The North Bangalore real estate market is set for high growth in 2026, driven by a demand for high end flats. In this growing market, Bagalur and Devanahalli emerge as two of the sought after areas to invest. When choosing between the two areas, factors like transport network, lifestyle, and price play a key role in deciding which area is best to invest in.

Situated in North Bangalore, these areas are separated by nearly 15 km. Devanahalli is a sough after area near the Bangalore airport, while Bagalur is growing at a fast rate now.

1. Connectivity:

Bagalur: It is connected by roads and highways that include

• SH 105,
• NH 648, and
• Hennur Road.

Devanahalli: It is connected by

• NH 44,
• SH 104, and
• NH 648.

2. Property Prices

Both areas have an upward growth, with positive trends in both capital and annual growth values.

Location	Avg. Price (per sq. ft.)	Annual Growth
Bagalur	₹4,000 – ₹12,000 / sq ft	1.7%
Devanahalli	₹5,500 – ₹16,500 / sq ft	8%

3. Rental Income

Both the areas have good increase in rental values every year and gives high profit for investors.

Location	Typical Monthly Rent	Annual Rent Increase (%)
Bagalur – 1 BHK	₹14,000	10%
Bagalur – 2 BHK	₹23,000	12%
Devanahalli – 1 BHK	₹15,000	12%
Devanahalli – 2 BHK	₹25,000	15%

4. Social Infrastructure

Both the areas have an emerging social framework with the best schools, IT hubs, colleges, and malls.

Category	Bagalur	Devanahalli
Malls	Elements Mall Esteem Mall Orion Mall	Phoenix Mall of Asia Elements Mall Bhartiya Mall
Hospitals	Apex Hospital Saralaya Pvt. Ltd. New Bangalore Hospital	Manipal Hospital Columbia Asia Akash Hospital
Schools	Vidyashilp School Jawahar Navodaya Vidyalaya New Excellent English Primary and High School	Akash School Canadian School Ryan School
IT Hubs	Aerospace SEZ Manyata Tech Park Prestige Tech Cloud Park	Hardware Tech Park Prestige Tech Cloud Park KIADB

5. Real Estate Growth

Both the areas have an established real estate growth. There are flats, villas, row houses, duplex houses and plots in both the areas at all price range and in all sizes. Both the areas have high ROI potential and are best to consider for investment.

Located in KIADB Aerospace Park, Bagalur, Purva Northern Lights is a luxury apartment project that spans over 25 acres. It offers 2 BHK, 3 BHK, and 4BHK luxury flats. The project has 2600 flats. It ranges in size from 1010 sq. ft to 2400 sq. ft. There are 8 high towers in this project, each with 2B+G+31 upper floors. The project is loaded with the best top tier amenities such as a garden, gym, spa, and clubhouse which sets this property apart.

Conclusion

Devanahalli has an established infrastructure and proximity to Bangalore airport, while Bagalur is more affordable, rapidly growing with a strong future potential. Your decision should line up with your priorities whether it is nearness to the airport, budget, or high potential for future growth.