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₹11,000Avg price per Sq.Ft.
↑ 15.7% in a yearNearly 3x in 10 years
33Live projects listed
20 kmTo MG Road
Overview
What is Sarjapur Road like to live in?
In one lineSarjapur Road is a long stretch of gated apartment communities in south-east Bengaluru, popular with IT families who work on the Outer Ring Road.
Where it is. It starts near Bellandur and Marathahalli, beside the Outer Ring Road, and runs south-east for about 20 km through Kasavanahalli, Carmelaram, Dommasandra and Sarjapur town, ending near Attibele.
Sarjapur Road key factsUpdated November 2026
Location
South-east Bengaluru
Pin code
560035
Average price
₹11,000 per Sq.Ft.
Price growth
About 16% in a year
10-year growth
Nearly 3 times
2 BHK budget
₹85 lakh to ₹1.5 Cr
3 BHK budget
₹1.5 Cr to ₹2.8 Cr
Rental yield
3% to 4.5% a year
2 BHK rent
₹20,000 to ₹32,000 a month
Nearest metro
Bellandur, due Dec 2026
Airport
50 to 55 km
Best known for
IT jobs and top schools
Projects listed
33 on BookNewProperty
New homes from
₹43 lakh
Sources: Karnataka property registration data, developer price lists and BookNewProperty listings, October 2026.
Close to work. The Outer Ring Road tech parks (Google, Microsoft, Amazon, Flipkart) are 5 to 15 minutes from the northern end. Electronic City and Whitefield are 25 to 40 minutes away.
Jobs on the road itself, at RGA Tech Park and the Wipro campus.
Strong schools: Indus International, Inventure Academy, Greenwood High and Oakridge are all here.
Plenty of choice from trusted builders such as Prestige, Sobha, Brigade, Godrej and Adarsh.
Steady price growth. Flats cost about 16% more than a year ago and nearly three times what they did ten years ago.
Easy to rent out. Most tenants are IT professionals, and a 2 BHK rents for ₹20,000 to ₹32,000 a month.
Know before you buy
No metro yet. A line along the Outer Ring Road is due in December 2026 and helps only the northern end. A line on Sarjapur Road itself still needs approval and is years away.
Peak-hour traffic at Silk Board and the Outer Ring Road junction is heavy. Trips to the city centre can take 45 to 90 minutes.
New launches ask more than homes actually sell for. Asking prices average about ₹12,150 per Sq.Ft., but registered sales average ₹9,420.
Many big projects are launching at once, so a lot of new supply arrives in 2026 and 2027.
The far end, past Sarjapur town, is still developing. Shops, hospitals and resale demand are thinner there.
The airport is 50 to 55 km away, about 60 to 90 minutes by car.
Our verdict on Sarjapur Road
Sarjapur Road is one of the safest long-term buys in Bengaluru for people who work in the south-east tech belt. Prices have nearly tripled in ten years, the schools are excellent and every big builder is here.
The trade-offs are real: no metro for several years, heavy traffic at Silk Board and a lot of new supply arriving together. Buy near the Outer Ring Road end if you want easy resale and rentals. Buy further out only if you plan to live there for the long term.
Suits you if
You work on the Outer Ring Road, in Electronic City or at RGA Tech Park
You have school-going children and want top international schools nearby
You want a big-brand gated community with full amenities
You plan to hold for 5 to 7 years for steady growth
You want to rent a 2 or 3 BHK to IT professionals
You are an NRI looking for a reliable Bengaluru home to hold
Look elsewhere if
You work in North Bengaluru, such as Manyata Tech Park or near the airport
You need a metro station near home in the next few years
You cannot face long peak-hour drives through Silk Board
Your budget for a branded 2 BHK is under ₹80 lakh
You want shops and cafes within walking distance
You want a fully built-up neighbourhood at the far Attibele end
Prices
Property prices in Sarjapur Road (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹11,000 per Sq.Ft.
1 BHK flat↑ Rising
₹75 lakh to ₹95 lakh
2 BHK flat↑ Rising
₹85 lakh to ₹1.5 Cr
3 BHK flat↑ Rising
₹1.5 Cr to ₹2.8 Cr
Premium 3 and 4 BHK↑ Rising
₹2.3 Cr to ₹5 Cr
Villa↑ Rising
₹3 Cr to ₹10 Cr+
Plot, per Sq.Ft.↑ Rising
₹5,250 to ₹10,950
How prices are moving
Branded apartments on Sarjapur Road average about ₹11,000 per Sq.Ft. in 2026. Most new projects from big builders cost ₹9,500 to ₹14,500 per Sq.Ft. The most premium ones reach ₹16,000 to ₹18,850.
