Bagalur, Bengaluru
North Bengaluru's aerospace-anchored growth corridor — Boeing, Shell, SAP, Foxconn, Amazon and the Blue Line metro arriving June 2027
About Bagalur
Why this micro-market matters in Bengaluru's real-estate landscape.
Bagalur is a fast-emerging residential and industrial corridor in North Bengaluru — a 5–8 km belt north-east of Yelahanka, sandwiched between Hennur–Bagalur Road and the airport-corridor NH-44. What was a sleepy village a decade ago has, through the development of the 3,000-acre KIADB Aerospace Park and adjacent Hi-Tech Defense and Aerospace Park, become one of Bengaluru's most actively built residential corridors. In 2026, it is genuinely an aerospace-and-technology employment hub, not just airport adjacency.
The employer base is the corridor's real story. Boeing India Engineering and Technology Centre (BIETC) — inaugurated by PM Modi — anchors the campus mix. Collins Aerospace is completing a 26-acre campus (operational 2026, ~1,500 jobs). SAP Labs is building a 41-acre campus targeted at 15,000 jobs at full capacity. Shell has operated a 53-acre R&D campus since 2015. Foxconn's iPhone manufacturing plant is under construction, and Amazon leases a 1 million sqft warehouse. Airbus Technology Centre, HAL-linked supply firms and Zetwerk's 2026 high-tech factory round out the cluster. Kempegowda International Airport is 12 km away, reachable in 15–20 minutes via NH-44.
Pricing reflects the demand surge. 99acres records average flat rates of ₹9,700/sqft as of Q1 2026, up 13.5% YoY, 83% over three years and 120.5% over five years. MJR North Park appreciated 27.1% in the last year — the highest single-project growth in the corridor. Brigade El Dorado is the most-bought project (124 transactions YoY). Premium gated launches like Assetz Sora & Saki (₹11,550/sqft) set the ceiling, while older village stock still trades at ₹3,850–₹6,000/sqft. The Blue Line metro's Bagalur Cross station is targeted operational June 2027 — the corridor's biggest near-term catalyst.
How Bagalur connects
Metro, road, rail and air — at a glance.
No operational metro yet — closest active station is Nagasandra (Green Line) ~22 km away via NH-44.
Triple-axis road access — NH-44 (Bellary Road), SH-104 (Bagalur Main Road) and Hennur–Bagalur Road converge at Bagalur junction.
Yelahanka Junction (~13 km) on the Bengaluru–Bangarapet line is the closest major suburban rail node; K-RIDE Mallige Line under construction.
~12 km to Kempegowda International Airport — typically 15–20 min via NH-44, the corridor's defining advantage.
Regular BMTC and KSRTC services along NH-44 and SH-104, including Vayu Vajra airport buses and dedicated tech-park shuttles.
Real estate pulse
Property type pricing, recent trends, and what's driving them.
| Property Type | Price Range | Trend |
|---|---|---|
| 1 BHK Apartment | ₹45 L – ₹70 L | ↑ Up |
| 2 BHK Apartment | ₹78 L – ₹1.03 Cr | ↑ Up |
| 3 BHK Apartment | ₹1.15 – ₹1.77 Cr | ↑ Up |
| 4 BHK / Luxury | ₹1.8 – ₹3.2 Cr | ↑ Up |
| Villas (limited) | ₹2.5 – ₹5 Cr | ↑ Up |
| Plots (abundant) | ₹3,850 – ₹6,000/sqft | ↑ Up |
Bagalur has delivered +13.5% YoY in 2025, +83% over three years and +120.5% over five years on the 99acres flat-rate index — among the strongest sustained growth in any North Bengaluru corridor. Average flat rates moved from ~₹4,400/sqft in 2020 to ₹9,700/sqft in Q1 2026. Land rates have appreciated 169% over five years and 609% over a decade per Karnataka government registration data — making Bagalur plots one of the best-performing land assets in Bengaluru.
The pricing spread is wide. Older Bagalur village stock and BIAAPA-approved plots in Chagalatti, Meesaganahalli and peripheral pockets trade ₹3,850–₹6,000/sqft. The KIADB Aerospace Park belt branded gated communities — Brigade El Dorado, Godrej Ananda, Prestige Finsbury Park, MJR North Park, Provident Ecopolitan, Kalyani LivingTree — trade ₹8,500–₹11,000/sqft. Premium new launches like Assetz Sora & Saki (₹11,550/sqft) set the corridor ceiling. MJR North Park appreciated 27.1% in the last year alone — the highest single-project growth rate in the corridor. Ghar.tv projects 10%+ annual growth through 2027, contingent on metro and SAP/Foxconn commissioning.
