Once viewed as a peripheral extension beyond Bengaluru’s bustling city limits, Electronic City Phase II has rapidly evolved into a magnet for real estate investors. This momentum is driven by a potent mix of expanding IT campuses, promising infrastructure projects, improving connectivity, and relatively affordable property prices compared to core Bengaluru micro‑markets. In this guide, we’ll explore why Electronic City Phase II (often abbreviated as EC Phase II) is capturing the attention of homebuyers and investors alike.
1. Understanding Electronic City Phase II
1.1 Location and Administrative Context
Electronic City is a well‑known IT hub in Bengaluru, spread across 800 acres in the Anekal taluk of Bangalore Urban district. It is governed partially by the BBMP (for residential areas) and the Electronic City Industrial Township Authority (ELCITA) for the industrial zones. Electronic City is divided into four phases:
- Phase I: The original 332 acres immediately south of Electronic City Gate.
- Phase II: A 170 acre expansion directly adjacent to Phase I’s southern boundary. It lies roughly between Hosur Road and the Bommasandra–Hosur elevated Expressway, with access to Konappana Agrahara.
- Phase III & IV: Further southern expansions, but most of the rapid recent growth has centered on Phase II.
Phase II sits at an elevation of about 919 m above sea level and serves as a crucial bridge between the legacy Phase I companies and newer SEZs (Special Economic Zones) that have emerged just beyond the established IT parks .
1.2 Historical Evolution
- 1978: Electronic City was founded by KEONICS (Karnataka State Electronics Development Corporation) .
- Early 2000s: Phase I attracted major campuses—Infosys, Wipro, TCS, HCL, Tech Mahindra, and Biocon—all locating within its 332 acres. By 2010, Phase I was largely saturated.
- Mid 2010s: To accommodate overflow and new investments, Phase II was carved out and officially launched. Initial development included SEZs, manufacturing units, and a few residential clusters.
- 2020–2022: As companies began shifting secondary offices (or full operations) to Phase II for cost (land) advantages, residential developers took notice.
- 2023–2025: Accelerating infrastructure—especially the Yellow Line Metro plan—and the completion of the Bommasandra–Hosur elevated Expressway (commonly called the Electronic City Elevated Expressway) sparked a fresh wave of interest.
Today, Phase II is no longer just a spillover zone; it is being positioned by planners and developers as a self‑contained investment hub, combining affordable housing with an expanding job market just a few kilometers from Phase I’s established campuses.
2. Real Estate Prices & Trends in Phase II
Understanding the current price landscape is critical for any investor. As of June 2025, multiple property portals report the following data for Electronic City Phase II:
- Average Price per sq.ft.:
- Price Range per sq.ft. (Phase II):
- Comparison with Phase I:
- Monthly Rental Rates:
Rental yields here range from 4.5–5.5% gross—quite competitive by Bengaluru standards, especially considering lower entry‑points (₹3,000 per sq.ft. on the value end). These figures highlight why Phase II is drawing investor attention: you can buy at ₹6,300 per sq.ft., put out a 2 BHK for ₹35,000/month, and achieve 5% annual gross yield, which compares favorably to many mid‑town micro‑markets.
3. Infrastructure Developments Driving Phase II’s Rise
Phase II’s growth story is inseparable from the infrastructure projects that have been either completed or slated for the near term. The principal drivers include:
3.1 Electronic City Elevated Expressway (BETL)
- Commissioned in January 2010, the Electronic City Elevated Expressway (9.985 km long) connects Silk Board Junction to Electronic City Phase 1 & 2 .
- It bypasses congested Hosur Road traffic, cutting typical peak travel times from 90 minutes to about 30 minutes when the expressway is fully open.
- Phase II Impact: One of the expressway’s three exits directly serves Electronic City Phase II, making Phase II 4.5 km (about a 10–12 minute drive) from Silk Board via the elevated route—significant when ordinary roads can take 45 minutes in rush hour .
