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Shettigere Cluster Report
The corridor's fastest mover, with a ladder. North Bengaluru's highest-appreciation cluster at ₹13,000 psf and 14% YoY, still the sharpest rate in the tracked set.
UPDATED AUGUST 30, 2026 · 16 PAGES · PDF · 0.21 MB
North Bengaluru's highest-appreciation cluster at ₹13,000 psf and 14% YoY, still the sharpest rate in the tracked set. The airport-side metro leg holds a June 2027 window, Airport City is rising one stop away, and the universe grew from two projects to nine: Birla Phase 4 pricing at ₹15,500 to 19,000 psf, Tata Varnam's lower Phase 2 entry, Sattva's three value rungs, two delivered Tata plotted layouts and Godrej MSR City. Forty-two triggers, and the 38 percent gap to Hebbal, now being tested by a live print.
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Shettigere Cluster Report
No form. Direct download. 16 pages · PDF · 0.21 MB.
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What's inside.
The 38% gap, with a first print
Why 14% YoY is rational pre-opening pricing, what Birla's Phase 4 asks say about the gap to Hebbal, and why Airport City makes Shettigere an employment cluster and not just a station cluster.
42 tracked. 17 high-impact. 2 headwinds.
The airport-side first leg, Airport City, the Sadahalli underpass, BIAL T2, the MRO hub, SAP and Boeing, the Jangamakote deep-tech park, Forum 13 North minutes away, plus the registration-fee and toll headwinds.
Five variables and who this cluster suits
All-in PSF with a widening intra-cluster spread, township scale and format, builder reliability across five platforms, trigger depth and the studio-to-townhouse ladder. Four buyer personas this cluster serves, and two it does not.
Two primaries. Seven benchmarks.
Birla Trimaya and Tata Varnam priced against the set they now clear: Tata Swaram and Raagam, Assetz Atmos and Aura, Godrej MSR City, Sattva Vasanta Cove, Vasanta Skye and Aeropolis.
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 Shettigere.