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₹15,000Avg price per Sq.Ft.
↑ 89% in 5 yearsBellandur
1Live projects listed
13 kmTo MG Road
Overview
What is Outer Ring Road (ORR) like to live in?
In one lineThe Outer Ring Road between Marathahalli and Bellandur is Bengaluru's biggest office corridor, where tech workers rent and buy homes close to work.
Where it is. This guide covers the stretch from Marathahalli through Kadubeesanahalli and Bellandur to the Sarjapur Road junction at Iblur. MG Road is about 13 km away.
Outer Ring Road (ORR) key factsUpdated October 2026
Location
East Bengaluru
Average price
About ₹15,000 per Sq.Ft.
Price range
₹14,250 to ₹16,050 per Sq.Ft.
5-year growth, Bellandur
About 89%
2 BHK budget
₹1.1 Cr to ₹2 Cr
3 BHK budget
₹1.6 Cr to ₹3.5 Cr
Rental yield
3.4 to 3.5% a year
2 BHK rent, Bellandur
About ₹48,000 a month
Jobs on the corridor
About 13 lakh
Metro
Blue Line, due by May 2027
To MG Road
About 13 km
Airport
About 40 km
Projects listed
1 on BookNewProperty
New homes from
₹3.53 Cr
Sources: Karnataka property registration data, developer price lists, BMRCL updates and BookNewProperty listings, October 2026.
What changed in Outer Ring Road (ORR)
Prices and stages checked daily · last check
No price or stage changes in the last few weeks. We will list any change here the day we spot it.
Why people buy here
Walk to work. Embassy Tech Village, RMZ Ecospace and Prestige Tech Park are on the road itself.
More than 500 companies employ about 13 lakh people along the ORR.
Metro coming. The Blue Line along the ORR has trial runs from November 2026 and is due to open by May 2027.
Strong rents. A 2 BHK in Bellandur averages about ₹48,000 a month.
Easy to rent out and resell, because demand is deep.
Schools, hospitals and malls are already in place.
Know before you buy
Heavy traffic. Peak-hour jams near Marathahalli, Bellandur and Silk Board are among the city's worst.
Low-lying pockets near Bellandur and Kadubeesanahalli have flooded in heavy rain.
It is expensive, at about ₹14,000 to ₹16,000 per Sq.Ft.
The airport is about 40 km away, 60 to 90 minutes by road.
Our verdict on Outer Ring Road (ORR)
The ORR suits tech workers who want a short trip to the office, and investors who want strong rent and easy resale.
Traffic and flooding in low-lying pockets are real problems, and prices are high. With the Blue Line metro due by May 2027, it remains one of Bengaluru's easiest places to rent out or sell.
Suits you if
You work at a tech park on the ORR
You want strong rental income
You want a home that is easy to resell
You want established schools and hospitals nearby
Your budget for a 2 BHK is above ₹1.1 Cr
Look elsewhere if
You cannot handle heavy peak-hour traffic
Your budget is under ₹1 Cr
You want a quiet, low-density area
You fly often. The airport is about 40 km away
You want to avoid flood-prone low-lying pockets
Prices
Property prices in Outer Ring Road (ORR) (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹15,000 per Sq.Ft.
2 BHK flat↑ Rising
₹1.1 Cr to ₹2 Cr
3 BHK flat↑ Rising
₹1.6 Cr to ₹3.5 Cr
4 BHK flat or villa→ Stable
₹3.5 Cr to ₹9.6 Cr
How prices are moving
Asking prices on the Marathahalli to Bellandur stretch average about ₹15,000 per Sq.Ft. Kadubeesanahalli is near ₹14,250, Marathahalli near ₹15,300 and Bellandur near ₹16,050. The newest launches facing the ORR start at about ₹19,000.
Bellandur prices rose about 89% over 5 years.
Rents are among the city's highest. A 2 BHK in Bellandur averages about ₹48,000 a month and a 3 BHK about ₹79,000. Bellandur rents rose about 47% in a year.
Free report · Updated October 2026
Get the Outer Ring Road (ORR) price report
Live prices straight from developer price sheets, not listing portals.
