The Great Debate: North Bangalore vs. South Bangalore

I’ve been born and brought up in Bangalore and over the past three decades, I’ve seen Bangalore change and develop into the booming metropolis that it is today. From the time when Kannadigas dominated the city and dosa joints and cinema houses sprawled everywhere to the cosmopolitan culture and the innumerous malls that it has imbibed today.The average age of the city’s population has dropped from 60 to 30 years. The city today is home to the highest number of software professionals.So, while this has changed people’s lifestyle preferences, it has also changed people’s priorities while looking for a new home.

The Chasm between North & South Bangalore

Today North Bangalore has emerged as the hub of high-end residential units, especially those in the vicinity of Hebbal and Bellary Road. All this is thanks to the new international airport and the infrastructure projects under way. But North Bangalore is still under development. In comparison, South Bangalore is already developed and has established infrastructure. It is also closer to major work locations. Investments in South Bangalore have also been appreciating steadily.But, such diversity also leads to complexity. The growing city has fortuitously created a divide between the older South Bangalore and the upcoming North Bangalore. At the start, it may seem like a difficult decision.The divide between both parts of Bangalore may seem enough to confuse you as to what would be a good location to buy property. Added to this is the ‘free advice’ that our families are always willing to give at the drop of a hat! I’ve had prospective buyers, family and friends coming to me for advice on where to buy property.Should they choose North Bangalore which is touted to increase in investment value? Should they buy property in South Bangalore and stay close to their children’s schools, close to hospitals and so on? So here, I’ve narrowed down a few important factors that you must keep in mind while making this decision. Use these unbiased facts and figures to figure out what works right for you.

1.Scope for Infrastructure and Related Developments

Are you the kind of person who prefers staying close to the thriving heart of the city? If yes, then South Bangalore is your choice. It is no secret that Bangalore is home to several Fortune 500 and multi-national companies.Added to this, the Government has sanctioned the development of Special Economic Zones (SEZs) within 2015. These SEZs include land in Electronic City, Kengeri, Varthur, Begur and Whitefield – all a part of South Bangalore.On the other hand, if you want to stay in a developing zone, you should probably look in North Bangalore. Even though it is upcoming, the Kempegowda International Airport and the six-lane expressway has raised the value of vicinity land significantly. Moreover, this has also prompted several organisations to build their offices in these parts of the city.

2.Appreciation Trends

While all of us want a good home in a good location, we are also concerned about whether we are making the right investment. If this is of high importance to you, then a look at appreciation trends would certainly help. Because North Bangalore is rapidly developing, market trends suggest an appreciation rate of approximately 20- 30%.Gated communities and villas on the Yelahanka-Dodaballapur Road are particularly in high demand. South Bangalore is not too far behind with an appreciation rate of around 15%.

3.Proximity to Educational Institutions, Offices, Hospitals and Shopping Malls

If the old and established is your thing, if you prefer staying close to established institutions such as schools, hospitals, shopping malls etc. you should opt for South Bangalore. Yes, old buildings are always torn down to make way for the new, but as far as development is concerned, South Bangalore has a firm rooting.North Bangalore on the other hand has a lot of catching up to do. Esteemed infrastructure projects are already under way, and some of them are reaching completion. So, if you are looking to settle in an area that is in the process of development then North Bangalore is a diamond in the rough as it is the “new age Bangalore”.

4.Property Prices

This is generally one of the most important factors. In the end, prices decide what property you will buy and where. It is quite understandable considering everyday expenses in Bangalore. The current market rates for both parts of Bangalore are in the following range:

Part of Bangalore	Villas and row houses	Apartments
North Bangalore	Rs. 4,800-9,000 per sq. ft	Rs. 3,800- 11,500 per sq. ft
South Bangalore	Rs. 8,500 per sq ft. approximately	Rs. 2,100- 6,300 per sq. ft

While North Bangalore seems to specialize in luxury accommodations, South Bangalore caters to the mid segment and affordable housing sector.The Verdict As Bangalore continues to grow, the great chasm between North and South Bangalore continues to grow.This makes the decision on where to buy property extremely difficult. Instead of leaning on any one person’s perspective, take note of all the concerns and considerations that will affect you personally.Listing the pros and cons of each locale will lead you to an unbiased decision.You can then ink the conclusion on your chapter of the great debate between North and South Bangalore.