Yelahanka, Bengaluru
North Bengaluru's anchor corridor — Phase 2B Blue Line Yelahanka station June 2026, Sushantham Phase 1 highest-liquidity anchor with 125 transactions, but transacted ₹8,480 below asking ₹10,450 needs honest framing
About Yelahanka
Why this micro-market matters in Bengaluru's real-estate landscape.
Yelahanka is North Bengaluru's anchor mid-premium residential corridor — a 12-15 sq km zone ~20 km from MG Road, ~18 km from Hebbal, and ~15 km from Kempegowda International Airport, falling under BBMP North Zone with PIN 560064 (some sub-pockets 560065). The corridor's identity is genuinely distinctive: once the historical seat of the Yelahanka Nadu rulers under the Vijayanagara Empire, today it houses the Yelahanka Air Force Station (host of the biennial Aero India air show), Yelahanka Junction Railway Station, and the planned India's first fully elevated railway terminal per Trade Brains January 2026. Strategic position: structural mid-point between premium Hebbal/Devanahalli and peripheral plotted layouts, neither as expensive as Hebbal nor as remote as the airport satellite belt. Per Trade Brains case study, Yelahanka has emerged as "the real estate center of North Bengaluru" with the perfect intersection of connectivity, affordability and growth potential.
The defining 2024-26 catalyst is the Namma Metro Phase 2B Blue Line — Yelahanka station target operational June 2026 per Trade Brains + BookNewProperty (the broader Blue Line target is December 2026 ± 3 months per BMRCL/Deputy CM Shivakumar). The corridor connects KR Puram-Hebbal-Yelahanka-Bagalur Cross-Kempegowda International Airport, with a ₹15,611 Cr budget funded by ADB and JICA international agencies. Once operational, Hebbal-to-Airport travel time drops to 20-30 minutes via Yelahanka. Road connectivity is equally strong: Bellary Road (NH-44), Doddaballapura Road, Outer Ring Road, plus future Peripheral Ring Road (PRR) and Satellite Town Ring Road (STRR). North Bengaluru's employment ecosystem is genuinely growing: 50,000+ IT and GCC jobs were created in Q3 2025 alone across Manyata Tech Park, KIADB Aerospace SEZ Park, and Kirloskar Business Park per Trade Brains. The corridor hosts a broad mix of premium Tier-1 inventory (Brigade Insignia ₹16,100/sqft, Assetz Zen & Sato ₹12,500/sqft Japanese-inspired, Shriram Suhaana top appreciator +11% YoY, CKPC Winds of Change 7.5 acres 438 units, upcoming Godrej Yelahanka) alongside mid-segment and affordable stock (Provident Welworth City ₹4,650/sqft).
Pricing reconciliation requires honest framing across multiple sources. 99acres records the asking average at ₹10,450/sqft (range ₹8,250-14,050/sqft) with +20.1% YoY, +57.1% over 3 years, +88.3% over 5 years and +148.8% over 10 years. However, the Karnataka Government transacted rate is ₹8,480/sqft — materially BELOW the asking average (the first such signal in this set; corridors like Gunjur and Madhavaram have transacted ABOVE asking). BookNewProperty April 2026 records ₹8,650/sqft as the blended end-user-led average; Trade Brains January 2026 records ₹6,300-7,800/sqft for mid-segment stock; Coldwell Banker January 2026 records ₹6,500-9,000/sqft. The reconciliation: 99acres' ₹10,450 reflects premium new launch inventory (Brigade Insignia ₹16,100, Assetz Zen & Sato ₹12,500); Trade Brains' ₹6,300-7,800 reflects older mid-segment village stock; BookNewProperty's ₹8,650 is the credible blended average. Headline ~₹9,500/sqft. The most distinctive transactional signal: Sushantham Phase 1 with 125 transactions in last year — the highest single-project liquidity in any corridor in this set, followed by Hoysala Habitat (79) and Provident Welworth City (62). Rental yield is 2% per 99acres (3.5-4% per Trade Brains for mid-segment) — capital appreciation play, not yield play; 2 BHK rents ₹25,000-40,000/month.
How Yelahanka connects
Metro, road, rail and air — at a glance.
Namma Metro Phase 2B Blue Line — Yelahanka station target operational June 2026 per Trade Brains; broader Phase 2B target December 2026 ± 3 months per BMRCL/DCM Shivakumar.
Strategic access via Bellary Road (NH-44), Doddaballapura Road, Outer Ring Road, plus future Peripheral Ring Road (PRR) and Satellite Town Ring Road (STRR).
