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Yelahanka Cluster Report

Two Yelahankas, two theses, one villa belt. North Bengaluru's lowest-PSF active cluster at ₹10,000 psf and 11% YoY, still split between the Bellary Road metro side and the Doddaballapura Road social-infra side.

UPDATED AUGUST 30, 2026 · 16 PAGES · PDF · 0.21 MB

North Bengaluru's lowest-PSF active cluster at ₹10,000 psf and 11% YoY, still split between the Bellary Road metro side and the Doddaballapura Road social-infra side. What v2 adds is the third Yelahanka: a villa belt from Embassy Boulevard to Total Environment's After the Rain that trades from ₹6.5 crore to price-on-request. Twenty-two tracked projects, the largest universe in the north, twenty-four triggers, and the reason cluster averages mislead here more than anywhere else.

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What's inside.

The cluster, split three ways

Why a ₹10,000 average hides a 20 to 30 percent intra-cluster spread, what Aveline's ₹2.90 crore official entry says about the Bellary Road side, and why the villa belt is a thesis of its own.

24 tracked. 8 high-impact. 1 headwind.

Bagalur Cross metro repricing, Amazon and Philips, the awarded BBC Package 1 with its Bellary Road end inside the cluster, the PRR revival, the 8th CPC wave for DRDO and IAF, plus the registration-fee headwind.

Five variables and who this cluster suits

All-in PSF banded by sub-corridor, density from studios to 51-acre villa estates, builder reliability across eight platforms, trigger depth and the widest configuration ladder in the set. Four buyer personas, two wrong fits.

Three primaries. Nineteen benchmarks.

Godrej Aveline, Century Kindle and Assetz Sanctum (now reading as Miru and Miyo) priced against the villa belt, the Century resale set, Brigade Insignia, Prestige Royale Gardens and the value rungs.

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 Yelahanka.