has an average price of between ₹7200 to ₹10,000 per square foot in neighborhoods like Yelahanka, and ₹9700 per square foot in places like Thanisandra, making it more affordable than Sarjapur Road with larger space offerings.
The price boom in Sarjapur Road is fundamentally driven by its strategic location in the Bengaluru IT ecosystem. The corridor connects major employment centers such as Electronic City, Whitefield, and the Outer Ring Road corridor. Top companies like Wipro, Microsoft, Goldman Sachs, and JP Morgan have established their strong presence in nearby tech parks. The region hosts Ecoworld, Embassy Tech Village, RGA Tech Park, Ecospace, and Prestige Tech Park, which drive high residential demand. The majority of Sarjapur Road residents are IT professionals and their families, explaining the high willingness to pay premium prices for proximity to their workplace and lifestyle conveniences.
Infrastructure investments have been the key driver of price growth for Sarjapur Road. The most anticipated Sarjapur–Hebbal Red Line metro project (Phase 3A), which will be 36.6 km long with 28 stations, is budgeted at ₹28,405 crore and is likely to be operational from 2031. This will significantly enhance connectivity and access to central and northern Bengaluru. The Peripheral Ring Road (PRR) project and ongoing road widening projects are also improving traffic flow and access. These improvements produce a multiplier effect on property valuations, as buyers factor in future convenience benefits into their purchase decisions. Social infrastructure development, including prestigious educational institutions like Oakridge International School, Delhi Public School, and Inventure Academy, and reputable hospitals like Columbia Asia and Narayana Health, further enhances the area's appeal. The region is also known for its vibrant nightlife, with a variety of cafes and bars.
The price increase in Sarjapur Road is also indicative of underlying supply-demand imbalances. The shortage of land has led to stiff competition among buyers, and developers have shifted towards high-end projects that cater to wealthy IT professionals. Projects such as Birla Evara, Godrej Lakeside Orchard, and Sobha Crystal Meadows emphasize this trend towards luxury offerings with world-class facilities. In contrast, North Bengaluru still has larger parcels of land available, making it more accessible for new supply. This market imbalance—where there is a surplus of buyers and a shortage of projects—has driven prices up.
Sarjapur Road’s transformation from a mid-segment corridor to one of Bengaluru’s most expensive markets highlights how IT demand and infrastructure shape housing trends. Buyers must now consider whether the convenience of living in Sarjapur Road or the greater living space in North Bengaluru better suits their needs.
Frequently Asked Questions
What is the current price range for 2BHK apartments in Sarjapur Road?
The current price range for 2BHK apartments in Sarjapur Road is between ₹80 lakhs to ₹1.5 crores for units spanning 600-1200 square feet.
How have property prices in Sarjapur Road changed from 2021 to 2025?
Property prices in Sarjapur Road have increased by 79% from ₹6,050 per square foot in 2021 to ₹10,800 per square foot in June 2025.
What are the main factors driving the price increase in Sarjapur Road?
The main factors driving the price increase in Sarjapur Road are its strategic location in the IT ecosystem, infrastructure developments, and supply-demand imbalances.
What are the average prices for 3BHK apartments in North Bengaluru?
The average prices for 3BHK apartments in North Bengaluru, such as Yelahanka, Thanisandra, and Hebbal, range from ₹85 lakhs to ₹1.79 crores with a living space of 1314-1786 square feet.
What infrastructure projects are currently underway in Sarjapur Road?
Key infrastructure projects underway in Sarjapur Road include the Sarjapur–Hebbal Red Line metro project, the Peripheral Ring Road (PRR) project, and ongoing road widening projects.
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