Yelahanka
Yelahanka is north Bengaluru's lowest-psf active cluster at INR 10,000 psf, with 11% YoY growth and three active projects. Metro exposure is sub-corridor specific: Godrej Aveline on the Bellary Road/NH-44 alignment is ~2.1 km from the Phase 2B Yelahanka station (expected 2028+); Assetz Codename Sanctum and Century Kindle on the Doddaballapura Road side are 3.5-7.5 km from the station and are not directly metro-proximate.
Cluster Snapshot
Why we cover
Why Yelahanka
Yelahanka is north Bengaluru's lowest-PSF active cluster at INR 10,000 psf with 11 percent YoY growth. The cluster's complication, and the reason buyers must read it carefully, is that Yelahanka splits into two distinct sub-corridors with different theses.
The Bellary Road sub-corridor (eastern Yelahanka) runs along NH-44 toward Bagalur Cross and the airport. This is the metro-aligned sub-corridor: Phase 2B's Bagalur Cross station sits within walking distance of several active projects. Godrej Aveline at sub-800 metres from Bagalur Cross is the corridor's most metro-proximate launch. Century Kindle and Assetz Codename Sanctum sit on or near this spine, with the Sattva Horizon office anchor (Amazon's 7,000-employee Bengaluru HQ) within the catchment.
The Doddaballapura Road sub-corridor (western Yelahanka) is older and more residential, with mature social infrastructure (BCCI Centre of Excellence, Stonehill International School, the Indian Air Force station) but no direct metro alignment. Harrow International School sits just outside the cluster's western edge in the IVC Road catchment, close enough that Yelahanka western families use it as their default IB option. Karnataka Cabinet's elevated corridors package (April 2026) targets this sub-corridor for road decongestion, which is the corrective for the lack of metro.
The two sub-corridors trade at different effective premiums. Bellary Road sub-corridor projects with sub-1-kilometre metro proximity command INR 11,000 to INR 13,000 psf. Doddaballapura Road sub-corridor projects sit at INR 9,000 to INR 11,000 psf. The conventional cluster-average INR 10,000 psf masks this 20 to 30 percent intra-cluster variation.
The right buyer for Yelahanka eastern is metro-and-airport-proximate value: the corridor offers metro access at a 30 to 40 percent discount to Hebbal's PSF. The right buyer for Yelahanka western is the family seeking established social infrastructure (top-tier international schools, healthcare, sports facilities) and willing to trade metro proximity for liveability. Treating Yelahanka as one cluster collapses these two distinct buyer thesis into a misleading average.
Yelahanka suits end-users wanting an established north-Bengaluru base with New Airport Road access ahead of metro repricing.
Key Catalysts
Neighbourhood
Getting there, and what is around Yelahanka
Road distances from the cluster centre. The three anchors first, then the nearest places in each category.
- Yelahanka Metro Station1.7 km
- Bettahalasuru Metro Station4.2 km
- North Gate Tech Park0.1 km
- North Gate SEZ0.2 km
- Collins Aerospace0.6 km
- Cytecare Cancer Hospital0.3 km
- Manipal Hospital, Yelahanka1 km
- Sparsh Hospital, Yelahanka2.5 km
- National Public School (NPS)1.1 km
- Ryan International School1.2 km
- Canadian International School1.4 km
- RMZ Galleria Mall2.7 km
- The Galleria (RMZ)2.7 km
- Phoenix Mall of Asia5.2 km
- Yelahanka Aerodrome / Air Force Base2 km
- Jakkur Aerodrome4.3 km
- Arena 530.3 km
- Yelahanka Lake & Park1.7 km
- Go Picklers2.4 km
- Angsana Oasis Spa3.1 km
- Clarks Inn5 km
- Attide Biz Hotel6.4 km
Price trajectory
The 5-year /sqft curve
Estimated price appreciation based on market data for Yelahanka.
Catalysts in motion
23 triggers active in Yelahanka
Catalysts mapped to this cluster — infrastructure, employment, and policy events that move price absorption.
See every Yelahanka catalyst on the timeline →Editorial coverage
What we've written about Yelahanka
Reports & briefs
Yelahanka averages ₹10,000 psf but the cluster contains two geographically distinct markets, the Bellary Road / Outer Ring Road side priced like an extension of Hebbal-Jakkur at ₹14,000+, and the Doddaballapura Road side priced like a Bagalur-corridor reach at ₹8,500. Cluster averages mislead in both directions; the right comparable is street-specific.
Every north Bangalore shortlist has a sensible option on it: the cluster the buyer picks after deciding the premium corridors are overheated and the frontier corridors are overpromised. The problem is that north Bangalore has two clusters competing for that slot, and they are sensible in opposite ways.
There is a Saturday-morning test for north Bangalore clusters. In Yelahanka, Saturday morning means a dosa queue that has existed longer than most of the corridor's developers, a wooded Air Force campus, cricket nets at the BCCI Centre of Excellence, and a town that functions whether or not anyone is watching.
Yelahanka's watchlist is the shortest in this series, which is itself the finding. An established town at the dataset's lowest entry price (₹10,000 a square foot) doesn't need much to go right.
Related reading
3 projects in Yelahanka
All projects →
Also tracked in Yelahanka · 19
Directory →Verified facts and a desk note each, not yet a full report. Highest SmartScores first.
Buyer Guide
Frequently Asked Questions
Get cluster advice
Speak to our research team
No spam · Personalized Yelahanka insights