Rate per Sq.Ft. and all-in price for each project
Upcoming launches before they open
Current offers and payment plans
Outer Ring Road (ORR) price reportOctober 2026
ProjectFromReady by
Prestige Tech Vista₹ 3.53 Cr2019
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BNP data lab
Outer Ring Road (ORR) by the numbers
Our own analysis of prices, supply and returns in Outer Ring Road (ORR), built from registration data and the 1 projects we track here. Hover or tap any chart for exact values.
+89%Over 5 years
13.6%Average yearly growth, 5 years
Average price per Sq.Ft., 2021 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2021
₹7,937
2026
₹15,000
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Monthly EMI
Expected rent a month
Rent coversof your EMI
Value in 5 years at past growth
Rent uses this area's rental yield of 3.4% to 3.5% a year. Future value applies the past 5-year average growth and is an illustration, not a forecast.
How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated. Sources: Karnataka property registration data, developer price lists, BMRCL updates and BookNewProperty listings, October 2026.
Projects
Flats, villas and projects for sale in Outer Ring Road (ORR)
1 project listed here today. Our advisors also track pre-launch inventory that is not public yet.
Want more options in Outer Ring Road (ORR)?Get upcoming and pre-launch projects shared on a call.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Outer Ring Road (ORR)?
Metro Rail
The Blue Line metro from Silk Board to KR Puram runs along the ORR. Trial runs from KR Puram to Marathahalli are due by mid-November 2026, and the line is due to open by May 2027.
Blue Line along the ORR
Silk Board interchange with the Yellow Line
To KR Puram and Silk Board
Roads
The ORR links Marathahalli, Kadubeesanahalli and Bellandur to Silk Board and KR Puram. Sarjapur Road meets it at Iblur.
Outer Ring Road
Sarjapur Road junction at Iblur
Marathahalli
Silk Board junction
Good to know. Peak-hour traffic near Marathahalli, Bellandur and Silk Board is among the worst in the city.
Airport Access
Kempegowda International Airport is about 40 km from Marathahalli, usually 60 to 90 minutes by road.
Workplace Proximity
The biggest tech parks in Bengaluru line the road itself.
Embassy Tech Village
RMZ Ecospace, Bellandur
Prestige Tech Park, Kadubeesanahalli
Cessna Business Park
Bagmane World Technology Centre
Rail
The Kanaka suburban rail line is planned with stops at Bellandur Road and Marathahalli, around 2029.
Kanaka suburban line, planned
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Outer Ring Road (ORR)
Education
4 places
VIBGYOR High, MarathahalliCBSE and ICSE school near the ORR
New Horizon GurukulLong-running school in Marathahalli
Greenwood High International SchoolICSE and IB school towards Varthur
Inventure AcademyICSE and IGCSE school
Healthcare
3 places
Sakra World HospitalLarge hospital on the ORR
Cloudnine Hospital, BellandurMaternity and child care
Manipal Hospital, Old Airport RoadMajor hospital, about 8 km away
Shopping and leisure
4 places
Phoenix MarketcityLarge mall near the KR Puram end
Brookefield MallMall and cinema off Marathahalli
Soul Spirit Central Mall, BellandurLocal mall on the ORR
Innovative Multiplex, MarathahalliCinema and shops
Work hubs
5 places
Embassy Tech VillageOne of the city's largest tech parks
RMZ EcospaceLarge office campus in Bellandur
Prestige Tech ParkOffice campus in Kadubeesanahalli
Cessna Business ParkTech park in Kadubeesanahalli
Show all 5
Bagmane World Technology CentreOffice campus near KR Puram
Future growth
What is coming up in Outer Ring Road (ORR)?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
2027
Blue Line metro, Silk Board to KR PuramHigh impact
Runs right along the ORR. It should ease traffic and make homes near stations more valuable.
2027
Silk Board interchange walkwayMedium impact
Links the Yellow and Blue Lines, making it easy to change to Electronic City trains.
2028
ORR road resurfacing and junction redesignMedium impact
Better road surfaces and redesigned junctions to improve traffic flow.
2029
Kanaka suburban rail lineMedium impact
A planned train line with stops at Bellandur Road and Marathahalli.
Buy before the next price moveGet alerts on pre-launch and EOI openings in Outer Ring Road (ORR).
FAQs
Outer Ring Road (ORR) FAQs: what buyers ask
How many projects are for sale in Outer Ring Road (ORR)?
