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Area around this place · Bengaluru · Karnataka · India

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Bellandur

Bellandur: IT hub with ancient roots and a lake in recovery

Bellandur is an eastern Bengaluru locality defined by the tension between its IT-driven present and its deep past. Once a small farming village of about fifteen families, it became self-governing in 1962 and saw its land records digitised in 1998 before the tech boom transformed it. Today it hosts major technology campuses like Brookfield Ecoworld and upscale gated communities such as Adarsh Palm Retreat. The area's rental market is among India's most expensive, with average monthly rents of ₹86,000 to ₹3,10,000 in Q3 2025. Bellandur Lake, an ancient tank dating back over a millennium, remains a focal point of environmental concern and ongoing rejuvenation efforts.

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Price vs. quality of life

Is Bellandur worth the price?

Established & expensive

Bellandur is an eastern Bengaluru locality defined by the tension between its IT-driven present and its deep past.

Buying price (per sq ft)Not established in sources

Typical monthly rentrents of ₹86,000 to ₹3,10,000

Yearly rental returnNot established yet

New construction & supplyMix of older & new buildings

Find your fit

What is Bellandur actually good for?

Choose what brings you here to explore the details, trade-offs, and things to check in person.

Why it works here

Bellandur recorded average monthly rental values of roughly ₹86,000 to ₹3,10,000 in Q3 2025, a 6% year-over-year increase.^[18]
Bellandur lies within an area recorded in ancient inscriptions as "Veppur Nadu" or "Bempuru Nadu," a locality that also included Begur, Ibbalur and Jakkasandra; a British…^[19]

What could hurt returns or daily life

Bellandur Lake's buffer zone is the focus of a planned ~1 km long, 24-metre-wide road meant to ease congestion on the Bellandur bund road, with the Chief Commissioner of the…^[22][16]
Bellandur is identified, alongside Whitefield and Sarjapur Road, as one of India's most rapidly appreciating rental zones in East Bengaluru, with demand attributed to an…^[13]

Get to know daily life

Everyday essentials

Water, walkability, commutes, construction, and prices, informed by nearby places and resident voices.

Bellandur's built form: IT campuses, gated enclaves and a divided street fabric

Built form & street upkeepEstablished

Bellandur's built form centres on large technology campuses, including Brookfield Ecoworld, paired with upscale gated housing such as Adarsh Palm Retreat.^[3]

Built form & street upkeepEstablished

Bellandur's street fabric is sharply uneven: aerial imagery shared in March 2025 shows one part laid out in an orderly grid while an adjacent part is congested and densely packed with irregular…^[21]

Built form & street upkeepEstablished

A roughly 1 km, 24-metre-wide buffer-zone road corridor near Bellandur Lake was ordered for survey by the Greater Bengaluru Authority in December 2025, with the aim of relieving the bund road and…^[14]

Parks, playgrounds and reclaimed public space in Bellandur

Healthcare15 within 2km · nearest 41m

Includes Dr. JAYADATTA G PAWAR|Best General Surgeon near me|11 yrs Exp| Bengaluru, Dr.Mithun N Oswal - ORTHOPEDIC SURGEON/ Best Knee Replacement Surgeon/ ACL Surgery/ 12+ YRS Exp within a 2km catchment.

Education & learning14 within 2km · nearest 143m

Includes Ammu Missile, స్వర్ణాంధ్ర ప్రదేశ్ పార్టీ within a 2km catchment.

Parks & recreation19 within 2km · nearest 485m

Includes Children's Park, Jogger's Park within a 2km catchment.

Local markets & shopping15 within 2km · nearest 6m

Includes Grant Supermarket, KARMEGAM STORE within a 2km catchment.

Commuting in Bellandur: ORR congestion and a diversion trial

Mapped transit stops2 within 2km · nearest 418m

Nearest transit or station stop is 418m away.

