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Table of Contents
- 1. Why Anekal Is Rising in 2026
- 2. New Projects in Anekal — Complete List with Prices
- 3. Price Trends & Appreciation (2020–2026)
- 4. Micro-Markets & Sub-Locality Price Map
- 5. Infrastructure Driving Growth
- 6. Location Advantages & Connectivity
- 7. Investment Analysis — Should You Buy in Anekal?
- 8. Frequently Asked Questions
1. Why Anekal Is Rising in 2026
Anekal Taluk, once known primarily as a rural area south of Bangalore, has undergone a dramatic transformation. The numbers tell the story — land prices have surged 57.1% in just one year and 230% over a decade (99acres). Unlike most Bangalore localities where apartment towers dominate, Anekal has carved a unique niche as a plot and villa market, attracting buyers seeking independent living within reach of Electronic City's IT employment base.
(Source: 99acres, Apr 2026)
(Source: 99acres)
(Source: 99acres)
(Plots, Villas & Apartments)
What's driving the Anekal boom:
- Electronic City Proximity (15-16 km): Bangalore's largest IT hub — housing Infosys, Wipro, HCL, TCS, and Biocon — is the primary employment driver. IT professionals priced out of Electronic City proper are moving to Anekal for 50-60% lower prices
- Explosive Land Appreciation: 57.1% in 1 year, 100% in 3 years, 153.8% in 5 years, and 230% in 10 years (99acres) — among the highest in Bangalore
- Plot & Villa Market: Unlike apartment-dominated Bangalore, Anekal offers plotted developments and independent villas — a unique value proposition for buyers seeking land ownership
- Infrastructure Convergence: STRR (Satellite Town Ring Road) and PRR (Peripheral Ring Road) both pass near Anekal, providing orbital connectivity to the entire city
- Institutional Anchor: Alliance University campus is located in Anekal, adding educational infrastructure and consistent rental demand
- Industrial Proximity: Bommasandra Industrial Area (10-12 km) and Jigani Industrial Area (8-10 km) provide diverse employment beyond IT
Anekal's Unique Position: A Plot & Villa Market
While most Bangalore growth corridors are dominated by apartment high-rises, Anekal stands out as primarily a plot and villa market. Of the 10 active projects, 4 are plotted developments and 3 are villa projects. This makes Anekal particularly attractive for buyers who want land ownership — a rarity in metro Bangalore. Land prices (₹3,300/sqft avg) have outperformed apartments (₹4,350/sqft) in appreciation, with 57.1% growth in 1 year for land vs 0% for apartments.
2. New Projects in Anekal — Complete List with Prices (2026)
Anekal's project mix reflects its plot-and-villa character, with options ranging from ₹41.6 Lakhs plots to ₹5 Crore luxury row houses:
| Project | Developer | Config | Price Range | ₹/sqft | Size (sqft) | Status |
|---|---|---|---|---|---|---|
| Neon by Modern Spaaces | Modern Spaaces | 2, 3 BHK | ₹94.91L – ₹1.30 Cr | ₹7,700 – 7,800 | 1,230 – 1,740 | New Launch |
| Tattvam Midori | Tattvam Ventures | 3, 4 BHK | ₹1.77 – ₹2.57 Cr | ₹8,500 | 2,085 – 3,020 | New Launch |
| GR Sitara | GR Constructions | 3 BHK | ₹74.94L – ₹1.50 Cr | ₹10,000 – 12,600 | 1,280 – 1,725 | Under Construction |
| Rainbow Mayfair | Ivy Homes / MR Infraa | 4, 5 BHK Row Houses | ₹4.00 – ₹5.00 Cr | ~₹10,000 | 3,900 – 4,800 | New Launch |
| GKS Glenhart Estates | GKS Developers | Villa Plots | ₹58.79L – ₹1.18 Cr | ₹2,800 – 4,899 | 1,200 – 3,000 | New Launch |
| MJ Anugraham | MJ Infrastructure | 3 BHK Villas | ₹1.08 – ₹1.65 Cr | ₹6,000 – 6,875 | 1,200 – 2,400 | Under Construction |
| Tattvam Azalea | Tattvam Ventures | Plots | ₹84L – ₹1.68 Cr | ~₹7,000 | 1,206 – 2,099 | Under Construction |
| Krishzen Breeze Park | PMPM / Krishzen | 4 BHK Villas | ₹1.30 – ₹2.61 Cr | ₹6,000 – 6,500 | 2,150 – 4,000 | Under Construction |
| Guru Punvaanii Ernika | Guru Punvaanii | Plots | ₹41.63L – ₹81.75L | ₹3,750 | 1,110 – 2,180 | New Launch |
| High Classic Delight | High Classic Builders | Plots | ₹70.13L – ₹1.10 Cr | ₹8,500 | 825 – 1,299 | New Launch |
Project Highlights
Neon by Modern Spaaces — New Launch (RERA: PRM/KA/RERA/1251/308/PR/050725/007897)
Modern Spaaces' new apartment project offering 2 & 3 BHK configurations from ₹94.91 Lakhs. At ₹7,700-7,800/sqft, it represents the mid-premium apartment segment in Anekal. Possession expected December 2030. Modern Spaaces is known for sustainable, community-focused developments.