1 project is listed in Outer Ring Road (ORR) right now.
Ready to move: 1
Ready to move: Prestige Tech Vista
What is the starting price of property in Outer Ring Road (ORR)?
New homes in Outer Ring Road (ORR) start from ₹3.53 Cr.
Branded apartments average about ₹15,000 per Sq.Ft.
This is the lowest starting price among projects open for sale. Floor, view and size change the final price.
Are there ready to move flats in Outer Ring Road (ORR)?
Yes, 1 project is ready to move.
Prestige Tech Vista
Ready homes carry no GST, and you can move in or rent out straight away.
Are there villas or plots for sale in Outer Ring Road (ORR)?
Yes.
Villa and row house projects: 1
Use the Home type filter above to see only villas or plots.
Is the Outer Ring Road a good investment in 2026?
Yes for rental income and easy resale.
About 13 lakh people work along the corridor.
The Blue Line metro is due by May 2027.
Bellandur prices rose about 89% over 5 years.
Entry prices are already high.
How much does a flat cost on the ORR?
About ₹15,000 per Sq.Ft. Typical budgets:
2 BHK: ₹1.1 Cr to ₹2 Cr
3 BHK: ₹1.6 Cr to ₹3.5 Cr
4 BHK flat or villa: ₹3.5 Cr to ₹9.6 Cr
Bellandur is the most expensive pocket, Kadubeesanahalli the cheapest.
How much money do I need upfront?
Plan for about 25 to 30% of the home price in cash.
Down payment: banks lend up to 75 to 80%, so you pay 20 to 25% yourself.
Stamp duty and registration: about 6 to 7% in Karnataka.
GST: 5% on under-construction homes. Ready homes with an occupancy certificate have no GST.
Small extras: club membership, maintenance deposit and legal fees.
When will the ORR metro open?
It is due to open by May 2027.
Trial runs from KR Puram to Marathahalli are due by mid-November 2026.
The line runs from Silk Board to KR Puram along the ORR.
At Silk Board you can change to the Yellow Line.
How much rent can I earn on the ORR?
About 3.4 to 3.5% of the home price each year.
2 BHK in Bellandur: about ₹48,000 a month
3 BHK in Bellandur: about ₹79,000 a month
Bellandur rents rose about 47% in a year.
Which tech parks are on the ORR?
Some of the largest in India.
Embassy Tech Village
RMZ Ecospace
Prestige Tech Park
Cessna Business Park
Bagmane World Technology Centre
Which schools and hospitals are nearby?
Well-known schools and large hospitals are close.
Schools: VIBGYOR High, New Horizon Gurukul, Greenwood High and Inventure Academy.
Hospitals: Sakra World Hospital, Cloudnine Bellandur and Manipal Hospital on Old Airport Road.
What is Prestige Tech Vista?
A ready, low-rise Prestige project just off the ORR.
4 BHK homes on about 3 acres.
On Prestige Tech Park Road, Kadubeesanahalli.
Walking distance to Prestige Tech Park.
Which documents should I check before buying?
Four documents matter most.
RERA registration: confirms the project is registered with K-RERA, the Karnataka regulator.
Khata: the property tax record. An A-Khata shows the home is fully legal.
Occupancy certificate: for ready homes, proves the building is approved for living.
Clear title: a lawyer's report showing the land has no disputes.
What are the downsides of buying on the ORR?
Traffic, flooding in some pockets and high prices.
Peak-hour jams are among the city's worst.
Low-lying parts of Bellandur and Kadubeesanahalli have flooded.
Prices are ₹14,000 to ₹16,000 per Sq.Ft.
The airport is about 40 km away.
New to property?
Property terms, explained simply
BHK
Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
Carpet area
The usable floor area inside your walls. Builders must state it under RERA.
Saleable area
Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
Price per Sq.Ft.
The home price divided by its saleable area. Use it to compare projects fairly.
RERA
The state property regulator. A registered project must publish its plans, approvals and handover date.
Pre-launch or EOI
Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
Occupancy certificate (OC)
The approval that a finished building is safe to live in. Ask for it before buying a ready home.
Rental yield
Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
EMI
Your fixed monthly home loan payment, covering interest and part of the loan.
Stamp duty
A state tax you pay when you register the home in your name.
