For more than a decade, the Outer Ring Road (ORR) has been the backbone of Bengaluru’s growth story. Stretching across roughly 17 kilometres, the ORR corridor houses over 500 companies, employs nearly 9.5 lakh professionals, and contributes more than a third of the city’s IT output. It has long been the default address for professionals working in Bengaluru’s largest technology parks.
But every success story has a tipping point.
Today, ORR is also synonymous with congestion, premium pricing, and declining everyday liveability. As commute times lengthen and ticket sizes rise, homebuyers are reassessing a long-held assumption: Do you really need to live on ORR to stay connected to Bengaluru’s job markets?
Increasingly, the answer is no. Demand is shifting toward emerging residential micro-markets beyond ORR, locations that remain well-connected to employment hubs while offering a better balance of price, space, and quality of life.
Developers with long-term confidence in the city, including established names like Puravankara, are aligning new developments with these growth corridors. Projects such as Purva Silversky reflect this shift focusing on connectivity-led locations beyond saturated IT belts.
Why Homebuyers Are Looking Beyond the ORR
Pricing Pressure in Core IT Corridors
For years, stretches between KR Puram and Silk Board were considered mandatory living zones for IT professionals. That equation has changed.
According to ANAROCK, Bengaluru’s average residential prices rose nearly 57% over five years, climbing from about ₹4,960 per sq ft in H1 2019 to approximately ₹7,800 per sq ft in H1 2024. A sharp 32% jump in just the last year highlights intense pricing pressure, especially along ORR.
As prices cross comfort thresholds, mid-income buyers are gravitating toward nearby residential micro-markets where entry costs are lower but connectivity remains strong. This is where well-planned developments like Purva Silversky gain relevance.
Infrastructure Expansion Beyond the Ring Road
Instead of endlessly widening ORR, Bengaluru’s growth strategy now focuses on creating new mobility spines.
- Namma Metro Phase II (Blue & Red Lines) aims to connect peripheral zones directly to IT corridors and the city core
- New highways, flyovers, and the Bengaluru Business Corridor are opening fresh residential belts
Developers are following this infrastructure momentum—launching projects in Sarjapur Road, Kanakapura Road, Yelahanka, and peripheral Whitefield rather than concentrating solely around ORR. Purva Silversky fits squarely into this future-forward planning approach.
Liveability Challenges on ORR
Data from the Outer Ring Road Companies Association (ORRCA) reveals peak-hour traffic speeds of just 4.4 km/h, with queues stretching over 3 km on busy days.
For nearly 9.5 lakh professionals, this translates into:
- Longer commutes
- Higher stress levels
- Reduced family and personal time
These pressures are pushing families to seek calmer residential environments—without losing access to employment hubs. Projects like Purva Silversky are positioned to serve exactly this evolving preference.
Key Residential Micro-Markets Driving Bengaluru’s Next Growth Phase
Sarjapur Road: The East–South Growth Connector
Sarjapur Road illustrates how residential demand is shifting beyond ORR.
Strategically located between IT hubs, international schools, and upcoming metro connectivity, Sarjapur Road has emerged as one of the best areas to buy property in Bangalore for mid- and upper-mid-income buyers.
ANAROCK data shows prices rising nearly 79% in just 3.5 years, from ₹6,050 per sq ft in late 2021 to about ₹10,800 per sq ft by Q2 2025.
As congestion and land scarcity increase closer to ORR, Sarjapur Road apartments and thoughtfully planned communities—similar in philosophy to Purva Silversky offer space, connectivity, and future appreciation.
Kanakapura Road: Metro-Driven Residential Transformation
Once known mainly for plotted layouts and farmhouses, Kanakapura Road is now a mainstream residential corridor.
The Namma Metro Green Line extension (Nagasandra–Anjanapura) has integrated the area into Bengaluru’s rapid transit grid. Despite improved connectivity, prices remain moderate compared to ORR.
Magicbricks data shows:
- ~28% appreciation between 2017 and 2022
- A strong 5% jump in a single year
Metro access, township-style housing, and balanced pricing make Kanakapura Road a strong alternative for buyers seeking growth with better liveability mirroring the appeal of developments like Purva Silversky.
Yelahanka: North Bengaluru’s Planned Growth Hub
If Sarjapur and Kanakapura define the south, Yelahanka anchors north Bengaluru’s growth story.
A Square Yards study reports price appreciation between 69% and 133% since FY21, with current averages of ₹11,000–₹13,000 per sq ft.
Yelahanka benefits from:
- NH-44 and airport corridor access
- Upcoming metro connectivity
- Large-scale township developments
Planned infrastructure includes:
- ORR–Airport Blue Line Metro (expected ~2026)
- Yelahanka flyover on Doddaballapur Road
- A 43-acre Karnataka Housing Board township
Like Purva Silversky in the south, Yelahanka offers long-term upside as infrastructure catches up with demand.
Peripheral Whitefield: The Next Expansion Ring
Beyond core Whitefield lies a fast-evolving belt including Kadugodi, Varthur, Gunjur, Belathur, Seegehalli, Budigere Cross, and areas near the Bengaluru Business Corridor.
While central Whitefield has seen:
- 36% appreciation in one year
- Over 180% growth in a decade
Peripheral zones still allow for new-format housing, townships, villas, and mid-rise communities with more open space. Over the next decade, this belt may follow a trajectory similar to corridors where projects like Purva Silversky are emerging today.
Final Take: Where Bengaluru’s Residential Demand Is Headed
Across Bengaluru’s emerging residential micro-markets, a clear pattern is visible. Buyers are willing to live slightly farther from legacy corridors if they gain:
- Better-designed homes
- More open space
- Predictable connectivity
- Improved quality of life
That’s why today’s lists of the best areas to buy property in Bangalore increasingly feature Sarjapur Road, Kanakapura Road, Yelahanka, and peripheral Whitefield alongside selective premium projects such as Purva Silversky.
For developers, this shift demands thoughtful, master-planned communities aligned with hybrid work, family living, and long-term value. With a strong footprint across Bengaluru’s growth corridors, Puravankara continues to focus on locations shaping the city’s next decade developing integrated, lifestyle-led residences like Purva Silversky, designed for where Bengaluru is going, not where it has been.
Frequently Asked Questions
Where is Bengaluru growing next?
Growth is moving toward Sarjapur Road, Kanakapura Road, Yelahanka, and peripheral Whitefield, supported by metro expansion and township development.
Which areas offer the best returns in Bengaluru?
Sarjapur Road and north Bengaluru near the airport show strong appreciation, while areas hosting projects like Purva Silversky offer balanced rental and capital growth.
Where can buyers still find relatively affordable homes?
Kanakapura Road, emerging Sarjapur pockets, and select zones beyond ORR remain comparatively affordable.
Should buyers avoid ORR entirely?
ORR remains a major job hub, but many end users now prefer nearby micro-markets that offer better liveability at lower entry prices.
What are the best investment areas in Bengaluru in 2025?
Sarjapur Road, Kanakapura Road, Yelahanka, and Whitefield’s peripheral belt—especially locations aligned with upcoming metro lines and the Bengaluru Business Corridor—stand out as strong investment options.
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