Area Guide · Mixed

Electronic City, Bengaluru

Bengaluru's original IT hub — metro-connected since 2025, mid-priced, the city's strongest rental-yield corridor in 2026

PIN 560100 ~18 km · From MG Road Pop. ~3.5 Lakh residents · 2.5 Lakh+ workforce
Avg Price
₹7,400
per sqft (apartments)
Appreciation
36% YoY
51% over 5 years
Live Inventory
1 projects
on BookNewProperty
From CBD
~18 km
From MG Road
— The Overview

About Electronic City

Why this micro-market matters in Bengaluru's real-estate landscape.

Electronic City is Bengaluru's oldest and largest organised IT corridor — a 332-acre planned industrial township carved out south-east of the city in 1978, long before the term "IT hub" entered Indian vocabulary. Today it spans Phase 1, Phase 2 and the Hebbagodi–Bommasandra extension, anchored by global campuses of Infosys, Wipro, TCS, Tech Mahindra, HCL, Siemens and Biocon — collectively employing over 200,000 professionals across a 200+ company ecosystem.

For two decades the corridor's biggest reputation problem was simple: getting there. That changed in August 2025 when the Namma Metro Yellow Line (RV Road–Bommasandra) became operational, with three dedicated stations serving the corridor — Konappana Agrahara, Electronic City and Huskur Road. Property values jumped 36–37% over the following 12 months, rebasing the area from "affordable IT periphery" to "value-driven IT mainstream."

Average apartment rates moved from ₹5,400/sqft in early 2024 to ₹7,400/sqft by Q1 2026, with 4.5–5.2% gross rental yields — the highest among Bengaluru's tier-1 IT corridors. For the first time in its history, Electronic City is both an end-user destination and a serious investor market.

— Connectivity

How Electronic City connects

Metro, road, rail and air — at a glance.

Metro

Yellow Line operational since 11 August 2025 — three dedicated stations and 35–40 min to RV Road regardless of traffic.

Electronic City Konappana Agrahara Huskur Road 5–8 min peak frequency ₹10–₹60 fares → RV Road · Jayanagar → Majestic (via interchange)
Coming late 2026: Pink Line interchange at Jayadeva Hospital and Blue Line interchange at Central Silk Board, both under phased commissioning.
Road

Triple-tier road access — the 9.9 km Electronic City Elevated Expressway, NH-44 at grade and NICE Ring Road bypass to the west.

9.9 km Hosur Elevated Expressway NH-44 (Bengaluru–Hosur) NICE Ring Road Outer Ring Road via Silk Board
Opened end-Jan 2026: Second arm of the Ragigudda double-decker flyover (HSR Layout to Electronic City) — materially easing peak-hour pressure at Silk Board junction.
Railway

Heelalige and Anekal Road suburban stations within 6–8 km on the Bengaluru–Salem line.

Heelalige Station Anekal Road Station K-RIDE suburban Phase 1 in progress
Airport

~58 km to Kempegowda International Airport via Hosur Road and the airport expressway (~70–90 min).

BMTC Vayu Vajra (₹250) Cab ₹1,200–₹1,800 Metro airport line under construction
Bus

Extensive BMTC network including Vajra (Volvo) services and dedicated tech-park shuttles.

→ Majestic → MG Road → Whitefield → Airport (Vayu Vajra)
— The Numbers

Real estate pulse

Property type pricing, recent trends, and what's driving them.

Property TypePrice RangeTrend
1 BHK Apartment ₹35 L – ₹55 L ↑ Up
2 BHK Apartment ₹55 L – ₹1.05 Cr ↑ Up
3 BHK Apartment ₹85 L – ₹1.6 Cr ↑ Up
4 BHK / Luxury ₹1.4 – ₹2.5 Cr+ ↑ Up
Villas (limited) ₹2.5 – ₹5 Cr → Stable
Plots (peripheral) ₹4,000 – ₹6,650/sqft ↑ Up

Electronic City's capital values rebased sharply post-metro. Average flat rates moved from ₹5,400/sqft in early 2024 to ₹7,400/sqft by Q1 2026 — a 36% YoY jump driven primarily by the Yellow Line going operational in August 2025. Phase 1 inventory commands a 12–15% premium over Phase 2.

Premium amenity-led new launches (Puravankara Purva Silversky, Brigade and Sobha pipeline) are pricing at ₹10,500–₹12,500/sqft, while resale stock in 5–12 year old societies still moves at ₹5,500–₹6,500/sqft. Knight Frank and JLL converge on 12–15% capital appreciation through 2028 — moderate by Sarjapur standards but underwritten by jobs, not speculation.

— The Verdict

Should you invest here?

Our editorial take — with the watch-outs you should know about.

"

Electronic City in 2026 is the cleanest "follow the jobs" trade in Bengaluru real estate. The metro is operational, the post-metro re-rating is largely behind us, and what you're buying today is the steady-state corridor rather than a speculative bet. Yields of 4.5–5.2% are the highest among tier-1 Bengaluru IT hubs, the tenant base is the city's deepest, and entry prices remain ~30% below Whitefield. The honest tradeoffs are atmospheric, not financial: this is an IT-first township, not a leafy mature neighbourhood.