GR Sitara — Under Construction (RERA: PRM/KA/RERA/1251/308/PR/110422/004824)
GR Constructions' 3 BHK apartment project in Rayasandra. The price has already moved from ₹10,000 to ₹12,600/sqft in Q3 2025 — a 26% increase. Possession expected December 2026. This is one of the most premium apartment offerings in the Anekal corridor, reflecting strong demand.
Rainbow Mayfair — New Launch (RERA: PRM/KA/RERA/1251/308/PR/190325/007593)
The most premium project in Anekal — 4 & 5 BHK luxury row houses at ₹4-5 Crore. These 3,900-4,800 sqft homes target ultra-premium buyers seeking villa-style living with Electronic City proximity. Possession expected February 2029.
GKS Glenhart Estates — Plots from ₹58.79 Lakhs (RERA: PRM/KA/RERA/1251/308/PR/041125/008219)
Villa plots ranging from 1,200 to 3,000 sqft at ₹2,800-4,899/sqft. The lowest entry point for plotted development with RERA approval in Anekal. Ideal for investors seeking land appreciation — the segment that's delivered 153.8% returns in 5 years.
Budget Range Summary
Under ₹80 Lakhs: Guru Punvaanii Ernika (plots from ₹41.63L), GKS Glenhart Estates (plots from ₹58.79L), GR Sitara (3 BHK from ₹74.94L) — entry-level plots and apartments
₹80L – ₹1.5 Crore: Neon by Modern Spaaces (2-3 BHK), Tattvam Azalea (plots), MJ Anugraham (3 BHK villas), High Classic Delight (plots) — mid-segment with strong appreciation
₹1.5 – ₹3 Crore: Tattvam Midori (3-4 BHK), Krishzen Breeze Park (4 BHK villas) — premium segment
₹3 – ₹5+ Crore: Rainbow Mayfair (4-5 BHK row houses) — ultra-premium independent homes
3. Price Trends & Appreciation (2020–2026)
Anekal's appreciation story is primarily driven by land and villa prices, not apartments. This is a critical distinction for investors:
| Property Type | 1-Year | 3-Year | 5-Year | 10-Year |
|---|---|---|---|---|
| Land / Plots | +57.1% | +100.0% | +153.8% | +230.0% |
| Builder Floors | +90.4% | +116.4% | — | — |
| Apartments | 0.0% | — | — | — |
Source: 99acres, April 2026. Apartment-specific appreciation was flat — land and villas drove all growth.
Year-by-Year Price Trend (Apartments)
| Year | Avg ₹/sqft | YoY Change | Source / Basis |
|---|---|---|---|
| 2020 | ~₹2,500 | — | Back-calculated from 5yr land appreciation (99acres) |
| 2021 | ~₹2,700 | +8% | Gradual pre-COVID recovery |
| 2022 | ~₹3,000 | +11% | Market recovery phase |
| 2023 | ~₹3,300 | +10% | South Bangalore corridor acceleration |
| 2024 | ~₹3,700 | +12% | Transaction rate ₹3,000/sqft (99acres) |
| 2025 | ₹4,350 | +17.6% | 99acres current average |
| 2026 | ₹4,500 – 5,000 | — | Projected, based on infra push |
GKS Glenhart Estates
99acres (Apr 2026)
GR Sitara
4. Micro-Markets & Sub-Locality Price Map
Anekal's sub-localities have distinct pricing profiles based on proximity to Electronic City and infrastructure connectivity:
| Sub-Locality | Avg ₹/sqft (Flats) | Avg ₹/sqft (Plots) | Key Character |
|---|---|---|---|
| Chandapura | ₹6,000 | ₹4,499 – 5,999 | Most developed, closest to Electronic City, BMTC bus hub |
| Attibele | ₹6,450 | ₹5,000 | NH-44 access, Tamil Nadu border, highest in corridor |
| Bommasandra | ₹5,850 | ₹4,650 | Industrial area, metro terminus nearby (14.2 km) |
| Chandapura-Anekal Road | ₹5,800 | ₹4,499 – 5,200 | Key connector corridor, rapid development |
| Anekal Town | ₹4,350 | ₹3,300 | Taluk HQ, Alliance University, Government Hospital |
| Jigani | ₹3,700 | ₹3,700 | Industrial hub, most affordable, SME proximity |
Where Should You Buy?
