Kammanahalli is an eccentric and happening locality situated in the north-eastern part of Bangalore. In spite of not being centrally located, it has managed to gain the title of a buzzing commercial area, in the past few years. From being a mere connecting point for other areas in the vicinity, Kammanahalli has slowly become a centre for different cultures in Bangalore.
With proximity to important areas in Bangalore like Hebbal, Kalyan nagar, Hennur, and Banaswadi, Kammanahalli has had a strong grasp on commercial infrastructure, with literally hundreds of restaurants and multi-brand outlets around, like Peking, Cafe Thulp, Hotel Empire, Sukhsagar, Reliance Trends, Parivar Lifestyle, and FabIndia. But eateries and stores are not all that one can find here; other commercial and social establishments like gymnasiums, imported food stores, multispeciality hospitals, pubs, and tattoo parlours line up on the glittering streets of this area.
Although Kammanahalli is popular for its commercial nature, it is also home to many calm and serene sub-areas, with a range of residential properties, mostly catering to the retired army people. The area, therefore, has quite a few small parks and abundance of greenery. But, with less than 6km distance from Manyata Tech Park, many big residential projects are now coming up in the vicinity.
The locality is also a hub for students and professionals from various countries in Africa, the Middle East, and also South-east Asian countries like Singapore, Malaysia, Indonesia, and Thailand. Colleges like CMR Group of Institutions, Indian Academy College, and Indo Asian Academy attracts majority of the foreign students to Kammanahalli, making it a pluralistic locality.
Connectivity and Transit Points
Kammanahalli enjoys great connectivity in terms of road networks. The Outer Ring Road that connects Kammanahalli to Hebbal, further extends to Tumkur Road and merges with NH-4. The connecting road is well maintained and enjoys free flowing traffic. There are enough service roads on either side of the main road for motorists and auto-rickshaws to shuttle through, and are a relief for pedestrians.
There are many regular, as well as Volvo buses from the Kammanahalli bus stand and Kullappa circle, which connects Kammanahalli to other areas like Nagawara, Hebbal, Banaswadi, K. R. Puram, Cox Town, Frazer Town, and Marathahalli. However, to travel to other major areas like Koramangala, Brigade Road, and Majestic, one has to take connecting buses from places like K. R. Puram or Shivajinagar.
For commuting within Kammanahalli and nearby areas like Hennur and Kalyan Nagar, auto-rickshaws are preferred over buses. Autos are available at all hours in Kammanahalli. A lot of people in the area also prefer using cabs.
The only inconvenience, so to speak, in terms of connectivity would be the travel to Bangalore City Railway Station. While the distance isnt much, travelling around 12km can be a hassle during peak traffic hours. Although the airport is close to 40km away, the excellent Airport Road and the BIAS bus shuttles operating between Kammanahalli and Bangalore International Airport make the journey easy and pleasant.
Major Landmarks
â? CMR Group of Institutions
â? Jal Vayu Vihar
â? Hennur Main Road Flyover
â? Patel Public school
â? Sathya Hospital
â? The BITS Club
â? Reliance Trends
â? AFT Church
Factors for Growth in the Past
The primary factor that led to the growth of Kammanahalli was the establishment of many educational institutions in region a decade or so ago. These institutions attracted a large population of students, indirectly inviting commercial investors to invest in restaurants, multi-brand stores, imported food chains, and other sectors of the service industry.
This student culture turned Kammanahalli from a quiet unexplored locality to a commercial cultural hub. The onset of Manyata Tech Park in Hebbal also contributed greatly to the growth of retailers in Kammanahalli, while stepping up the apartment renting culture. With students and young IT professionals flocking the place, the construction of many multi-storey buildings and individual houses started to cause irreversible development.
Residential & Commercial Market
Residential Market Trends
The area bustles with old, well-maintained army colonies like Jal Vayu Vihar, along with many well-constructed multi-storey apartments and individual bungalows and houses. Residential property prices in Kammanahalli are cheaper when compared to other major well-developed areas in Bangalore. However, prices have increased rapidly in the past few years.
The average property price for multi-storey apartments in the second quarter of 2014 (April-June) saw a dip, and currently ranges approximately from Rs 4,600 -5,600 per sq. ft. Prices for residential plots in the area saw a momentary dip in the first quarter of 2014, but is starting to look up again, and are selling at an average of Rs 5,300 per sq. ft. The average price for residential houses is Rs 7,800 per sq. ft.
The rent prices in Kammanahalli start from as low as Rs 7,000 per month for 1 BHK units, and go up to Rs 32,000 per month and above for larger units.
Commercial Market Trends
Kammanahalli can easily be termed as a retailers paradise. The area is high on fashion, food, fitness and drinks. It attracts commercial investors like restaurateurs, start-ups, small offices, and branded store spaces.
The average price to buy or sell offices in the area is Rs 8,300 per sq. ft, whereas for shops and stores it is Rs 11,800 per sq. ft. Commercial plots are also equally expensive here, and sell at an average of Rs 11,550 per sq. ft. The average rent ranges from Rs 43 per sq. ft to Rs 86 per sq. ft. for offices and shops in the area. So, the average rent ranges from Rs 35,000 per month to Rs 3 lakhs per month.
Major Challenges
The development in transportation and accessibility has been both a boon and a bane for Kammanahalli. The residents are often complaining about lack of jogging tracks in the area, which would otherwise complement perfectly with the green surroundings of the area.
Another problem faced by many residents is the faulty water supply. Most of the residents use tankers these days during the summers. Some integral parts of Kammanahalli experience garbage disposal issues and mosquitoes during the rainy season.
Although the market trend is favourable for commercial properties, there is surprisingly no mall or theatres in the locality. To visit the nearest mall and multiplex theatre, one has to travel a distance of at least 10km, which at times can get frustrating for the residents.
Factors for Growth in the Future
The extensive development occurring around the Outer Ring Road leaves a lot of room for development in Kammanahalli, in terms of both commercial and residential growth. In addition, with the growing IT strength at Manyata Tech Park, the young IT crowd is slowly shifting from areas like Nagavara and Hebbal to Kammanahalli, in search of homes closer to necessities like restaurants, pubs, and other facilities.
Many developers like Adithya Builders, Amicus Groups Pvt Ltd, and Nishitas Properties are coming up with affordable residential projects in and around the area, which could greatly benefit the residential sector here, and mirror the commercial growth in the area.
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