by Nagabhushana Reddy, Founder and Managing Director, NBR Group
India’s high-end residential market has seen a sea change in the last ten years and nowhere is this more evident than Bengaluru. Increasingly focused around central business areas and a select number of upscale enclaves, luxury residential housing demand has now extended towards major up-and-coming corridors. The Sarjapur Road – Gunjur belt and the well-connected periphery of the city are among them that have become the new hubs of high-end housing.
Over the past few years, there has been a surge in aspirational homebuyers seeking more than just space — they want location, lifestyle, and long-term value. And increasingly, they’re finding all three on the city’s growing peripheries.
The changing definition of “Prime” and Lifestyle
Earlier, areas such as Indiranagar, Koramangala, and Jayanagar were decorated as “prime” in Bengaluru’s real estate vocabulary. Although these places are still most sought after, their saturation, lack of new land availability, and spiraling prices have pushed developers and buyers to look elsewhere.
Sarjapur Road, which used to be a quiet stretch, is now a bustling corridor. Gunjur, a quick-rising locality in its suburbs, has become the favorite among high-net-worth individuals (HNIs) and NRIs for luxury villas, plotted schemes, and upscale gated communities.
A fascinating data -driven research in 2025 by top real estate advisor Anarock revealed that the median residential prices at Sarjapur Road saw an increase of 79 per cent to ₹10,800 per sq ft between April-June 2025 from ₹6,050 per sq ft in the year-end 2021.
This change is not coincidental — it’s the result of a sequence of urban, economic, and infrastructural growths.
Luxury is no longer about marble floors and rooftop decks anymore, instead buyers want privacy, greens, smart infrastructure, community living, and wellness. They want homes that bring nature in conjunction with contemporary architecture — and this is where neighborhoods like Gunjur, with their lower population density and large open spaces, acquire a clear advantage.
Supporting this, India Sotheby’s International Realty (ISIR) real estate consultant and real estate data analytics company CRE Matrix’s 2025 report uncovered that Bengaluru’s high-end housing segment (Rs 10 crore and more) attained sales bookings of Rs 1,000 crore in the fiscal year 2024-25 compared to Rs 627 crore, compared with the last fiscal year.
Infrastructure as a catalyst
The new Peripheral Ring Road (PRR), the planned Satellite Town Ring Road (STRR), and Outer Ring Road (ORR) expansion are not only making commutes easier — they are reshaping the city’s luxury housing landscape. Locations such as Sarjapur Road-Gunjur, with easy connectivity to IT parks like Whitefield, Electronic City, and the future technology parks around Dommasandra and Varthur, are benefiting.
Adding to this is Knight Frank India’s 2024 report, which states that key infrastructure initiatives like Peripheral Ring Road (PRR) and Bengaluru Suburban Rail Project will help reduce travel times along Sarjapur Road–Varthur corridors by 30–40% over the next couple of years.
The fact that many of these top international schools, specialist hospitals, and global IT parks are nearby has also made this corridor particularly appealing to high-income professionals. Add to that the imminent Metro Phase II routes and the Bengaluru Suburban Railway Project, and the convenience factor is greatly improved.
Investment potential and work-from-anywhere’ culture
Beyond lifestyle, buyers today are also thinking about long-term capital appreciation. Prime peripheral locations are offering lower entry costs today, with strong prospects for value appreciation for the next decade.
As per real estate consultant Anarock’s 2025 report, Sarjapur Road has seen an increase in price of nearly 15–18% over the last two years. With the region’s continued development, these numbers are expected to improve even further.
Luxury plotted developments, for instance, are picking up. They provide design flexibility, increased land value, and the emotional high of constructing a custom home — a combination that’s difficult to surpass.
The remote and hybrid work culture fueled by the pandemic has redefined residential preferences. People are happy to be a little farther away from the city center if that means having extra space, cleaner air, and communal living integrated into their community. This is the very reason why people are opting for prime buildings in the periphery over tiny apartments in old neighborhoods.
In their 2025 report, real estate analytics and data platform Zapkey found out that Bengaluru’s ultra-luxury segment is experiencing a phenomenal uptick in multimillion-dollar deals. Bengaluru is observing a rising number of home purchases above ₹50 crore for the first time, a phenomenon that was not very common outside Mumbai and Delhi hitherto. This growth indicates Bengaluru’s rising stature as a haven for ultra-high-net-worth individuals who look for ultra-prime residential options.
The road ahead for real estate
Bengaluru’s luxury housing market is at the tipping point. As the city keeps growing, its outskirts — particularly well-connected corridors such as Sarjapur Road-Gunjur — are no longer new locations in the making. They are shaping up to be the new prime.
For consumers, it’s a golden opportunity — to be a part of the future, today. For developers, it’s an opportunity to redefine luxury by combining design, location, and luxury.
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