Yelahanka Junction Railway Station within the corridor itself — major junction with rail connectivity; planned India's first fully elevated railway terminal per Trade Brains January 2026.
~15 km to Kempegowda International Airport — typically 25-35 min via NH-44, the strongest airport adjacency of any Bengaluru mainstream residential corridor.
BMTC + KSRTC services along Bellary Road and Doddaballapura Road including Vajra Volvo airport buses and intercity routes to Tumkur, Devanahalli, Doddaballapur.
Real estate pulse
Property type pricing, recent trends, and what's driving them.
| Property Type | Price Range | Trend |
|---|---|---|
| 1 BHK Apartment | ₹60 L – ₹78 L | ↑ Up |
| 2 BHK Apartment | ₹75 L – ₹1.36 Cr | ↑ Up |
| 3 BHK Apartment | ₹1.20 – ₹2.20 Cr | ↑ Up |
| 3-4 BHK Premium (Brigade) | ₹2.30 – ₹3.90 Cr | ↑ Up |
| Villa / Plotted | ₹2.50 – ₹6 Cr | ↑ Up |
| Plots / Land | ₹4,150 – ₹10,900/sqft | ↑ Up |
Yelahanka pricing requires honest reconciliation across multiple sources reflecting wide internal market spread. 99acres records the asking average at ₹10,450/sqft (range ₹8,250-14,050/sqft, builder floor ₹8,800-31,000/sqft) with +20.1% YoY, +57.1% over 3 years, +88.3% over 5 years, +148.8% over 10 years for flats. However, the Karnataka Government transacted rate is ₹8,480/sqft — 19% BELOW the asking average. This is the first corridor in this set with materially transacted-below-asking signal (versus Gunjur and Madhavaram with transacted-above-asking bullish signals). Independent house transacted ₹5,533/sqft. BookNewProperty April 2026: ₹8,650/sqft blended; Trade Brains January 2026: ₹6,300-7,800/sqft for mid-segment; Coldwell Banker January 2026: ₹6,500-9,000/sqft. The reconciliation: 99acres' ₹10,450 reflects premium new launches (Brigade Insignia, Assetz Zen & Sato); Trade Brains' ₹6,300-7,800 reflects older mid-segment village stock; BookNewProperty's ₹8,650 is credible blended end-user-led average. Headline ~₹9,500/sqft.
Project-level data reveals the wide internal spread. Top premium: Brigade Insignia at ₹16,100/sqft and Assetz Zen & Sato at ₹12,500/sqft (Japanese-inspired, 7 acres, 412 units 3-4 BHK in 4 high-rise towers, possession 2030). Top transactor: Sushantham Phase 1 with 125 transactions in last year — the highest single-project liquidity in any corridor in this set, followed by Hoysala Habitat (79 transactions) and Provident Welworth City (62 transactions). Top appreciator: Shriram Suhaana at +11% YoY. Top affordable: Provident Welworth City at ₹4,650/sqft. CKPC Winds of Change (7.5 acres, 438 units across 9 mid-rise towers, 1-4 BHK, possession March 2029). Godrej Yelahanka is among upcoming Tier-1 launches. By configuration: 1 BHK ₹60-78 L; 2 BHK ₹75 L-1.36 Cr; 3 BHK ₹1.20-2.20 Cr; 3-4 BHK premium ₹2.30-3.90 Cr; villas ₹2.50-6 Cr. Land ₹4,150-10,900/sqft, avg ₹7,950/sqft. Rental yields are 2% per 99acres weighted (3.5-4% per Trade Brains for mid-segment); 2 BHK rents ₹25,000-40,000/month. Projected 2026-27 appreciation: 12-18% annually, contingent on Phase 2B Blue Line operational progress and continued IT/GCC employment growth.
Should you invest here?
Our editorial take — with the watch-outs you should know about.
Yelahanka in 2026 is North Bengaluru's anchor mid-premium corridor — Phase 2B Blue Line Yelahanka station targeted June 2026 (Hebbal-Airport 20-30 min once operational), 15 km to Kempegowda International Airport (strongest airport adjacency in Bengaluru), Yelahanka Air Force Station + biennial Aero India air show, Yelahanka Junction Railway Station, India's first fully elevated railway terminal planned, and Tier-1 inventory anchored by Brigade Insignia (₹16,100/sqft), Assetz Zen & Sato (₹12,500/sqft Japanese-inspired), CKPC Winds of Change, Godrej Yelahanka upcoming. Sushantham Phase 1's 125 transactions is the highest single-project liquidity in this set. The honest caveats: transacted rate ₹8,480/sqft is 19% BELOW 99acres asking ₹10,450 — first such signal in set indicating asking-price inflation in premium new launches; 2% rental yield is among the lowest; multi-source pricing spread requires careful project-level underwriting. For Manyata Tech Park / KIADB Aerospace IT-GCC professionals, NRI airport-adjacency buyers and end-users prioritising mature North Bengaluru lifestyle, credible.
