Bengaluru (formerly known as Bangalore)
is the capital of the southern state of Karnataka and one of the preferred destinations in India. With the advent of the IT sector in the region in the recent decades, Bengaluru soon evolved from being a ‘Garden City’ to the ‘Silicon Valley of India’. Presently, it houses the largest number of IT/ITES companies in the country. Bengaluru is the third most populous city of India, with a very diverse demography.
Central Bengaluru is the commercial and retail heart of the city, with various corporate offices located in micro-markets such as M.G. Road, Vitthal Mallya Road, Commissariat Street and Lavelle Road. Excellent connectivity with various parts of the city and good physical and social infrastructure, along with the presence of organised retail, have ensured the highest property prices in this part of the city.
The advent of the IT/ITeS sector into the city had far-reaching effects. It led South Bengaluru, a stronghold of the local populace till the mid-90s, to attain the status of a cosmopolitan region, owing to its popularity with IT sector employees. Electronics City, located on Hosur Road, emerged as the first IT hub of Bengaluru in 1990. Many IT giants, such as Infosys, HCL Technologies, HP, Wipro, Genpact and Siemens, set up their campuses in this region. Electronics City was followed by more employment hubs in the region, such as Bannerghatta Road and Sarjapur Road, each offering considerable office space to IT companies. With the setting up of these companies, South Bengaluru became a sought-after commercial and residential destination.
Prior to 1990, East Bengaluru was home to some of the reputed heavy manufacturing industries, such as Hindustan Aeronautics Limited, Bharat Earth Movers Limited and Indian Telephone Industries Limited, which were instrumental in the growth of this region. With the dawn of the IT sector, some of these industries have gradually turned into tech parks. Proximity to the Outer Ring Road (ORR), coupled with the availability of graded office space, attracted major IT/ITeS companies to the eastern zone, fuelling the expansion of commercial and residential development in this region. Consequently, Whitefield, CV Raman Nagar, Old Madras Road, Indiranagar, K.R. Puram, Old Airport Road, Mahadevapura, Hoodi Circle, et al emerged as preferred residential destinations among IT employees, while Whitefield emerged as a prime business district, with a number of tech parks, SEZs, captive campuses and business centres.
One of the noteworthy developments in recent years has been the emergence of North Bengaluru. With the commencement of the new international airport at Devanahalli in 2008, North Bengaluru became the cynosure of all interested parties, from investors to business houses. Numerous real estate and infrastructure projects were announced to enhance the connectivity between the Bengaluru city centre and the airport. Moreover, to generate employment in this region, the government, in association with private companies, earmarked large investments, such as Karnataka Industrial Areas Development Board Park, Aerotropolis, the Information Technology Investment Region (ITIR) and Devanahalli Business Park. Today, with adequate infrastructure in place, this region is on the cusp of becoming a preferred business district of Bengaluru, presenting immense potential for real estate investment. The recent decision of Apple to have its first office in India in this micro-market, combined with leasing activities from other multi-national corporations such as ABB, Coca-Cola, Diageo’s Global enterprise centre have given a major phillip to this zone. The major micro-markets in this zone are Hebbal, Thanisandra, Devanahalli, Yelahanka and Hennur.
West Bengaluru is recognised primarily as an industrial hub, accounting for the Peenya Industrial Area - one of the largest industrial areas in Asia. There are large setups of several renowned engineering, transformers, motor and generator companies here. Being an industrial hub, this region was not caught in the IT/ITeS wave of the mid-1990s that transformed South and East Bengaluru as some of the most sought-after residential markets. However, of late, this region has been gaining considerable interest with the commencement of several infrastructure projects, such as the elevated expressway along Tumkur Road and the metro rail connectivity. Micro-markets such as Malleswaram, Yeshwantpur, Rajajinagar, Mysore Road, Tumkur Road and Jalahalli West are considered to be key residential locations that have witnessed an impetus in growth.
The ORR provides connectivity with all the major highways around the city and passes across through the major suburbs, viz. Hebbal-K.R. Puram- Marathahalli-Sarjapur Road-Silk Board Junction
This long peripheral road connects Jalahalli in the north with Electronics City on Hosur Road in the south. The corridor connects Mumbai and Chennai through NH-4 in the western region and NH-7 in the southern region, respectively. It was initially a four-lane structure, with provisions for expansion up to six lanes. NICE Ring Road has enabled traffic from Mumbai to move directly to Chennai without crossing downtown Bengaluru
This is a four to eight-lane national highway (part of NH-7) connecting Bengaluru city with Hosur, a town in Tamil Nadu. Hosur Road passes via Electronics City, one of the largest IT industrial parks of Bengaluru
This is a 10-km-long, elevated and tolled expressway connecting Central Silk Board junction to Electronics City
A six-lane elevated road over the existing road connects Hebbal with the international airport. The elevated stretch that starts from Kodigehalli Gate extends over 3.72 km. The project has a series of seven flyovers from Hebbal to Trumpet Junction, near the airport
The stretch of 19.5 km, combining the 4.5-km elevated expressway and access-controlled road on NH-4, has benefited commuters heading towards North Karnataka and further to Pune and Mumbai, as well as other parts of North India each day. It connects Yeshwanthpur to Nelamangala seamlessly.
The recently launched metro link from East to West and partially operational North-South Corridor has come as a boon to this city and to some extent eased pressure on the road traffic. It is envisaged that all the important IT corridors of Bangalore would be covered by Metro in the next 4-5 years.