- Maintenance and Night Closures: In early March 2025, NHAI closed the expressway between 11 PM–6 AM for maintenance, reminding investors that while convenient, occasional closures might impose brief travel inconveniences .
3.2 Namma Metro Yellow Line (Phase 2)
- Scope: The Yellow Line stretches 19.1 km from R.V. Road in south Bengaluru to Bommasandra, passing through Electronic City.
- Status (June 2025): Civil works are substantially complete. A partial opening (5 stations, including the Electronic City station) is expected by June–July 2025, with full corridor operations (all 16 stations) by August–September 2025 .
- Impact on Phase II:
- The upcoming Electronic City Metro Station will be the last stop before Bommasandra, locating within 1 km of major Phase II residential clusters such as Mahendra Aarya and SNN Raj Greenbay.
- This connectivity will reduce travel time to Silk Board (via Metro interchange at RR Nagar or Jayadeva Hospital to Central Silk Board), making a 25–30 minute trip possible—drastically cutting down the previous 45–60 minute road journey .
- The upcoming Electronic City Metro Station will be the last stop before Bommasandra, locating within 1 km of major Phase II residential clusters such as Mahendra Aarya and SNN Raj Greenbay.
3.3 NICE Road & Peripheral Ring Road
- NICE Road: A 63 km controlled‑access tollway on Bengaluru’s western periphery, connecting Electronic City Phase II to Tumkur Road (via Magadi Road), Mysore Road, and Whitefield.
- Access Points:
- Electronic City Phase II can reach NICE via the Bommasandra junction (approximately 5 km west).
- Once on NICE, you can access Hebbal, Yeshwantpur, or Whitefield in 30–35 minutes, making Phase II an appealing hub for professionals working in multiple IT clusters.
- Electronic City Phase II can reach NICE via the Bommasandra junction (approximately 5 km west).
- Peripheral Ring Road (PRR): Still in planning (phase wise), once complete, the PRR will provide faster linkages to NH 44 (toward the Airport), Tumkur Road, and Mysore Road corridors, further enhancing Phase II’s regional connectivity.
3.4 Signal‑Free Corridors and Road Widening
- ORR Widening: The Outer Ring Road (ORR) near Bommasandra is being widened to eight lanes between Rajarajeshwari Nagar and Bommasandra, easing traffic for Phase II residents traveling north and west.
- Hosur Road Upgrades: The 9.9 km elevated corridor now has improved drainage and multiple bypass flyovers at busy junctions (e.g., Garvebhavipalya, Kudlu Gate, Singasandra), though monsoon‑related flooding still occasionally disrupts traffic (e.g., July 2024 flooding shut down parts of the flyover for several hours) .
Collectively, these infrastructure enhancements are turning Phase II from a “far‑flung IT spillover” into a strategic cross‑city node—the kind of environment savvy investors flock to when seeking growth corridors.
4. Major Residential Projects & Flat Types
Phase II’s transformation is evident in the proliferation of residential projects catering to diverse budgets and preferences. Here are some notable names:
4.1 Suitability & Price Categories
- Budget Segment (₹3,000–₹5,500 per sq.ft.):
- Suvrith Shelter: Known for affordable 1, 2, and 3 BHK units.
- DS Max Sahara Grand: Offers sub‑₹6,000 per sq.ft. studios and 1 BHKs, ideal for entry‑level investors.
- Suvrith Shelter: Known for affordable 1, 2, and 3 BHK units.
- Mid‑Segment (₹6,000–₹8,000 per sq.ft.):
- SNN Raj Greenbay: 2 BHK (910 sq.ft.) starting around ₹1.06 Cr (≈₹11,628 per sq.ft. for premium towers) .
- Shriram Liberty Square: 2 BHK & 3 BHK smart flats (860–1,010 sq.ft.) priced between ₹7,800–₹9,200 per sq.ft., balancing price and amenities
- SNN Raj Greenbay also has larger 3 BHK units (1,200 sq.ft.) at about ₹1.75 Cr (₹14,583 per sq.ft.) on the higher end .
