Located in the northern part of Bengaluru, abutting the IT hub of Hebbal, lies the bustling suburb of Nagavara. Nestled between Hennur Bellary Road Layout (HBR Layout) and Thanisandra, Nagavara has evolved from a village to a thriving locality in a span of just a few years, stirring the interest of developers, builders, and real estate market enthusiasts to invest here.
House to Manyata Embassy Business Park and Mfar Manyata Tech Park Phase IV, Nagavara is a depot of several reputed IT Companies like IBM, Philips, Nokia Siemens Network, Fidelity Investments, and Cognizant Technology Solutions. The growing IT culture in and around Nagawara has been the driving force behind Nagavaras evolution, and currently caters to a wide range of budgets.
Due to the abundant supply of Cauvery water to areas in and around Hebbal, Nagavara enjoys adequate supply of drinking water. The existence of many lakes in the past, and the well-maintained Nagavara Lake has also ensured healthy groundwater levels in the area.
The BDA has taken great efforts in planning and developing this locality, methodically dividing it into colonies and layouts, hosting several eateries, cafes, banks, ATMs, apparel stores, and many other shops that cater to everyday needs. Banking on its strategic location and the maze of flyovers that adorn the neighborhoods, Nagavara has tempted many reputed developers such as Shobha Developers, Monarch Group, and Bhartiya City Developers to invest here.
Nagavara boasts of a fairly developed social and physical infrastructure. It is supported by regular water and electric supply by Bangalore Water Supply and Sewerage Board (BWSSB) and Bangalore Electric Supply Company (BESCOM), respectively. The locality is also a storehouse of several different schools, colleges, hospitals, and commercial establishments.
Connectivity and Transit Points
Nagavara is situated close to Hebbal, which brags of a network of roads and flyovers that converges into Outer Ring Road and Bellary Road. Nagavara also benefits from the advantage of connectivity between Service Road on HBR Layout, Outer Ring Road, Hebbal Flyover, and NH-7.
Local BMTC buses ply via Nagavara Junction bus stop, and other bus stops in the locality situated close to Arabic College and Manyata Tech Park, connecting to major areas like Shivajinagar, K R Circle, Kempegowda Bus Station or Majestic, Cantonment Railway Station, Fraser Town, Town Hall, Corporation, Hebbal, Thanisandra, and Yelahanka. The bus stop near Hebbal Police Station, situated 4 km from Nagavara, facilitates inter-city bus transport.
The primary railway station in Bengaluru, Bangalore City Junction is located 15 km away from Nagavara, and is a 30-minute drive via Bellary Road. It can also be reached using BMTC A/C Volvo and non-A/C buses, which ply the area every 20 minutes.
Kempegowda International Airport is situated 30 km away, and is accessible via NH-7. It is very easy to reach the airport by availing the BIAS bus service provided by BMTC, which shuttles between the two destinations every 20 minutes.
Major Landmarks
Manpho Convention Center Grounds
Mfar Manyata Tech Park Phase IV
Nagavara Lake
BEL Corporate Office
BWSSB Water Treatment Plan
Lumbini Gardens
HKBK College of Engineering
Living Hope Children’s Home
St Philomenas Hospital
Bangalore One
Factors for Growth in the Past
Nagavaras brisk growth can be attributed to its proximity to Hebbal, and the increasing number of IT companies that set up base here. The establishment of several schools, colleges, hospitals, wide-lane roads, and flyovers also contributed to the growth of this locality.
The peaceful backdrop of Nagavara coupled with features like good security measures, ample parking space, and excellent connectivity also worked in its favour, and cajoled developers to utilise this space for residential as well as commercial projects.
The localitys strategic location, adequate water supply, and proximity to Kempegowda International Airport, Bangalore City Junction, Bangalore Cantonment, and Ring Road attracted the IT industry, making Nagavara an ideal place to reside in.
Residential and Commercial Market
Residential Market Trends
Given the fact that the real estate clientele of Nagavara are mostly IT professionals and businessmen, the dominant property type in the area is apartments. Independent houses, villas, and residential plots in Nagavara are found in smaller proportions here.
The residential property prices in Nagavara have been seeing upward inclinations. The apartments in the area are reasonably priced, and sell at an average rate of Rs 4,780 per sq. ft. However, independent houses and residential plots are priced higher, and sell at an average of Rs 8,150 per sq. ft. and Rs 7,980 per sq. ft., respectively.
The rent culture is prominent in Nagavara, as a lot of young IT professionals working in nearby offices, prefer to stay close to their workplaces. The average rate for renting a 2 BHK unit is Rs 11 per sq. ft. Depending on a host of criteria, the prices for 2BHK apartments in Nagavara & 3 BHK apartments in Nagavara may range from Rs 12,000 per month to Rs 40,000 per month.
Commercial Market Trendss
As Nagavara is primarily being developed as a residential locality, commercial properties are few and far between.
The average rate of a commercial plot is Rs 5,862 per sq. ft., and a mid-large sized commercial plot costs around Rs 15 crores. One can also rent office spaces and godowns in the area. The average rate for office spaces is Rs 48 per sq. ft., so the average rent falls close to Rs 32.5 lakh per month.
Major Challenges
In spite of successive developments in the area, Nagavara seems to be struggling with inadequate basic facilities like encroached roads, traffic control, and traffic congestion. Unmonitored traffic flow causes traffic jams in the area, making commuting a bit of a hassle.
The unhygienic disposal of garbage on the sides of the service roads, is also a cause of concern for the residents of Nagavara and surrounding areas. This dumping practice has made these roads a breeding ground for a swarm of rodents, compromising the hygiene of the passerby.
Factors for Growth in the Future
With the construction of the BDA-proposed flyover at Nagavara Junction along Outer Ring Road (ORR) partially completed, the traffic congestion at Nagavara will ease out, making commuting stress-free.
The completion of the ongoing Namma Metro phase-II, which will incorporate the Gottigere-Nagavara line, would connect Nagavara to the likes of Hulimavu, JP Nagar, Dairy Circle, Bangalore Cantonment, Langford Town, MG Road, and Shivajinagar. The much-awaited metro line would change the face of realty market in Nagavara, making it more desirable than ever.
A host of other upcoming physical infrastructure projects like Karle Infrastructure Park and residential projects like Commanders Splendour, Karel Town, Venus Valley, and MV Signature will also aid in Nagavaras growth.