— The Match

Is Electronic City right for you?

A quick fit-check based on what buyers in this micro-market typically want — and don't get.

Best for
  • IT professionals working at Infosys, Wipro, TCS, HCL or Tech Mahindra (10-min commute)
  • First-time buyers targeting ready-to-move 2 BHK inventory in the ₹50–80 lakh range
  • Yield-focused investors — 4.5–5.2% gross rental yields, the highest in any tier-1 Bengaluru hub
  • End-users prioritising operational metro access today, not a 2028 promise
  • NRI investors wanting RERA-clean, resale-friendly inventory with Day-1 tenant pull
  • Families wanting 30-min commutes and self-contained township living over old-Bengaluru charm
Less ideal for
  • Buyers wanting established old-Bengaluru ambience — cafes, heritage streets, mature tree cover
  • Anyone working in central Bengaluru (MG Road, Indiranagar, Koramangala) with no flexibility
  • Speculators chasing 20%+ short-term capital gains — the easy post-metro spike has played out
  • Investors targeting luxury 3 BHK rental tenants — corridor demand skews 1 and 2 BHK
  • Frequent flyers — airport drive is ~70–90 min until the airport metro line completes
  • Buyers wanting low-density, leafy, low-rise neighbourhoods (try Jayanagar or JP Nagar instead)
— Daily Life

Infrastructure & amenities

Schools, hospitals, shopping and work hubs — verified and named.

  • Treamis World School — CBSE/IGCSE/IB, day-cum-boarding
  • Delhi Public School Bettadasanapura — CBSE, K-12
  • Candor International School — IB, full continuum
  • VIBGYOR High School — CBSE & ICSE
  • Ebenezer International School — CBSE/IB, residential option
  • Sorsfort International School — CBSE, IT-corridor catchment
  • Narayana Health City — 1,500-bed multi-specialty flagship
  • Sparsh Hospital Hosur Road — multi-specialty with 24x7 emergency
  • Mazumdar Shaw Medical Center — oncology super-specialty
  • Vimalalaya Hospital — neighbourhood multi-specialty
  • Apollo Hospital Bannerghatta Road — tertiary care, 16 km
  • M5 Ecity Mall — Phase 1 anchor mall
  • MAx Phase 1 Mall — daily-needs and F&B
  • Mahindra Millennium Mall — corridor mall serving the IT belt
  • Neo Mall Bommasandra — value-format retail
  • Royal Meenakshi Mall, Hulimavu — 15 km, premium retail & dining
  • Infosys Bengaluru Campus — Phase 1 anchor, 80-acre flagship campus
  • Wipro Doddakannelli & Hosur Road — multi-campus footprint
  • Tech Mahindra Electronic City — Grade-A campus
  • HCL Technologies Tower — Phase 2 anchor
  • Biocon Park, Hebbagodi — 90-acre biotech & life-sciences cluster
  • Velankani Tech Park — multi-tenant Grade-A IT park
— What's Coming

Future developments shaping Electronic City

Pipeline infrastructure that will move prices and improve liveability.

2026 High Impact
Yellow Line frequency upgrade to 5-min headway
BMRCL inducting trains 10–15 through 2026 will cut 8–10 min frequency to ~5 min, materially boosting commuter throughput.
2026 High Impact
Pink Line interchange at Jayadeva Hospital
Direct cross-line access to Bannerghatta Road, IIM Bangalore and the southern medical belt without backtracking through Majestic.
2027 High Impact
Blue Line interchange at Central Silk Board
Connects Electronic City directly to the ORR tech corridor (Marathahalli, KR Puram) and eventually to Kempegowda Airport.
2028 High Impact
Bengaluru Business Corridor (117 km PRR)
₹27,000 Cr peripheral ring road projected to cut citywide traffic by up to 40% and unlock cross-city flows to Tumkur Road and Devanahalli.
2026 Medium Impact
BDA mass-housing launch (4,000+ units)
BDA confirmed 4,000+ affordable apartments across six projects including Electronic City and Konadasapura — adds inventory but expands tenant pool.
2027 Medium Impact
K-RIDE Suburban Rail Phase 1 (Heelalige spur)
Provides a second high-capacity public transit option independent of the metro, meaningful for residents in Phase 2 and the Bommasandra extension.
— Live Inventory

1 projects in Electronic City

New launches, pre-launch deals and ready-to-move properties — all verified, zero brokerage.

Prestige Suncrest
Under Construction
Starting from ₹1.89 Cr
Prestige Group
Prestige Suncrest
Electronic City
Standalone Project View Details
— Around Here

Nearby areas worth comparing

If Electronic City doesn't quite fit, these adjacent localities might.

Bommasandra
4 km Mixed
Hebbagodi
3 km Residential
Chandapura
7 km Residential
Begur
8 km Residential
Bommanahalli
9 km Mixed
Attibele
12 km Residential
HSR Layout
14 km Mixed
Anekal
14 km Emerging
— FAQs

Common questions about Electronic City

Honest answers to what buyers actually ask before committing.

