BENGALURU: With Bengaluru home to 129 individuals whose wealth exceeds Rs 1,000 crore, according to the M3M Hurun India Rich List 2026, real estate experts say land scarcity in traditional luxury enclaves is pushing affluent home buyers towards newer destinations, particularly North Bengaluru, where large plots allow for spacious, low-density residential communities.
Traditional luxury addresses such as Sadashivanagar, Vittal Mallya Road, Lavelle Road, and Koramangala continue to command a premium, but the limited land availability is constraining opportunities for new large-format homes.
“In luxury localities, the land simply isn’t coming to market. When a large plot does trade, it’s usually a family sale, and it goes at a price that only makes sense for a handful of buyers”, said Arhanth Dinesh, Managing Director, Krishvi Group.
North and north-east Bengaluru are attracting growing interest, Dinesh said. “The airport, the Hennur, Bagalur and Yelahanka corridors, the tech parks and good schools have pulled the city’s centre of gravity north,” he added.
He said that Yelahanka gives what the core can’t: land, larger plots, lower density and room for real amenities, with the airport 20 minutes away. He, however, said that what the area lacks is the social infrastructure, the restaurants, clubs and that walkable old-Bengaluru character.
Maninder Chhabra, Director – Sales, Marketing & CRM, Century Real Estate said, “Between FY24 and FY26, Century Real Estate’s luxury residential segment recorded a 477% increase in enquiries and 355% growth in gross sales value. Knight Frank India’s H1 2026 findings also indicate growing demand in the Rs 2–5 crore segment.”
Chhabra said North Bengaluru, particularly Yelahanka and the airport corridor, is gaining prominence, because of its infrastructure, green spaces, clean air, expanding employment hubs and an established lifestyle ecosystem.
Citing the Knight Frank India’s H1 2026 report, he said the region recorded 11% year-on-year growth in residential sales and 10% growth in new launches, accounting for 31% and 29% of Bengaluru’s total, respectively.
Viswa Prathap Desu, COO Residential of Brigade Group, attributed the premiumisation of housing market to wealth creation across technology, entrepreneurship and Global Capability Centres (GCCs).
‘Luxury housing map will become polycentric’
Scarcity in traditional addresses will preserve their exclusivity while also pushing some demand toward newer locations that offer more space and lower-density living, Desu said.
“Yelahanka offers something that is increasingly difficult to find closer to the city centre: larger land parcels, greenery and more spacious, thoughtfully planned premium communities,” Desu said.
He said future luxury housing map of Bengaluru will become increasingly polycentric. “The specific pockets where we are expecting to see a lot of this development are in North Bengaluru (STRR next to Devanahalli), Whitefield, Old Madras Road (Budigere belt) and select South Bengaluru corridors,” he said.
Karthik M V, Chief Sales and Marketing Officer, Concorde, said Yelahanka offered scope for larger sites and planned communities, while established luxury neighbourhoods retained advantages in mature infrastructure and proximity to central Bengaluru.
The northern locality’s long-term appeal would depend on civic infrastructure, water availability and last-mile connectivity, he said.