Commute & road frictionPeak-hour bottleneck

Bellandur residents report severe daily commute friction along the Outer Ring Road corridor, citing pothole-ridden roads, broken footpaths, poorly maintained bus shelters, illegal pavement…^[20]

Commute & road frictionPeak-hour bottleneck

Bellandur-bound commuters are affected by congestion at Devarabeesanahalli Junction, described as a bottleneck for people navigating Bellandur, HSR Layout and Eco World; Bengaluru traffic police…^[12]

Bellandur's Current Change: Road Surveys, Lake Funding and Metro Investment

Development & changeActive transformation

Bellandur Lake's buffer zone is the focus of a planned ~1 km long, 24-metre-wide road meant to ease congestion on the Bellandur bund road, with the Chief Commissioner of the Greater Bengaluru…^[22][16]

Active headwind / riskExecution friction

Bellandur Lake restoration and desilting remained stalled with officials targeting completion by end of March 2026, and a lack of funds meant no on-ground progress between November 2024 and April…^[15][1]

Development & changeActive transformation

Bellandur Metro station on the upcoming Blue Line along the Outer Ring Road corridor is set to receive a Rs 120 crore upgrade under an agreement between the Prestige Group and BMRCL, which targets a…^[11]

Development & changeActive transformation

Bellandur was a small farming village of roughly fifteen families when three Reddy families arrived around 1914; it became self-governing through a village Panchayat in 1962, gained a bus link to…^[2]

Bellandur Rents and Cost Pressure

Typical buying priceNot established in sources

Bellandur recorded average monthly rental values of roughly ₹86,000 to ₹3,10,000 in Q3 2025, a 6% year-over-year increase.^[18]

Monthly rent & yearly returnrents of ₹86,000 to ₹3,10,000 · Not established yet

Bellandur is identified, alongside Whitefield and Sarjapur Road, as one of India's most rapidly appreciating rental zones in East Bengaluru, with demand attributed to an influx of technology-sector…^[13]

Market pressureReported trend

Rent in high-demand areas including Bellandur surged by as much as 35% over the prior year, with landlords recovering pandemic losses and capturing demand from employees returning to offices.^[6]

Through the year

A typical year around Bellandur

Monthly averages from 2023–2025 show how air quality and weather change with the seasons.

Monthly mean US AQI

US AQI

Regional model · approximately 45 km grid

Nov: 81 US AQI3 of 3 baseline years

Air temperature

°C

Regional model · approximately 11 km grid

Nov: 21.4 °C3 of 3 baseline years

Monthly rainfall

mm/month

Regional model · approximately 25 km grid

Nov: 73 mm/month3 of 3 baseline years

Relative humidity

Regional model · approximately 11 km grid

Nov: 79 %3 of 3 baseline years

Monthly averages smooth out individual high-pollution days. Regional model data from Open-Meteo. Sources & methodology

Monthly averages and contributing years, 2023–2025
Month	Monthly mean US AQI	Air temperature (°C)	Monthly rainfall (mm/month)	Relative humidity (%)
Jan	923/3 years	20.33/3 years	103/3 years	693/3 years
Feb	873/3 years	233/3 years	03/3 years	513/3 years
Mar	903/3 years	25.33/3 years	133/3 years	513/3 years
Apr	933/3 years	273/3 years	323/3 years	533/3 years
May	833/3 years	25.43/3 years	1723/3 years	733/3 years
Jun	483/3 years	23.83/3 years	1073/3 years	783/3 years
Jul	303/3 years	22.63/3 years	1653/3 years	813/3 years
Aug	493/3 years	233/3 years	1373/3 years	793/3 years
Sep	453/3 years	233/3 years	583/3 years	783/3 years
Oct	793/3 years	22.83/3 years	1403/3 years	783/3 years
Nov	813/3 years	21.43/3 years	733/3 years	793/3 years
Dec	863/3 years	20.43/3 years	393/3 years	773/3 years

Measurements cover an approximate area around this place, not its exact administrative or property boundary.

30.3% Roofs, roads & concrete 13% Vegetation & greenery 56.7% Open ground / water

Heat & shade from space-0.2°C anomaly

Average neighbourhood heat (-0.2°C vs. surroundings)

Surface heat tracks closely with the surrounding city ring (34.3°C roof/road surface temp).

Concrete vs. tree canopy30.3% built · 13% green

Mixed urban density (30.3% built-up · 13% green cover)

Balances 30.3% built structures and streets with 13% visible tree and park cover.

Topography & rainwater flow879m elev · 55/100 bowl

Moderate terrain slope (55/100 runoff convergence)

Sits at ~879m elevation with typical urban slope; monsoon drainage depends on street-level storm lines.