- For Electronic City commuters: Chandapura or Bommasandra — closest to the IT hub, most developed social infrastructure, BMTC bus connectivity
- For NH-44 access & future growth: Attibele — highest current prices but strong appreciation driven by highway widening and STRR connectivity
- For maximum value: Jigani (₹3,700/sqft) and Anekal Town (₹3,300/sqft plots) — lowest entry prices with infrastructure upside
- For land investment: Anekal Town — the 230% 10-year land appreciation track record speaks for itself. Plot developments from ₹41.6 Lakhs offer exceptional long-term value
5. Infrastructure Driving Growth
Anekal's growth story is fundamentally an infrastructure story. Two ring roads and a metro extension are transforming this taluk:
Satellite Town Ring Road (STRR)
The STRR is a 280.8 km expressway connecting 12 satellite towns around Bangalore, including Anekal and Attibele. Parts are already operational, with the full ring expected by 2027-28. For Anekal, this means direct expressway connectivity to Hoskote (East), Tumkur Road (North), and Mysore Road (West) without entering Bangalore city.
Peripheral Ring Road (PRR)
The PRR is a 74 km, 100-meter wide road connecting Tumkur Road to Hosur Road via the Hoskote-Anekal corridor. First phase completion is targeted for mid-2027. This will provide high-speed orbital connectivity and is expected to boost land values along the alignment by 20-30%.
Metro Extension & Proposed Spur Line
- Bommasandra Metro (Green Line terminus): Currently 14.2 km from Anekal — the nearest metro station
- Proposed Extension: BMRCL has submitted a DPR to extend the Green Line from Bommasandra towards Hosur, which would bring metro connectivity significantly closer to Anekal
- Proposed Spur Line: A 3.5 km spur from Jigani to the International Sports Complex at Indlavadi, Anekal has been proposed under Metro Phase 4
Other Infrastructure
- NH-44 Widening: Hosur Road widening from 4 to 8 lanes through the corridor, started Q2 2025
- International Sports Complex: Proposed at Indlavadi, Anekal — a major institutional anchor that would elevate the area's profile
Key Employment Hubs
- Electronic City Phase 1 & 2 (15-16 km): Infosys, Wipro, HCL, TCS, Biocon — Bangalore's largest IT cluster
- Bommasandra Industrial Area (10-12 km): Major manufacturing and industrial hub
- Jigani Industrial Area (8-10 km): SME hub with diverse manufacturing employment
- Alliance University: Located within Anekal, providing educational employment and student rental demand
6. Location Advantages & Connectivity
| Destination | Distance |
|---|---|
| Electronic City | 15 – 16 km (21 km driving) |
| Bommasandra Metro (Green Line) | 14.2 km |
| Silk Board Junction | 25 – 28 km |
| Bangalore City Centre (Majestic) | 36 km |
| Hosur | 15 – 20 km |
| Kempegowda International Airport | 67.4 km |
| Anekal Road Railway Station | 2.3 km |
Social Infrastructure
- Schools: Anekal Public School (1.17 km), New Baldwin International School (2.27 km), Edify School (7 km), Alliance University (in Anekal), Sri Sairam College of Engineering
- Hospitals: Acts Health Centre & Hospital (0.19 km), Anekal Health Care (0.31 km), Aditi Hospital (0.63 km), Government General Hospital (in Anekal)
- Shopping: SRT Mall (10.41 km), Neo Mall (13.22 km), M5 Ecity Mall (14.84 km)
