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Chaprakallu – IVC Road Cluster Report
The plot-first premium, now a ladder. North Bengaluru's low-density premium corridor at about ₹11,000 psf blended and 11% YoY (plot land ₹8,000 to 10,000; built row houses to ₹22,000 plus), still without a metro and still priced on typology.
UPDATED SEPTEMBER 12, 2026 · 16 PAGES · PDF · 0.21 MB
North Bengaluru's low-density premium corridor at about ₹11,000 psf blended and 11% YoY (plot land ₹8,000 to 10,000; built row houses to ₹22,000 plus), still without a metro and still priced on typology. What changed: the blended average is now measured from the ten-project universe instead of asserted from two, Assetz City of Palms registered in June, Embassy Knowledge Park launches in September, and the universe grew from three projects to ten: Prestige's plotted pair, Provident's row houses, Arvind's and Adarsh's delivered layouts, Sobha's completed villa estate. Twenty-eight triggers, and the education belt now correctly on its own road.
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What's inside.
The format premium, priced honestly
What ~₹11,000 psf blended actually contains, and why the corridor premium without a metro still clears: plot, row-house and township formats the metro clusters cannot offer, the airport-corridor employment arc, and the execution lag that comes with the corridor fringe.
28 tracked. 10 high-impact. 2 headwinds.
Foxconn at Doddagollahalli, the Jangamakote deep-tech park, Harrow, Stonehill and GITAM on the cluster's own corridor, Airport City, the PRR revival, plus the registration-fee and toll headwinds.
Five variables and who this cluster suits
All-in PSF by typology, density, builder reliability led by Sobha's Strong band, trigger depth and the plot-to-township configuration range. Four buyer personas this cluster serves, and two it does not.
Three primaries. Seven benchmarks.
City of Palms (registered), Sobha Oakshire and Embassy Knowledge Park priced against the set they clear: Prestige Crystal Lawns and Greenbrook, Provident Deansgate, Arvind Greatlands, Prestige Park Drive, Adarsh Savana, Sobha Lifestyle Legacy.
Cluster-specific risks and a custom shortlist
Five risks worth tracking. The upcoming events that could change the thesis. And how to book a custom shortlist call for Chaprakallu.