Prices have risen fast. A flat bought ten years ago is worth nearly three times as much today, and prices rose about 16% in the last year alone.
Location along the road matters. The northern end near the Outer Ring Road costs more and rents faster. Dommasandra and the stretch towards Attibele start from about ₹6,500 per Sq.Ft. but take longer to resell.
Free report · Updated November 2026
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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
Sarjapur Road price reportNovember 2026
ProjectFromReady by
Urbanrise The Living Wave₹1.67 Cr2030
The Grand County Address₹1.37 Cr2028
Prestige Fernvale₹1.37 Cr2030
Prestige Eaton Park₹2.13 Cr2030
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BNP data lab
Sarjapur Road by the numbers
Our own analysis of prices, supply and returns in Sarjapur Road, built from registration data and the 33 projects we track here. Hover or tap any chart for exact values.
+15.7%Last 12 months
+84.1%Over 3 years
+113.2%Over 5 years
+189.3%Over 10 years
11.2%Average yearly growth, 10 years
Average price per Sq.Ft., 2016 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2016
₹3,802
2021
₹5,159
2023
₹5,975
2025
₹9,507
2026
₹11,000
Asking vs actual sale pricePer Sq.Ft., new launches vs registered sales
Asking price₹12,150
Registered sales₹9,420
Homes sell about 22% below asking. Use the registered price as your starting point when you negotiate.
Price by pocketPrice range per Sq.Ft. across Sarjapur Road
By location
Kasavanahalli, Bellandur endRental yield 4% to 4.5%
₹8,500 to 11,000
Carmelaram, mid-roadRental yield 3.5% to 4%
₹8,000 to 9,500
Dommasandra, Attibele endRental yield 3% to 3.5%
₹6,500 to 7,800
By segment
Premium new launches
₹9,500 to 14,500
Ultra-premium
₹16,000 to 18,850
₹5k₹10k₹15k₹20k
Homes being delivered, by yearUnits in the 33 projects we track
4,376Ready
3,6412026
402027
2,1882028
9352029
4,5072030
2,8002031
3602032
14,471 new homes are due by 2032. Heavy supply can slow resale price growth, so pick projects with strong builders and good locations.
Entry price per Sq.Ft. by projectApartments open for sale, from the smallest unit's price and size. Line shows the area average
Projects by stageHow far along the 33 projects are
Under Construction19
Sold Out5
New Launch4
Pre-Launch3
Ready To Move In2
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% to 4.5% a year. Future value applies the past 10-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 and BookNewProperty listings, October 2026.
Launch sales
How fast new launches are selling in Sarjapur Road
5 projects here launched between January 2024 and June 2026. 1,785 of 2,572 homes are booked (69.4%), against 53.1% for East Bengaluru as a whole.
Share of homes booked, by projectNewest launch first
Source: Launch and booking data compiled by Prospen Estates from RERA filings, covering Bengaluru apartment launches from January 2024 to June 2026, shared in October 2026. We checked that every figure we use adds up and left out rows that did not.
Projects
Flats, villas, plots and projects for sale in Sarjapur Road
33 projects in Sarjapur Road, from new launch and pre-launch to under construction and ready to move. Filter by stage, home type and budget.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Sarjapur Road?
Metro
There is no metro on Sarjapur Road today. The nearest stations will be on the Outer Ring Road, on a new line due in December 2026.
Bellandur station, due Dec 2026
Kadubeesanahalli station, due Dec 2026
Silk Board interchange
Sarjapur Road to Hebbal line, awaiting approval
To the Outer Ring Road tech parks from Dec 2026
Good to know. The new Outer Ring Road line stops at Bellandur and Kadubeesanahalli, 2 to 5 km from most Sarjapur Road projects. A separate line along Sarjapur Road to Hebbal has its route fixed but still needs central government approval. It will take several years to open after that. Elsewhere in the city, prices near new stations rose 8 to 15% once a line was approved.
Road
Sarjapur Main Road is the main route. It joins the Outer Ring Road at Bellandur and links to Hosur Road for Electronic City. A new Peripheral Ring Road will cross it near Sarjapur town.