7. Investment Analysis — Should You Buy in Anekal?
Advantages
- Explosive land appreciation — 57.1% in 1 year, 153.8% in 5 years, 230% in 10 years (99acres) — among the highest in Bangalore
- Plot & villa availability — rare opportunity for land ownership within the Bangalore metro region
- Electronic City proximity — 15-16 km from Bangalore's largest IT hub, providing strong employment-driven demand
- Affordable entry — plots from ₹41.6 Lakhs, apartments from ₹74.94 Lakhs — 50-60% below Electronic City proper
- Dual ring road advantage — STRR and PRR both pass near Anekal, providing exceptional orbital connectivity
- Institutional anchors — Alliance University, proposed International Sports Complex add long-term demand drivers
Challenges
- Distance from city centre — 36 km from Majestic, 67.4 km from the airport. Not suitable for Central/North Bangalore commuters
- Apartment market is nascent — 0% apartment appreciation in 1 year (99acres). The growth is in land and villas, not flats
- Limited metro connectivity — nearest metro (Bommasandra) is 14.2 km away. Proposed extensions are years from completion
- Developing social infrastructure — hospitals and schools are local/government-run; premium options require travel to Electronic City
- Mall access limited — nearest major malls are 10+ km away in Electronic City area
- Ring road timelines — full STRR (2027-28) and PRR first phase (mid-2027) face execution risk
Investment Verdict
Strong long-term value play, especially for plots and villas. Anekal is ideal for investors who (a) have a 5-10 year horizon, (b) want land ownership in metro Bangalore, (c) are betting on Electronic City spillover demand. The 230% 10-year land appreciation track record is compelling. However, apartment investors should be cautious — the flat market is nascent with 0% 1-year appreciation. Budget plot buyers should look at Guru Punvaanii Ernika (from ₹41.6L) or GKS Glenhart Estates (from ₹58.79L). Villa seekers should consider MJ Anugraham (from ₹1.08 Cr) or Krishzen Breeze Park.
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8. Frequently Asked Questions
The average apartment price is ₹4,350/sq ft and land/plot prices average ₹3,300/sq ft (99acres, April 2026). New project listings range from ₹2,800/sqft for plots (GKS Glenhart Estates) to ₹12,600/sqft for premium apartments (GR Sitara). Builder floors average ₹7,900/sqft. The wide range reflects Anekal's diverse mix of plots, villas, and apartments.
Yes, particularly for plot and villa investors. Land prices have surged 153.8% in 5 years and 230% in 10 years (99acres). Key drivers include Electronic City proximity (15-16 km), STRR and PRR converging near Anekal, and entry prices from ₹41.6 Lakhs. However, apartment appreciation was flat (0% in 1 year) — this is primarily a land appreciation market, not an apartment market.
Major projects include Neon by Modern Spaaces (2-3 BHK, ₹94.91L-1.30 Cr, RERA approved), GR Sitara (3 BHK, ₹74.94L-1.50 Cr), Tattvam Midori (3-4 BHK, ₹1.77-2.57 Cr), Rainbow Mayfair (4-5 BHK row houses, ₹4-5 Cr), and several plotted developments starting from ₹41.6 Lakhs including GKS Glenhart Estates and Guru Punvaanii Ernika.
Average rental yield is approximately 3%. Nearby Electronic City offers higher yields of 4.2-5.5% due to concentrated IT employment. A 2 BHK in the Anekal-Electronic City corridor rents for ₹16,000-33,000/month. Anekal is primarily a capital appreciation market — investors should focus on land value growth (153.8% in 5 years) rather than rental income.
The STRR (280.8 km, connecting 12 satellite towns) and PRR (74 km, 100-meter wide) both pass near Anekal. These ring roads provide orbital connectivity to the rest of Bangalore without entering the city. Land prices near these corridors have surged 57.1% in 1 year and 153.8% in 5 years (99acres). Properties within 2-3 km of ring road access points are expected to see the highest appreciation as construction progresses.
Anekal is approximately 15-16 km from Electronic City (21 km driving distance). Electronic City houses Infosys, Wipro, HCL, TCS, and Biocon — Bangalore's largest IT cluster. The nearest metro station (Bommasandra, Green Line terminus) is 14.2 km from Anekal. The proximity to Electronic City is the primary driver of rental demand and residential interest in the Anekal corridor.