Vegetation satellite scan for Bellandur — **Vegetation cover**Microsoft Planetary Computer · Sentinel-2

Spatial catchment radar · 2km radius

Bellandur on the ground

Bellandur is located within Bengaluru, Karnataka, India.

Right now

Live contextUnavailable

BellandurArea around this place · Bengaluru · Karnataka · IndiaMap available when in view

Behind this guide

Sources & things to check

22 research sources · air & weather dataOpen

What still needs a local eye

Detailed urban-morphology evidence on Bellandur's plot and building typologies was inaccessible, so the built-form account rests on journalistic and infrastructure sources.

No figures are available on the share of Bellandur land under technology campuses versus gated housing or informal settlements.

The extent to which the ordered lake buffer-zone road has moved beyond survey into construction is not established.

No separate median rent figure for Bellandur alone is available.

No Bellandur-specific sale-price data from market-wide sources is available.

Breakdown of the ₹86,000–₹3,10,000 range by unit type or locality within Bellandur is not provided.

Whether the Devarabeesanahalli diversion trial was made permanent or extended after the reported trial period is not established by the sources.

Full text of several Bengaluru outlets covering Bellandur metro naming rights and a privately funded skywalk could not be opened, so those mobility details are excluded.

Whether the 43-park and zero-playground figures reflect current conditions, since the underlying BBMP data dates from 2010-15.

No current tree-cover, open-space-per-capita or green-budget figures for Bellandur appear in the cited sources.

How maintenance and public access to the redeveloped Bellandur Junction underpass are funded after the CSR inauguration.

Whether other underpasses or vacant plots in Bellandur are slated for similar green public-space conversion.

Air & weather: sources and methodology

Monthly averages cover 2023–2025. Each year’s monthly value is calculated first, then qualifying years receive equal weight. AQI, temperature and humidity require 90% observation coverage; rainfall requires complete daily totals. At least two years support every displayed month. Gaps show insufficient coverage.

Air quality uses mean US AQI. Temperature is air temperature at 2 metres; humidity is relative humidity at 2 metres. Rainfall is the average of each year’s monthly rainfall total. Observations use Asia/Kolkata. Collected 2026-10-20.

Monthly mean US AQI
CAMS global archived atmospheric composition forecasts · approximately 45 km grid. Open-Meteo (CC BY 4.0); Copernicus Atmosphere Monitoring Service.
Modelled · experimental. Grid centre 12.90, 77.70.
Air temperature
ERA5-Land historical weather · approximately 11 km grid. Open-Meteo (CC BY 4.0); Copernicus Climate Change Service / ERA5-Land.
Modelled · experimental. Grid centre 12.90, 77.70.
Monthly rainfall
ERA5 historical rainfall · approximately 25 km grid. Open-Meteo (CC BY 4.0); Copernicus Climate Change Service / ERA5.
Modelled · experimental. Grid centre 13.00, 77.75.
Relative humidity
ERA5-Land historical weather · approximately 11 km grid. Open-Meteo (CC BY 4.0); Copernicus Climate Change Service / ERA5-Land.
Modelled · experimental. Grid centre 12.90, 77.70.

These regional patterns provide seasonal context. Monthly means smooth out individual high-pollution days.

Bellandur

Is Bellandur worth the price?

What is Bellandur actually good for?

Buying a home: Established address with scarce land supply; works for long-term wealth preservation, though entry prices are steep.

Why it works here

What could hurt returns or daily life

Everyday essentials

Civic & utilities

15-minute daily life

Commute & connectivity

New projects & what is changing

Buying price & rent value

A typical year around Bellandur

Monthly mean US AQI

Air temperature

Monthly rainfall

Relative humidity

What Bellandur looks like from space

Average neighbourhood heat (-0.2°C vs. surroundings)

Mixed urban density (30.3% built-up · 13% green cover)

Moderate terrain slope (55/100 runoff convergence)

Bellandur on the ground

What the evidence establishes (0–100%)

Sources & things to check

Air & weather: sources and methodology

What the web cannot know on its own.

Tell us what daily life actually feels like.

Patterns appear after enough eligible local voices.

What's happening on the ground.

Measurements work best when we know how you know the place.

The physical story of Bellandur.