Is Yelahanka right for you?
A quick fit-check based on what buyers in this micro-market typically want — and don't get.
- Manyata Tech Park IT-GCC professionals seeking branded inventory 12 km from primary employment cluster
- Frequent flyers — 15 km to Kempegowda Airport with 25-35 min commute, strongest in Bengaluru
- Phase 2B metro-adjacency buyers — Yelahanka station target June 2026 within 1 km premium pockets
- NRI investors building North Bengaluru portfolios with mature airport-proximate growth corridor
- Premium Tier-1 inventory seekers — Brigade Insignia, Assetz Zen & Sato, CKPC Winds of Change active
- Families needing premier schools — Canadian International, DPS, NPS, VIBGYOR within 5 km
- Buyers expecting transacted-above-asking signal — Yelahanka transacted ₹8,480 is 19% below ₹10,450 asking
- Yield-focused investors — 2% baseline yields are among the weakest in any Bengaluru corridor here
- Daily commuters to South Bengaluru — Electronic City 28 km, ORR tech belt 18 km, peak-hour painful
- Buyers expecting immediate metro operations — Phase 2B realistic full operations Q3-Q4 2026
- Mid-income buyers under ₹75 L — entry-level 2 BHK pricing crossed affordability for older village stock
- Anyone wanting walkable mature commercial retail — corridor depends on Hebbal/Phoenix Mall of Asia
Infrastructure & amenities
Schools, hospitals, shopping and work hubs — verified and named.
- Canadian International School (CIS), Yelahanka — premier IB World School with Canadian curriculum (within corridor)
- Delhi Public School (DPS), Yelahanka — premier CBSE flagship institution
- National Public School (NPS), Yelahanka — premier CBSE corridor institution
- VIBGYOR High, Yelahanka — established CBSE and ICSE corridor school
- Ryan International School, Yelahanka — established CBSE/ICSE institution
- Presidency School, Yelahanka — premier ICSE corridor school
- Mallya Aditi International School — premier IB institution (accessible)
- Aster CMI Hospital, Hebbal/Yelahanka — premier tertiary multi-specialty corridor hospital
- Columbia Asia Hospital, Yelahanka — established multi-specialty corridor hospital (within corridor)
- Manipal Hospital, Yelahanka — premier multi-specialty (within corridor)
- Sparsh Hospital, Yelahanka — established specialty hospital
- Cratis Hospital, Yelahanka — established multi-specialty corridor hospital
- Baptist Hospital, Hebbal — established multi-specialty (12 km)
- Esteem Mall, Hebbal — established retail destination (12 km)
- Elements Mall, Thanisandra — premier retail destination (10 km)
- RMZ Galleria, Yelahanka — premium corridor mall and lifestyle anchor (within corridor)
- Phoenix Mall of Asia, Yelahanka/Byatarayanapura — premier 1.8M sqft retail destination (5 km)
- Yelahanka Air Force Station + Aero India biennial air show — distinctive non-commercial corridor anchor with global aerospace exhibition
- Jakkur Aerodrome + Allalasandra Lake — recreational and ecological corridor anchors
- Manyata Tech Park, Nagawara — Bengaluru's largest IT park (12 km via NH-44, North Bengaluru's primary employment anchor)
- KIADB Aerospace SEZ Park, Devanahalli — aerospace and defence employment cluster (12-15 km)
- Kirloskar Business Park, Bellary Road — established Grade-A corporate campus accessible via NH-44
- Embassy Manyata Business Park, Nagawara — premier mixed-use IT campus (12 km)
- Karle Town SEZ, Nagawara — emerging Grade-A IT-SEZ cluster
- 50,000+ IT/GCC jobs Q3 2025 (Trade Brains) — North Bengaluru employment area created across Manyata, KIADB and Kirloskar collectively in a single quarter
- Yelahanka Air Force Station + biennial Aero India — distinctive aerospace defence employment cluster
Future developments shaping Yelahanka
Pipeline infrastructure that will move prices and improve liveability.
5 projects in Yelahanka
New launches, pre-launch deals and ready-to-move properties — all verified, zero brokerage.
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Common questions about Yelahanka
Honest answers to what buyers actually ask before committing.
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