Should you invest here?
Our editorial take — with the watch-outs you should know about.
Bagalur in 2026 is one of Bengaluru's strongest growth setups — the aerospace, airport and metro thesis converging on a single corridor. Capital momentum is genuine: 13.5% YoY in 2025 and 120.5% over five years, with land rates up 609% over a decade. The Boeing-Collins-SAP-Shell-Foxconn-Amazon employment stack is structurally deeper than any other North Bengaluru micro-market. Yields are decent at 3%, the Blue Line metro arrives June 2027, and entry pricing remains accessible at ₹78 lakh+ for branded 2 BHK. The honest tradeoffs are real: social infrastructure is still building, road quality is patchy, and possession dates run to 2028–2030 for new launches. For 5–7 year investors and aerospace/tech employees, this is one of the highest-conviction picks in the city.
Is Bagalur right for you?
A quick fit-check based on what buyers in this micro-market typically want — and don't get.
- Aerospace, defence or Foxconn employees — Boeing, Collins, Airbus, HAL supply chain proximity
- SAP, Shell, Amazon employees relocating to the North Bengaluru technology cluster
- Frequent flyers and airline crew — 15–20 min to KIA Airport via NH-44
- Plot buyers — Bagalur has the strongest 5-year land appreciation (+169%) in North Bengaluru
- Medium-term investors underwriting June 2027 metro and SAP/Foxconn campus commissioning
- Families wanting top international schools (Stonehill, DPS, Ryan) within 5–13 km
- Daily commuters to East or South Bengaluru — Whitefield, Sarjapur, Electronic City 60+ km away
- Buyers wanting walkable mature neighbourhoods today — Bagalur is still emerging
- Short-term flippers — easy 5-year doubling has played out; near-term needs execution
- Yield-focused investors — 3% yields lag Electronic City (4.5–5.2%) and Hoskote
- Those needing immediate possession — most branded launches have 2028–2030 dates
- Buyers sensitive to monsoon waterlogging — Bagalur-Hennur Road floods in heavy rains
Infrastructure & amenities
Schools, hospitals, shopping and work hubs — verified and named.
- Stonehill International School — IB World School with residential option, 35-acre campus
- Delhi Public School (North) — CBSE, K-12, established North Bengaluru school
- Ryan International School — CBSE, K-12
- Chrysalis High, Yelahanka — CBSE & ICSE, K-12
- Greenwood High International School — IB & ICSE
- Akash International School — CBSE & State Board
- St Francis School, Bagalur — established neighbourhood ICSE school
- Aster CMI Hospital, Hebbal — 500-bed multi-specialty tertiary care (17 km)
- Columbia Asia Hospital, Yelahanka — multi-specialty with 24x7 emergency (13 km)
- Manipal Hospital, Hebbal — corporate-managed multi-specialty (17 km)
- Cratis Hospital — neighbourhood multi-specialty serving Bagalur belt
- People Tree Hospital, Yelahanka — neighbourhood multi-specialty
- Bhartiya Mall of Bengaluru — 4M sqft mixed-use destination (12 km)
- Phoenix Mall of Asia, Hebbal — premium retail anchor (17 km)
- Elements Mall, Nagawara — multiplex & dining (16 km)
- Esteem Mall, Hebbal — daily-needs retail (16 km)
- KIADB Aerospace Park & SEZ — 3,000 acres, Boeing/Collins/Shell/Foxconn/SAP/Airbus anchored
- Boeing India Engineering & Technology Centre (BIETC) — inaugurated by PM Modi, flagship anchor
- Collins Aerospace Operations Center — 26 acres, fully operational 2026, 1,500+ jobs
- SAP Labs Bagalur Campus — 41 acres, ~15,000 jobs at full capacity
- Shell R&D Campus — 53 acres, operational since 2015
- Foxconn iPhone Manufacturing Plant — under construction, Apple supply chain
- Amazon Warehouse — 1 million sqft fulfilment centre
- Airbus Technology Centre & Zetwerk — aerospace and precision manufacturing
Future developments shaping Bagalur
Pipeline infrastructure that will move prices and improve liveability.
1 projects in Bagalur
New launches, pre-launch deals and ready-to-move properties — all verified, zero brokerage.
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Common questions about Bagalur
Honest answers to what buyers actually ask before committing.
Ready to explore Bagalur?
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