Located in the south-eastern region of Bengaluru, Sarjapur is flanked by Sarjapura-Attibele Road on its west. This rapidly developing locality houses the famous Infosys SEZ Tech Park, and is surrounded by areas such as Chikkadunnasandra, Gudighattanahalli, Chichuraganapalli, and Ittangur. Engulfed by a few green patches of land, the locality is also home to Billapura Lake.
The presence of sound social and commercial infrastructure in and around Sarjapur influences its real estate demand to a great extent. A few educational institutions in the vicinity include Bangalore Technological Institute, ITM Institute of Hotel Management, Bangalore College of Engineering and Technology, and XIME. Janani Hospital and St. John's National Academy of Health Sciences are the two main healthcare centres in Sarjapur.
The locality also enjoys brisk civic infrastructure, with important establishments such as Sarjapura Police Station, Bescom Office, Sub-Registrar Office, and Sarjapur Post Office situated in the area. It enjoys swift water and electricity supply, facilitated by the Bangalore Water Supply and Sewerage Board (BWSSB) and Bangalore Electricity Supply Company (BESCOM).
Few popular malls and multi-branded apparel stores like D-Mart, Big Bazaar, Mega Mart, Forum Value Mall, Levi’s, Reebok, and Inorbit Mall lie in proximity to Sarjapur. Many everyday need stores like Namdhari’s Fresh, S.L.V. Stores, and Kamadhenu Hardware & Electricals, along with restaurants such as Amaravathi Family Restaurant, Mayuri Garden Restaurant, and Pepper Hut Restaurant are located in Sarjapur.
Connectivity and Transit Points
The Sarjapura-Attibele Road enhances connectivity in the locality to a large extent, linking the area to Whitefield. It meets Kanyakumari Road at Attibele, further connecting the locality to the likes of Electronic City, Koramangala, and Marathahalli. Sarjapur’s proximity to Chikka Tirupathi Road aids connectivity to Hoskote, all the way up to Devanahalli and Doddaballapura.
BMTC buses ply through the Sarjapura Police Station Bus Stop, which facilitates intra-city travel. Rail transport is facilitated by Carmelaram Railway Station, located 11 km from Sarjapur. This station facilitates travel to a few south Indian cities. Bangalore City Junction Railway Station is situated 30 km from Sarjapur. Residents’ board trains from this station to travel to cities like Delhi, Mumbai, and Hyderabad.
Kempegowda International Airport is located 61 km from here, and can be reached in an hour via Bangalore-Hyderabad Highway.
Factors for Growth in the Past
Development of Sarjapura-Attibele Roadhelped the locality connect to the likes of Whitefield, Koramangala, Marathahalli, Electronic City, and the Outer Ring Road, which greatly contributed to the locality’s rapid growth. Sarjapur’s proximity to IT hubs and the presence of IT/ITES companies such as Infosys and Wipro also added to the locality’s development. Also, the presence of an effective public transport service played a major part.
Another factor that propelled real estate development in the locality was the saturation of areas such as Whitefield, Electronic City, and Outer Ring Road. This factor, in addition to affordable property prices, made Sarjapur an ideal location for the working class to invest in.
Residential and Commercial Market
Residential Market Trends
The residential property market in Sarjapur comprises apartments, independent houses, and residential plots. However, apartments dominate the property spectrum here. The average rate of apartments in Sarjapur is Rs 3,870 per sq. ft., and the average rate of houses is Rs 4,585 per sq. ft. Residential plots are priced the lowest, with the average rate being Rs 1,250 per sq. ft. The price range of 2-4 BHK apartment units lie between Rs 35 lakh and Rs 1 crore. The price range of residential plots lie between Rs 15-25 lakh.
The rent culture in Sarjapur is rising steadily, due to its proximity to renowned educational institutions and industrial establishments. The rental price of 2-3 BHK apartment units range from Rs 12,000 -19,000 per month, while the rent for 3 BHK houses range from Rs 16,000 -40,000 per month.
Commercial Market Trends
The commercial market in Sarjapur is on par with its residential market. The average rate of offices in the area is Rs 5,800 per sq. ft., while the average rate of commercial plots is Rs 1,500 per sq. ft. The price of offices in Sarjapur range from Rs 2 -4 crore, and the price range of commercial plots lie between Rs 5 -30 crore.
The average rent for offices here is Rs 55 per sq. ft. The rental price for offices range from Rs 4-11 lakh per month.
The absence of proper footpaths on Sarjapur Main Road is one of the major issues faced by the pedestrians. Also, the presence of potholes on this road makes matters worse. Although measures were taken to fix these issues, the road still continues to be in bad shape.
The drinking water line that goes on Sarjapur Road via the drain from Agara Lake has been leaking for quite some time now, leading to a water crisis in the locality. The area’s residents have to sometimes depend on water tankers for water supply. Open drains filled with garbage also add to the woes of the residents, and becomes a lot worse during the monsoons.
Factors for Growth in the Future
The development of several residential projects such as Nishant Prive, Sai Vandana Brundavan, Mantri Premero, Uber Verdant, and Geown Oasis in Sarjapur has led to an increase in property prices in the area. The coming years will also see a strong demand for office spaces in the area, which would result in the increase in rental prices in this locality.
There are also plans to construct a footpath on the Sarjapur Main Road, which will help the locals to walk freely along this stretch. Completion of these social and civic infrastructure projects augurs well for Sarjapur’s real estate market.