I was driving through Yelahanka last month when I noticed something unusual. Massive construction activity. Cranes everywhere. Tech park signboards from companies I'd only associated with Whitefield and Electronic City. It got me curious—what's really happening in North Bengaluru?

After speaking with industry insiders and digging through recent announcements, the picture became crystal clear: North Bengaluru is becoming India's next major IT destination, and most people haven't even noticed yet.

The Numbers Tell the Real Story

Here's what's actually happening on the ground:

More than 25 major tech parks are currently under construction or in advanced planning stages across North Bengaluru, with completion dates spanning 2024 to 2028. We're not talking about small office buildings—these are sprawling campuses designed to house thousands of employees.

Infosys has leased 5 lakh square feet of office space at Northgate in Devanahalli for its second office. When India's second-largest IT company makes such a commitment, it's not just following a trend—it's setting one.

The most telling indicator? Property prices in Bagalur have surged by 90% between 2019 and mid-2024, making it one of the fastest-appreciating real estate markets in the country.

Why This Corridor? Three Simple Reasons

1. The Airport Factor

The Kempegowda International Airport isn't just convenient—it's the reason this entire corridor makes sense. Companies like TCS, Infosys, and Wipro are setting up bases in the Devanahalli ITIR (Investment and Technology Region), specifically because being near an international airport matters more than ever in today's global business environment.

Think about it: an IT team collaborating with clients in San Francisco, London, and Singapore. Would you rather be stuck in Bengaluru traffic for 2 hours to reach the airport, or be there in 20 minutes? The answer is obvious.

2. Infrastructure That's Actually Happening

Here's what convinced me this isn't just hype:

The K-RIDE suburban rail project is extending its network to Gauribidanur and Hindupur areas, while the Satellite Town Ring Road (STRR) spanning over 280 kilometers will connect 12 satellite towns. The first 80 km stretch of STRR was inaugurated by Prime Minister Narendra Modi on March 11, 2024.

This isn't just promises—the construction is visible. The roads are being widened. The metro extensions are underway. When I see government investment backing private corporate expansion, that's when I know something real is happening.

3. The Land and Cost Equation

Let's be honest about something: Office space in North Bengaluru costs 40-50% less than Whitefield or Outer Ring Road. For companies planning to house 5,000-10,000 employees, this cost difference runs into hundreds of crores over a decade.

But it's not just about saving money. Unlike congested traditional IT hubs, this corridor offers something valuable: space to actually build proper campuses with amenities, parking, and room to grow.

The Companies Making the Move

Let me share some specific developments that caught my attention:

Prestige Tech Cloud Park in Devanahalli is being developed near the airport toll plaza at the intersection of Bellary Road and International Airport Road. Strategic location, modern design, and backed by one of Bengaluru's most respected developers.

Embassy Group is on an expansion spree with multiple projects: Embassy Business Hub Phase 2 in Yelahanka, Embassy Crescent in Hebbal, and Embassy Innovation Park Phase 2 in Chikkajala—all scheduled between 2026 and 2027.

Phillips has chosen Yelahanka to set up its Innovation Campus, timing it perfectly with Namma Metro Phase 2B construction.

The Aerospace SEZ near the airport already houses companies like Thyssenkrupp Aviation, BEML, and Dynamatic, while Bagalur's 850-acre Hardware Park hosts several companies from Taiwan and Japan.

What This Means for Regular People Like Us

I spoke with Rajesh, a software engineer friend who recently bought a plot near Gauribidanur. His logic was simple: "In 2015, everyone said Whitefield was too far. Look at it now. I'm not making that mistake twice."

Experts predict rental appreciation of 20-25% in North Bangalore in 2025, with an average property price increase of 10-15% annually over the next five years.

But here's my advice from watching Bengaluru's real estate over the years: Don't just buy anywhere in North Bengaluru thinking it'll appreciate. Location matters enormously. Proximity to announced tech parks, upcoming metro stations, and the main arterial roads makes all the difference.

Also—and this is critical—before investing in any property here, make sure you understand the documentation thoroughly. [Getting your Khata Certificate sorted](link to Blog 1: What is Khata Certificate and How to Get It for Your Site) isn't optional; it's essential. I've seen too many people buy great properties only to struggle with paperwork later.

The Bigger Picture

Bangalore jumped from 15th globally in 2024 to 4th in 2025 as the best city to hire software engineers. But here's the challenge: traditional IT areas have become unaffordable for young professionals. Rental costs have gone through the roof.

Companies moving to North Bengaluru solve multiple problems at once: lower costs, better quality of life for employees, modern infrastructure, and airport connectivity. It's not rocket science—it's just smart business.

The Karnataka government is also developing the Aerospace Park near Kempegowda International Airport and the KHIR (Knowledge, Healthcare, Innovation, and Research) City in North Bengaluru, projected to create 80,000 job opportunities.

When you combine private investment, government support, and infrastructure development in one corridor, history tells us what happens next. We've seen it with Whitefield, Electronic City, and Marathahalli. Each time, early movers benefited significantly while skeptics regretted waiting.

Should You Pay Attention?

• An IT professional thinking about buying your first home
• Someone looking to invest for your children's future
• A business owner planning expansion
• Simply curious about where Bengaluru is headed