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Decision Pack

North Bangalore's best residential projects — vetted on 100+ data points.

Data-driven curation · Independent research · Freshness you can see.

August 2026 Snapshot
20
Projects tracked
+10%
Avg YoY appreciation
₹13K
Median /sqft
7
Curated clusters
This quarter's lead: Shettigere cluster leads YoY pricing at +14%, driven by KIAL access. Hebbal–Jakkur holds premium at ₹18,000/sqft.
North Bengaluru project map

Featured Projects

Currently on our desk

A rolling shortlist of high-conviction launches and ready inventory across the 7 curated clusters.

View all 20 →
Embassy Knowledge Park
Pre-launch
Chaprakallu – IVC Road
Embassy Group

Embassy Knowledge Park

Chaprakallu-IVC Road
2, 2.5, 3, 3.5, 4, 5 BHK · Apartments & Villas · Dec 2031
₹1.86–22.7 Cr₹14,000/sqft
Embassy Knowledge Park's 100-acre IT campus paired with 100-acre premium residential is the only institutional walk-to-work attempt on the IVC corridor
Lodha Sadahalli
Pre-launch
Sadahalli Cluster
Lodha Group

Lodha Sadahalli

Sadahalli
3, 3.5, 4 BHK · Apartments · Dec 2031
₹3.1–5.2 Cr₹14,000/sqft
Lodha brand premium on the Sadahalli corridor at ₹14,000 psf in a 70-acre ultra-premium township
Tata Varnam
Available
Shettigere Cluster
Tata Housing

Tata Varnam

Shettigere (Airport Corridor)
3, 4, 5 BHK · Townhouses & Row Houses · Dec 2031
₹1.66–4.9 Cr₹10,500/sqft
Shettigere Airport Metro first-phase advantage 2027

Analytics & Insights

YoY appreciation, cluster by cluster.

Independent data on price appreciation, demand trends, and cluster momentum — updated quarterly.

10.4%
avg YoY
₹13,357
median /sqft
Explore market analytics →
ClusterPSF · YoY

Cluster Analysis

Seven theses. One city.

Each cluster is a distinct investment thesis — defined by infrastructure, demand, and pricing dynamics.

All clusters →

Hebbal–Jakkur

Premium

Hebbal–Jakkur is a north-Bengaluru watchlist cluster where mature pricing sentiment meets a visible ORR catalyst

₹18,000
Avg /sqft
+8%
YoY Growth

Hennur–Thanisandra Road

Premium

Hennur–Thanisandra Road is a north-Bengaluru watchlist cluster where mature pricing sentiment meets a visible ORR access catalyst

₹16,000
Avg /sqft
+8%
YoY Growth

KIADB / Bagalur

High Growth

KIADB / Bagalur is a north-Bengaluru watchlist cluster where emerging pricing sentiment meets a visible KIADB/Airport employment belt catalyst

₹11,000
Avg /sqft
+9%
YoY Growth
Featured Research · August 2026

₹13,000 to ₹18,000: The PSF Map and Why the Cheaper Cluster Is Outpacing the Expensive One

Shettigere appreciates at 14% YoY while Hebbal–Jakkur runs at 8%. The cheaper cluster is growing faster. Here's what the PSF map is actually telling you.

Read the report →
BangaloreSelect Research · 7 min read · Market Intelligence
Cluster PSF comparison — converging appreciation trends

The Trigger Stack

The evidence, the watchlist, and the headwinds.

Why believe this corridor

What to watch next

What could bite

Full catalyst timeline →

The Thesis

“The only Indian corridor where airport-adjacency, metro build-out, and tech employment density are converging inside a single 10-year window.”
BS
BangaloreSelect Research
August 2026 · Bi-monthly brief

Methodology

The TrueScore. One number, four dimensions.

Every project on BangaloreSelect carries a TrueScore — a composite metric built from builder track record, delivery history, pricing power, and delay patterns. It's not a star rating. It's a conviction signal.

35%
Reliability
Track record of promise vs delivery.
30%
On-time delivery
Months early/late on possession against pledged date.
20%
Premium index
Pricing power and resale velocity.
15%
Delay index
Inverse score of historical delay severity.
TrueScore = (Reliability × 0.35) + (OnTime × 0.30) + (Premium × 0.20) + ((100 − Delay) × 0.15)
Read full methodology →

FAQ

Frequently asked questions