- SNN Raj Greenbay: 2 BHK (910 sq.ft.) starting around ₹1.06 Cr (≈₹11,628 per sq.ft. for premium towers) .
- Premium Segment (₹8,000–₹11,500 per sq.ft.):
- Mahendra Aarya & Aarna by Mahendra group:
- Ajmera Nucleus: Offers sky villas (2,500 sq.ft.) at ₹3.08 Cr (₹12,320 per sq.ft.) and 3 BHK apartments at ₹2 Cr (₹10,000 per sq.ft.).
- Shriram Sapphire: 3 BHK (1,300 sq.ft.) at ₹1.65 Cr (₹12,692 per sq.ft.).
- Mahendra Aarya & Aarna by Mahendra group:
4.2 Typical Flat Configurations
- 1 BHK (450–600 sq.ft.): Ideal for single IT professionals or couples.
- 2 BHK (800–1,050 sq.ft.): The most popular choice—balances affordability (₹35 Lakh–₹60 Lakh) and sufficient space for a small family.
- 3 BHK (1,200–1,500 sq.ft.): Suits joint families or those seeking higher investment appreciation—priced ₹70 Lakh–₹1.2 Cr.
- 3 BHK Sky Villas (2,200–2,800 sq.ft.): Priced ₹2.5 Cr+, these are for premium buyers looking for luxury living with club access and private terraces.
Most projects provide basic to mid‑range amenities: 24×7 security, power backup (2 hrs), clubhouse with gym and pool, children’s play area, and landscaped gardens. Premium projects might throw in sky lounges, theater rooms, and co‑working spaces.
5. Rental Market Dynamics & Yields
Investors often focus on monthly rental income and yield potential. Here’s how Phase II’s rental scene is shaping up:
5.1 Rental Demand Drivers
- IT Professionals & SEZ Employees:
- Over 200+ IT/ITES companies (e.g., Infosys, Wipro, Tech Mahindra, HP, CGI) operate in or near Phase II .
- Newer SEZs and corporate units (e.g., DKSH, GE Digital) near Phase II have created fresh demand.
- IT professionals often prefer living within 5–7 km of their workplace to avoid lengthy commutes; hence Phase II is ideal.
- Over 200+ IT/ITES companies (e.g., Infosys, Wipro, Tech Mahindra, HP, CGI) operate in or near Phase II .
- Young Families & Start‑Ups:
- Junior and mid‑level executives (CTC ₹6–₹12 Lakh annually) find Phase II’s 2 BHK rentals (₹33,000–₹38,000) more affordable than central micro‑markets (where similar units fetch ₹45,000–₹55,000).
- Junior and mid‑level executives (CTC ₹6–₹12 Lakh annually) find Phase II’s 2 BHK rentals (₹33,000–₹38,000) more affordable than central micro‑markets (where similar units fetch ₹45,000–₹55,000).
- Co‑Living & Shared Accommodations:
- Co‑living operators like Stanza Living and Colive are eyeing Phase II to launch clusters of beds in shared flats at ₹9,000–₹12,000 per bed per month, including utilities and Wi‑Fi.
- Co‑living operators like Stanza Living and Colive are eyeing Phase II to launch clusters of beds in shared flats at ₹9,000–₹12,000 per bed per month, including utilities and Wi‑Fi.
5.2 Average Rents & Yields
- 1 BHK: ₹28,000–₹32,000 per month for 400–600 sq.ft., yielding about 5.3–6% gross on a ₹35 Lakh–₹40 Lakh investment.
- 2 BHK: ₹33,000–₹38,000 per month for 800–1,000 sq.ft., yielding roughly 5.5–6.5% on a ₹50 Lakh–₹60 Lakh investment.
- 3 BHK: ₹39,000–₹45,000 per month for 1,200–1,400 sq.ft., yielding 5–5.5% gross on a ₹70 Lakh–₹85 Lakh investment.
