North Bengaluru: The New Address of Bengaluru's Luxury Boom

Bengaluru's residential market has entered one of its strongest cycles in years, and the epicentre of this growth has clearly moved north. As the city moves into 2026, luxury housing demand is no longer driven by aspiration or display alone, with luxury housing accounting for nearly 35 per cent of new residential supply in 2025 while high-end projects contributed another 28 per cent. Infrastructure expansion is fundamentally reshaping Bengaluru's luxury residential geography, with demand gradually transitioning from legacy CBD-centric locations toward North Bengaluru, driven by improved airport access, peripheral road networks, and emerging transit corridors.

Nothing illustrates this shift better than the pace of new launches lined up for FY26. Bengaluru-headquartered Embassy Developments will launch six new residential projects valued at Rs 10,300 crore in North Bengaluru within FY26, together representing 5.6 million square feet of development potential spanning premium apartments and villas. Two of the most anticipated upcoming developments, Embassy Greenshore and Embassy Verde Phase II, are located within the 288-acre integrated township of Embassy Springs, with Greenshore introducing 800+ luxury apartments in 2, 3 and 4 BHK formats featuring larger layouts and enhanced specifications. Aditya Virwani, Managing Director of Embassy Developments, said, "With RERA approval for two of our projects, we have entered an exciting phase of growth and are confident of achieving our pre-sales target of approximately ₹5,000 crore for FY26."

The numbers at the very top of the market tell an even sharper story. Bengaluru's ₹10 crore-plus luxury housing segment witnessed exceptional momentum in FY26, with sales growing 49% year-on-year to 125 homes valued at approximately ₹2,087 crore. Industry voices point to a genuine shift in who is buying at this level. Buyer profile has seen a major shift between FY25 to FY26 with several first-time luxury buyers entering the segment, including startup founders, technology entrepreneurs, senior professionals, and ESOP beneficiaries entering the luxury housing segment earlier in their wealth-creation journey.

Why North Bengaluru specifically? The answer lies in infrastructure timing as much as location. North Bangalore — the Devanahalli, Yelahanka, Thanisandra, Hebbal, and Hennur belt — has the deepest upcoming project pipeline of any Bangalore corridor in 2026, driven by the airport, KIADB Aerospace Park, and Blue Line metro arrival. In March 2026, the government cleared more land to speed up work on the Peripheral Ring Road and the new Bengaluru Business Corridor, roads that will connect North Bangalore to major industrial areas and tech zones without getting stuck in heavy city traffic.

Brigade has been building along the same corridor for years, well ahead of this current wave. Brigade Insignia, a luxury residential project on the airport highway in Yelahanka with metro connectivity, is designed as a premium low-density community close to Manyata Tech Park, Phoenix Mall of Asia, and Kempegowda International Airport. Nearby, Brigade Eternia is a large-scale residential project in Yelahanka spread across 14 acres with 1,124 units, built around a central courtyard with extensive sports and leisure amenities. Further along the airport road, Brigade Devanahalli is a 75-acre township, a self-sustained mixed-use ecosystem featuring 7,195+ apartments, IT/ITES office spaces, retail, a hotel, school, hospital, and recreational zones.

For homebuyers, the appeal of this corridor goes beyond travel time to the airport. Buyers are not chasing connectivity alone; they are choosing regions that allow for larger land parcels, better master planning, and a meaningful departure from hyper-dense urban cores, with North Bengaluru emerging as a long-term investment geography where quality of life and future readiness intersect. Architecture is also being redefined in this new wave of supply. Luxury in 2026 is increasingly defined by architectural clarity rather than visible excess, with end users moving away from oversized chandeliers or inflated amenity lists toward homes shaped by proportion, restraint, and intelligence.

Looking ahead, developers expect the momentum to continue building rather than plateau. Several developers remain most bullish on these emerging corridors for FY27, with North Bengaluru continuing to stand out as one of the most promising luxury residential corridors for the year ahead. For prospective buyers, that means the current phase of launches, including Brigade's ongoing projects in Yelahanka and Devanahalli, may represent an entry point before the next round of price appreciation that typically follows large infrastructure milestones like the Peripheral Ring Road and metro extensions.