Devanahalli has become North Bangalore's main corridor for plotted homes. Here are seven reasons buyers are choosing land on the airport side of the city.
Over the last decade, Devanahalli has changed from an airport satellite town into North Bangalore's main corridor for plotted homes. The advantages of buying a plot in Devanahalli start with the airport but go well beyond it, taking in new transport links, a growing employment base and land that still costs less than in Hebbal or Yelahanka. Here are seven of them, with the figures that matter.
1. The Airport Is Next Door
Kempegowda International Airport sits about 10 km from Embassy Springs, roughly 15 minutes by road. For frequent flyers and anyone working in aviation, that distance turns the airport into a short, predictable drive. Terminal 2 and the ongoing airport expansion also bring aviation, hospitality and logistics jobs to this side of the city. Our guide on how far Embassy Springs is from the airport covers the route in detail.
2. Signal-Free Road Access
NH-44 (Bellary Road) runs through the corridor and offers a signal-free drive towards Yelahanka, Hebbal and the CBD. Townships off MSEC Road, such as Embassy Springs, connect directly to it.
3. The Airport Metro Is Coming
The Namma Metro Blue Line (Phase 2B) is under construction along the airport corridor, with stations planned near Bettahalasur and Doddajala. Bettahalasur is about 9 km from Embassy Springs. Land values in the area are projected to see further upside around metro commissioning.
4. Ring Roads Will Widen Reach
The Satellite Town Ring Road (STRR) and the proposed Peripheral Ring Road (PRR) will link Devanahalli to Hoskote, Doddaballapur and East Bangalore without passing through the city core.
5. A Growing Employment Base
Jobs are moving north. Within about 25 km of Embassy Springs sit these employers:
Workplace | Distance from Embassy Springs |
|---|---|
Devanahalli Business Park / BIAL IT Region | ~12.3 km |
Philips Innovation Campus | ~13.8 km |
KIADB Aerospace Park | ~16.4 km |
L&T Tech Park, Bellary Road | ~18.8 km |
ITIR / Foxconn campus (under development) | ~24 km |
6. Land Still Costs Less
Land in Devanahalli remains relatively affordable compared with Hebbal and Yelahanka, while infrastructure keeps arriving. Branded gated plots in Devanahalli trade at about Rs 15,500–16,000 per sft (BSP), and resale plots inside Embassy Springs at about Rs 14,500–15,000 per sft (BSP).
7. Branded, Gated Supply
Buyers no longer have to choose between airport proximity and quality. Gated plotted developments from established developers now line the corridor. Inside Embassy Springs, about 90 new villa plots on roughly 8 acres sit within a ~288-acre township that already has a school, a healthcare facility, a large clubhouse and a 5.5-acre lake.
Why Devanahalli Property Is Growing
The reasons why Devanahalli property is growing come together in one place: an expanding airport, new roads and rail, and employers that need staff living nearby. Each advantage reinforces the others, so the corridor's appeal has grown faster than any single project.
The Devanahalli Real Estate Future
The Devanahalli real estate future depends on the projects already under way. Land values in the area are projected to rise roughly 10–14% a year over the next 5–7 years in a base case, with upside around metro commissioning. Once a home is built on a plot, A-class developer homes in the corridor earn 3.5–4% a year of property cost semi-furnished and 4–4.5% furnished. Our Devanahalli plot price trend article looks at the numbers in more detail.
Choosing a Plot in Devanahalli
Advantages only help if the plot itself is sound. Check RERA registration, clean title, whether roads and utilities already reach the plot, and the full cost sheet beyond the BSP. Inside Embassy Springs, plots connect to existing township roads and utilities, and buyers purchase direct from the developer. Book a site visit to see the township and test the drive to your workplace.
The Trade-Offs
No location suits everyone. Kirloskar Business Park in Hebbal is about 22 km from Embassy Springs and Manyata Embassy Business Park about 26 km, so anyone driving into the city core every weekday should test the route first. Our guide to whether Devanahalli is a good place to live weighs these points.
Among the advantages of buying a plot in Devanahalli, the combination of airport, jobs and price stands out. See the location page for all distances, or visit the Embassy Springs Plots homepage for the release overview.
FAQs
What are the main advantages of buying a plot in Devanahalli?
Airport proximity, signal-free NH-44 access, the upcoming airport metro, ring roads, a growing jobs base and land that costs less than Hebbal or Yelahanka.How far is Devanahalli from the airport?
Embassy Springs in Devanahalli is about 10 km from Kempegowda International Airport, roughly 15 minutes by road.Is Devanahalli land cheaper than Hebbal?
Yes. Land in Devanahalli remains relatively affordable compared with Hebbal and Yelahanka.What is the price outlook?
Land values in the area are projected to rise roughly 10–14% a year over the next 5–7 years in a base case.
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