KIADB / Bagalur
KIADB/Bagalur is an airport-corridor-employment-linked value cluster in North Bangalore, priced at INR 11,000 psf with 9% YoY growth. It has no direct metro access: Bagalur is 5-7 km from Yelahanka metro (nearest city-side station); the KIADB Aerospace Park belt is approximately 9 km from the Airport metro terminal. The cluster's demand is driven by KIADB Aerospace Park employment (HAL, NAL, Boeing supply chain), airport-adjacent professional households, and the STRR northern arc which passes through the corridor. New 2BHK rents in completed buildings start at INR 20,000 per month; 3BHK at INR 30,000. This is a multi-year position: employment density and STRR delivery are the key watchpoints, not metro.
Cluster Snapshot
Why we cover
Why KIADB / Bagalur
KIADB and Bagalur is the most affordable entry into north Bengaluru's airport-corridor employment belt at INR 11,000 psf with 9 percent YoY growth. The cluster's economic anchor is the KIADB Aerospace Park, which has progressed from announcement to operational over the past five years. Boeing's BIETC engineering centre (5,500 engineers), Collins Aerospace's CIOC and EDTC research facility (2,000 jobs), Foxconn's iPhone manufacturing plant (30,000 plus jobs at peak), and the ISRO ECLSS campus for Gaganyaan (41 acres) sit within an eight-kilometre arc of the cluster.
What KIADB-Bagalur does not have, and what most aggregator listings will not say plainly, is direct metro access. Phase 2B's airport extension passes through Bagalur Cross before terminating at the airport, which gives the cluster cluster-edge metro proximity but not station-on-doorstep. The buyer who wants metro front-door should look at Sadahalli or Shettigere; the buyer who wants employment-corridor proximity at a 35 to 40 percent discount to those clusters should look here.
The active project set is led by Adarsh Palm Acres (the cluster's earliest mover and now in Phase 3 at INR 20,000 psf, well above the cluster median, reflecting maturity premium) and Puravankara Northern Lights. Both are in or adjacent to the KIADB-aerospace catchment. The Welspun One logistics cluster (USD 258 million, 56 acres) and the MMLP Obalapura logistics park further cement the corridor as an industrial demand zone, which is both the bull case and the risk: industrial proximity supports rental yield from technical and operations staff, but a residential thesis built primarily on industrial employment carries lower lifestyle premium than office GCC clusters.
The right buyer is the salaried aerospace, manufacturing, or logistics professional whose career is anchored within the corridor. The wrong buyer is the IT professional commuting to ORR who would face a 50-minute reverse commute that no metro station fixes. The cluster's INR 11,000 psf is rational for the first profile and irrational for the second.
KIADB / Bagalur suits investors and early end-users positioning on the airport employment belt before the corridor fully reprices.
Key Catalysts
Neighbourhood
Getting there, and what is around KIADB / Bagalur
Road distances from the cluster centre. The three anchors first, then the nearest places in each category.
- Bettahalasuru Metro Station4.8 km
- Airport City Metro Station5.2 km
- Shell Technology Centre3.3 km
- Purva Aerocity4.2 km
- Prestige Tech Cloud Park4.5 km
- Cytecare Cancer Hospital7.4 km
- Manipal Hospital, Yelahanka8.6 km
- Akash Super Speciality Hospital9.7 km
- The School of Raya2.9 km
- Sri Venketeshwara College of Engineering3 km
- IIBS Bengaluru3.8 km
- Decathlon Anubhava3.6 km
- Forum 13 Degree North4.1 km
- Acre Bengaluru4.1 km
- Dodjala Railway Station4 km
- Toll Plaza (NH-44)4.3 km
- New Airport Road5.4 km
- Bagaluru Lake1.9 km
- Fantasy Golf Resort3.7 km
- Club Cabana Amusement Park5.6 km
- Clarks Inn4 km
- Moxy Bengaluru4.4 km
- Clarks Exotica6.4 km
Price trajectory
The 5-year /sqft curve
Estimated price appreciation based on market data for KIADB / Bagalur.
Catalysts in motion
29 triggers active in KIADB / Bagalur
Catalysts mapped to this cluster — infrastructure, employment, and policy events that move price absorption.
See every KIADB / Bagalur catalyst on the timeline →Editorial coverage
What we've written about KIADB / Bagalur
Reports & briefs
KIADB / Bagalur trades at ₹11,000 psf, 35 to 40 percent below Sadahalli, Shettigere, and Chaprakallu on the same airport corridor, even with six operational aerospace and tech anchors (Boeing, Collins, Foxconn, plus three more) in an eight-kilometre arc. The discount prices in residential-corridor immaturity, not employer thesis weakness.
Strip away the brochures and every frontier cluster in north Bangalore is selling one of two things: proximity to where the jobs are, or proximity to how you'll reach them.
Every buyer priced out of Hebbal faces the same fork, and the two tines point in opposite directions. Stay close and pay ₹16,000 in Hennur–Thanisandra: a ₹2,000 discount for surrendering almost nothing of the city.
Other clusters wait for ribbon-cuttings. KIADB–Bagalur waits for notifications, gazette entries, land-acquisition milestones, and hangar-roof steel deliveries: the unglamorous paperwork of an industrial belt assembling itself.
2 projects in KIADB / Bagalur
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Also tracked in KIADB / Bagalur · 11
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