Is Electronic City a good investment in 2026? +
For yield-focused investors, yes — Electronic City currently delivers the highest gross rental yields among Bengaluru's tier-1 IT hubs at 4.5–5.2%, materially ahead of Whitefield (3.5–4.2%), HSR Layout (3.2–3.6%) and the central premium belt (2.5–3%). The 2.5 lakh-strong workforce within 5 km creates structural tenant demand. Capital appreciation has cooled from the 36% post-metro spike of 2025 to a steadier projected 12–15% CAGR through 2028. The honest read: a defensive, income-led pick rather than a hyper-growth bet.
What is the average property price in Electronic City in 2026? +
Average flat rates as of Q1 2026 stand at ₹7,400/sqft, up from ₹5,400/sqft in early 2024 — a 36% YoY jump driven primarily by the Yellow Line going operational in August 2025. Phase 1 commands a 12–15% premium over Phase 2. Premium amenity-led new launches from Puravankara, Brigade and Sobha are pricing at ₹10,500–₹12,500/sqft, while resale stock in 5–12 year old societies moves at ₹5,500–₹6,500/sqft. Land rates range ₹4,000–₹6,650/sqft.
How is metro connectivity in Electronic City after the Yellow Line opened? +
Operational since 11 August 2025, the Namma Metro Yellow Line runs from RV Road to Bommasandra with three stations serving Electronic City: Konappana Agrahara, Electronic City and Huskur Road. Travel time to RV Road is now 35–40 minutes regardless of traffic, with fares of ₹10–₹60. Current peak frequency is 8–10 min (cutting to ~5 min once all 15 train sets are inducted through 2026). Operating hours: 5:30 AM–11:00 PM daily. Pink Line and Blue Line interchanges are under construction with phased commissioning expected from late 2026.
What rental yield can I expect from an Electronic City property? +
Yields are 4.5–5.2% in 2026 — the highest among Bengaluru's tier-1 IT corridors. A 2 BHK typically rents ₹18,000–₹28,000/month; a 3 BHK ₹28,000–₹45,000. Phase 2 and Hebbagodi/Bommasandra fringe rents run 10–15% lower than Phase 1. Furnished or semi-furnished units in branded projects (Prestige, Sobha, Puravankara) command 15–20% premium. Vacancy is typically 20–40 days for 2 BHK versus 60+ days for premium 3 BHK and luxury inventory — match property type to the corridor's real tenant profile.
Electronic City Phase 1 vs Phase 2 — which is better to buy in? +
Phase 1 is closer to the elevated expressway entry and the dedicated Electronic City metro station, has more mature social infrastructure (M5 Ecity, MAx, established hospitals) and commands a 12–15% price premium. Phase 2 is more residential, less congested, has newer construction and offers a ₹1,000–₹1,500/sqft cost advantage. End-users with school-going kids tend to prefer Phase 1; first-time 2 BHK buyers and yield investors often find Phase 2 more efficient. The Hebbagodi/Bommasandra fringe is the cheapest sub-zone and the highest upside for yield investors.
How does Electronic City compare with Whitefield and Sarjapur Road? +
Three different theses. Whitefield is the matured premium corridor — highest rents (₹25,000–₹40,000 for 2 BHK), highest entry cost (₹11,500–₹13,000/sqft), yields capped at 3.5–4.2%. Sarjapur Road is the appreciation play — ₹6,500–₹8,500/sqft entry, 15–18% annual growth, yields 4.0–4.8%, pending infra. Electronic City is the yield play — ~₹7,400/sqft entry, 4.5–5.2% yields, operational metro today, more moderate 12–15% appreciation outlook. For pure rental income Electronic City wins; for balanced growth Sarjapur; for premium tenant base Whitefield.
Which developers have major projects in Electronic City? +
All major branded developers are active. Puravankara has the most recent flagship launch (Purva Silversky in Hebbagodi — 356 residences across three 32-storey towers, priced from ₹12,100/sqft, completion 2030). Prestige Group (Prestige Sunrise Park), Sobha (Silicon Oasis), Brigade (Meadows on Kanakapura periphery), Kolte-Patil (i-Towers Exente), Mantri (Webcity) and ICON Homz all have active inventory. For ready-to-move resale under ₹60 lakh, Purva Seasons, Sobha Silicon Oasis, Mantri Webcity and Prestige Sunrise Park are the most liquid choices.
What are the downsides of buying in Electronic City? +
The honest list: it's an IT-first township, not a culturally rich neighbourhood — third places (cafes, parks, walkable streets) are functional, not charming. Peak-hour Hosur Road traffic remains real for non-metro users despite the elevated expressway. Phase 2 borewell-dependent buildings have seen summer water-table issues — BWSSB connection is a hard prerequisite. Older societies (10+ years) sometimes carry ₹2–4 lakh of pending maintenance dues that transfer to the buyer. Air quality and density during office hours are noticeably worse than the city average. The luxury 3 BHK and 4 BHK segment has a thin tenant pool — vacancies of 6+ months are common.

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