Situated in southern Bangalore, Bellandur is enclosed by Devarabisanahalli to the east, HSR Layout to the west, Bellandur Lake to the north, and Sarjapur Road to the south. The locality is approximately 15 km from the city centre, and covers a total area of 26.4 sq km, of which about 4.25 sq km — roughly 16 percent — is water body. That water presence is primarily Bellandur Lake, the largest lake in Bangalore, around which urban fabric has grown over the past two decades.
Bellandur's strategic position along the Outer Ring Road makes it a key connector between major IT corridors such as Whitefield, Electronic City, and Sarjapur Road. This corridor concentration is the single biggest driver of residential demand here.
The area is a hub for IT and ITES companies, with parks such as Embassy Tech Village, RMZ Ecospace, Vaishnavi Tech Park, and Prestige Tech Park in and around the locality. RMZ Ecospace, launched in 2008 by RMZ Corp, spans 27 acres on Outer Ring Road and is known for eco-friendly buildings and pedestrian-friendly layouts, hosting companies including Accenture, Intel, and Shell. Embassy Tech Village, established in 2008 and spanning 84 acres in nearby Devarabisanahalli, houses occupants such as Sony, Telstra, Xiaomi, and Cisco.
Together, these parks employ thousands of professionals from multinationals including Cisco, Flipkart, Accenture, Intel, Capgemini, Honeywell, and Microland. The proximity of this employment base — often walkable or a sub-10-minute drive — shapes both the tenant profile and the ownership demand in Bellandur's residential market.
The Outer Ring Road crosses through Bellandur, functioning as a critical link between east and south Bangalore. The locality is also well-connected via Sarjapur Road, which links it to other parts of the city. Both arteries carry heavy peak-hour loads, and traffic congestion — particularly during morning and evening commutes — is a practical reality for daily users of either route.
On the metro front, Bellandur will be connected by the Namma Metro Phase 2A line (Blue line), which is planned to run from KR Puram to the Central Silk Board through Bellandur. The east Bangalore tech belt is already served by the Purple Line metro through Whitefield, which became operational in April 2024, and by the older Krishnarajapuram suburban rail line. Once the Phase 2A extension reaches Bellandur, it will provide a road-independent commute option into the city's core.
Bellandur has a range of reputed educational institutions, from schools following national CBSE and ICSE curricula to international schools offering IGCSE and IB programmes. Among the better-known options within roughly 15 to 20 minutes' drive are Inventure Academy (Whitefield), The International School Bangalore (Whitefield), and Greenwood High International (Sarjapur).
Within Bellandur's internal geography, sub-localities include Green Glen Layout, Kariyammana Agrahara, Serenity Layout, and the Ecospace precinct. Retail, dining, and daily services have matured considerably as the residential population has grown, with options concentrated along the ORR and Sarjapur Road frontages.
Average property prices in Bellandur currently range from approximately Rs 5,400 to Rs 9,100 per square foot, though newer launches and premium towers on the ORR frontage have pushed asking rates higher. The real-estate market here has been consistently evolving due to high demand from IT professionals, with prices showing steady appreciation tied to road connectivity and social infrastructure.
On the rental side, a 2 BHK apartment in Bellandur commands an average monthly rent of around Rs 42,800, reflecting the sustained appetite from mid-to-senior-level tech employees who prefer living within a short commute of the ORR parks. The dominant buyer and tenant base is short-to-medium tenure IT professionals, and apartment-tower stock makes up almost the entire supply.
The Karnataka government has plans to restore Bellandur Lake — the city's largest — which is originally a tributary of the Dakshina Pinakini River. Rejuvenation projects are underway to restore the lake's ecology. The outcome of these efforts will matter for residential quality in the immediate catchment: a restored lake would add green buffer and recreational space to what is otherwise a dense urban zone.
Founded in 1975 and headquartered in Bengaluru, Puravankara Limited has built its business from Bangalore outward. As of March 2024, the company has delivered 86 residential and commercial projects measuring 50 million square feet. Puravankara was among the first developers in India to secure foreign direct investment in real estate, through a joint venture with Keppel Land — a development company of the Singapore Government — in 2005. Its plotted development brand, Purva Land, was established in 2021, while Provident Housing, its mid-income subsidiary, was launched in 2008.
In Bellandur, Puravankara is active through Codename Da Vinci — an upcoming residential project in south-east Bangalore offering 2 and 3 BHK apartments. The project's location provides quick access to Outer Ring Road, Sarjapur Road, and Electronic City, placing it squarely within reach of the employment concentration that defines demand in this micro-market. The developer has also previously tracked Bellandur through the Codename AI project at Kadubeesanahalli on the ORR, reflecting sustained interest in this corridor over multiple launch cycles.