Sarjapur Main Road
Outer Ring Road at Bellandur
Hosur Road to Electronic City
Sarjapur to Marathahalli Road
Varthur to Kodi Road
Peripheral Ring Road, upcoming
Good to know. Silk Board and the Outer Ring Road junction are among the worst traffic spots in Bengaluru. Road widening is under way, but the Varthur and Dommasandra stretches still jam up. Allow 45 to 90 minutes at peak hours for trips through Silk Board.
Railway
Carmelaram station, about 5 km away, is the nearest railway station. Heelalige station is about 8 km away.
Carmelaram station, 5 km
Heelalige station, 8 km
SMVT Bengaluru terminal, 20 km
Suburban rail, planned
Airport
Kempegowda International Airport is 50 to 55 km away. Expect 60 to 90 minutes by car, or take the Vayu Vajra airport bus from the Outer Ring Road.
Cab, about ₹800 to ₹1,400
Vayu Vajra bus from the Outer Ring Road
Peripheral Ring Road will shorten the trip
Bus
BMTC buses run along Sarjapur Road to Silk Board, Koramangala, Electronic City, Whitefield and the airport.
Electronic City via Hosur Road
Koramangala / Silk Board
Whitefield / Marathahalli via ORR
Kempegowda Airport (Vayu Vajra)
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Sarjapur Road
Education
9 places
Indus International SchoolIB school on a 40-acre campus, often ranked among India's best
Inventure AcademyICSE school, 3 km from Bellandur
Greenwood High International SchoolIB and IGCSE school
Oakridge International SchoolIB and IGCSE school
Show all 9
National Public School (NPS)CBSE school
Ryan International AcademySchool offering several boards
Global Indian International SchoolIB and CBSE school
PES University, Electronic CityEngineering and design university, via Hosur Road
IIIT Bangalore, Electronic CityIT research institute
Healthcare
7 places
Manipal HospitalLarge hospital for heart, bone and brain care
Columbia Asia (Manipal)Multi-speciality hospital with 24x7 emergency
Sakra World Hospital, BellandurLarge multi-speciality hospital, about 5 km away
Motherhood HospitalMaternity and child care
Show all 7
Cloudnine HospitalMaternity and child care
Rainbow Children's HospitalChildren's hospital with newborn intensive care
Narayana Health City, BommasandraKnown for heart care, via Hosur Road
Shopping and leisure
5 places
Total Mall and Market Square MallShopping on Sarjapur Road itself
Central Mall, BellandurMall at the Outer Ring Road junction
Decathlon SarjapurLarge sports store on the road
Forum Mall, KoramangalaBig mall about 8 km away
Show all 5
Bellandur and Haralur lakesLakeside walks, with several projects facing the water
Work hubs
7 places
RGA Tech ParkLarge IT campus on Sarjapur Road
Wipro campusMajor Wipro office on the road
Cessna Business ParkOffice campus with many companies
Embassy Tech Village, Bellandur84-acre tech park, 5 to 10 km away
Show all 7
Outer Ring Road tech parksGoogle, Microsoft, Amazon and Flipkart, 5 to 15 minutes from the northern end
Electronic CityInfosys, Wipro, HCL, TCS and Biocon, 25 to 40 minutes away
Whitefield ITPLLarge IT cluster, 25 to 40 minutes away
Future growth
What is coming up in Sarjapur Road?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
2026
Outer Ring Road metro line, Silk Board to KR PuramHigh impact
An 18 km line with 13 stations along the Outer Ring Road. It makes commuting easier for homes at the Bellandur and Kasavanahalli end.
2026
New launches from big buildersMedium impact
Godrej, Adarsh, Brigade, Assetz and Mahindra are all launching here. That means more choice for buyers, but more competition when you resell.
2027
Sarjapur Road to Hebbal metro approvalHigh impact
The route and stations are fixed, and approval is expected by early 2027. Prices near new stations elsewhere rose 8 to 15% once a line was approved. Trains will take several more years.
2027
Widening of Sarjapur RoadMedium impact
Widening of the main road and the Varthur link, plus planned signal-free stretches. This should ease the worst peak-hour traffic.
2028
Peripheral Ring Road crossing near SarjapurHigh impact
A 117 km ring road around the city. It will give a direct route to North Bengaluru and the airport without driving through the centre.
2028
Prestige City 2.0 handoverHigh impact
The next phase of the 180-acre Prestige City township, with about 750 premium apartments priced from ₹2.29 Cr.
Buy before the next price moveGet alerts on pre-launch and EOI openings in Sarjapur Road.
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