In terms of residential real estate, the best performing areas in 2012 were Hebbal, Sahakar Nagar and RT Nagar in North Bangalore. These locations saw the highest demand and appreciation for residential property during the year. The improved infrastructure in this region, its proximity to BIAL and overall enhanced connectivity helped North Bangalore to crystallize into a much sought-after residential destination.
Because of the infrastructure initiatives in various stages of construction and planning there, including the proposed high-speed rail link, the Hebbal–Yelahanka expressway, the elevated expressway to BIAL and the advent of the Monorail, North Bangalore was one of the safest and most lucrative residential property investment bets of 2012.
The top emerging destinations in 2012 were Tumkur Road, Vijayanagar and Magadi Road in West Bangalore, with capital value appreciation to the tune of 12-15%. West Bangalore This region saw stable demand because of the developing Metro line, which will provide enhanced connectivity.
Yet another area to start edging its way into the limelight was Kanakapura Road, which has begun seeing the benefits of Metro connectivity, the establishment of the NICE Road (the Bangalore–Mysore Infrastructure corridor), the availability of Cauvery water and its affordable price points.
Mysore Road witnessed moderate activity because of its pronounced infrastructure deficit and low-grade demand. This area remained a stagnant residential property market in 2012.
BANGALORE COMMERCIAL – 2012 HIGHLIGHTS
The best-performing areas for commercial real estate in 2012 were Outer Ring Road (specifically the KR Puram–Marathahalli–Sarjapur Road stretch) and Whitefield.
Bannerghatta Road, Koramangala and the Central Business District remained largely neutral throughout the year. The low leasing activity in these areas was due to lack of fresh supply of commercial projects and the fact that as established locations, they have limited scope for infrastructure enhancement. Also, companies relocating to alternate areas showed a market preference for destinations with economic rentals.
Outer Ring Road, being a predominant IT growth corridor, benefited from the controlled nature of office space supply, which ensured low vacancy levels, healthy absorption rate and rental appreciation. Also, corporates continued to prefer ORR for its accessibility to employee residential catchments and its connectivity to the various SEZ s and IT parks along this stretch. Moreover, pre-commitments are very prevalent on ORR owing due to the lack of ready to move in supply. ORR continued to be the location of choice for new entrants as well as existing occupiers looking at expansion.
Whitefield reaped a lot of spill-over demand for commercial properties from ORR, thanks to its healthy inventory of ready- to-occupy Grade A office space supply. The affordable rentals there also worked in its favor.
BANGALORE RETAIL – 2012 HIGHLIGHTS
In terms of retail property absorption, Bangalore’s top performer in 2012 was Indiranagar, whose high leasing activity was a direct result of its proximity to established residential catchments. Indiranagar continues to solidify its position as a high-demand destination for high street retail spaces, especially by international brands.
Among the notable emerging retail locations in 2012 were Kamanahalli in North Bangalore, which made a convincing entry as a high street destination, and Rajaji Nagar, where the Brigade Orion mall saw high retail activity during the year.
Whitefield remained a neutral market.
2013 OUTLOOK FOR RESIDENTIAL REAL ESTATE
In 2013, North Bangalore will continue to grow thanks to its massive potential for capital appreciation. On Outer Ring Road, projects under construction on Sarjapur Road will reach the completion stage and will see incremental sales because of the preference for ready-to-occupy projects by end users. This area’s advantageous proximity to the IT growth corridor will also be a contributing factor. This area will thrive on the back of increasing Information technology investments and the Aerospace SEZ being planned by the Government over the coming 3–5 years.
Whitefield will continue to yield considerable residential sales, thanks to its affordable prices, proximity to important workplace centres and the enhanced retail and social infrastructure in this location.
2013 OUTLOOK FOR COMMERCIAL REAL ESTATE
In terms of commercial property absorption, Outer Ring Road will work exceedingly well in 2013. Thanks to its proximity to employee catchments, the enhanced connectivity via signal-free flyovers and availability of SEZ as well as non–SEZ office spaces will ensure that ORR continues to build up its already dense corporate presence in 2013.
Meanwhile, Whitefield will not lose any of its sheen in 2013. The office property market drivers there will continue to be its economic rentals, sufficient Grade A spaces ready for occupation and Whitefield’s on-going evolution as a self-sustained micro market with generous residential and retail developments, backed by good social infrastructure.
In North Bangalore, infrastructure development, the controlled office space supply coming up and this region’s proximity to Bangalore International Airport will provide continuing impetus in 2013. North Bangalore will ramify its status as the Business Continuity location of choice.
2013 OUTLOOK FOR RETAIL REAL ESTATE
In 2013, North and East Bangalore are definitely the areas to watch for retailers, mall developers and retail property investors. The rapidly developing infrastructure and expanding residential catchments in these locations are harbingers of vastly increased retail activity over the mid-to-long term.
ADVICE TO SMALL REAL ESTATE INVESTORS IN 2013
Go for residential projects in which units are priced between Rs. 80 lakh to 1 crore. 3 BHK units are going to be the fastest-moving and appreciating products in 2013. Consider only established locations which have significant Grade A commercial real estate development by Grade A developers.
Karun Varma, Managing Director – Bangalore & Kochi, Jones Lang LaSalle India