Example: A 1,000 sq.ft. 2 BHK purchased at ₹6,300 per sq.ft. (₹63 Lakh) and rented for ₹35,000 per month generates ₹420,000 per year, equating to a 6.7% gross yield. After factoring in maintenance charges (₹3.5 per sq.ft. or ₹3,500 monthly) and vacancy (1 month per year), net yield remains around 5.8–6%, which is robust in Bengaluru’s current climate.
5.3 Supply‑Demand Balance
- Occupancy Rates:
- Co‑Living Uptake:
- Co‑living bed occupancy often stays around 98–100%, with waiting lists for new intakes, especially as young professionals seek hassle‑free, all‑inclusive arrangements.
- Co‑living bed occupancy often stays around 98–100%, with waiting lists for new intakes, especially as young professionals seek hassle‑free, all‑inclusive arrangements.
6. Connectivity Enhancements: The Metro & Beyond
Phase II’s connectivity improvements are a major catalyst for its investment appeal. Key elements include:
6.1 Metro Yellow Line Impact
- Timeline: Partial operations from June–July 2025, full operations by September 2025, with the Electronic City station opening in the initial phase .
- Route & Stations:
- R.V. Road (Green Line interchange) → Jayadeva Hospital (future Pink Line interchange) → Jayanagar → Banashankari → MG Road → Silk Board → Hosur Road (Tech corridor stops) → Electronic City → Bommasandra.
- R.V. Road (Green Line interchange) → Jayadeva Hospital (future Pink Line interchange) → Jayanagar → Banashankari → MG Road → Silk Board → Hosur Road (Tech corridor stops) → Electronic City → Bommasandra.
- Last‑Mile Distances: Major Phase II clusters (e.g., Suvrith Shelter, Shri Ram Liberty Square) are within 1 km of Electronic City station, easily walkable or reachable by short auto ride.
- Commuting Benefits:
- Reduces reliance on often‑congested Hosur Road (which can take 45 minutes in peak) to a predictable 25 minute Metro ride.
- Interchange availability at R.V. Road and Jayadeva Hospital gives access to Green, Pink, Yellow, and Blue lines—enhancing cross‑city mobility.
- Reduces reliance on often‑congested Hosur Road (which can take 45 minutes in peak) to a predictable 25 minute Metro ride.
6.2 Electronic City Elevated Expressway
- Opening Date: January 22, 2010, with tolls since then.
- Alignment: Runs parallel to Hosur Road, 9.985 km from Silk Board to Electronic City (Phase I & II).
- Exit Points:
- First Exit: Off‑ramp to Electronic City Phase I (for companies like Infosys & Biocon).
- Second Exit: Leads visitors directly into Electronic City Phase II (the downward ramp is near Konappana Agrahara).
- Third Exit: Services vehicles continuing south toward Hosur.
- First Exit: Off‑ramp to Electronic City Phase I (for companies like Infosys & Biocon).
This expressway not only slashes peak travel times but also fosters a natural clustering of workplaces and residences in Phase II, because professionals can expect a 25–30 minute drive to Silk Board during non‑peak, and 45 minutes at worst during rush hour (compared to 60–75 minutes via ordinary roads). Occasional night closures (11 PM–6 AM) for maintenance are a minor trade‑off for the overall convenience .
6.3 NICE Road & Peripheral Ring Road
- NICE Road: A 63 km tollway skirting Bengaluru’s western periphery, with connections to Hennur Road, Tumkur Road, Yeshwantpur, and Whitefield. From the Bommasandra junction, Phase II residents can enter NICE and reach central or northern hubs in 30–35 minutes.
- Peripheral Ring Road (PRR): Still under pilot stage (as of June 2025). The PRR will ultimately encircle Bengaluru, connecting to KR Puram, Hosakote, Devanahalli, Yelahanka, Magadi Road, Mysore Road, and Bommasandra, further reducing traffic pressure on ORR and Hosur Road. For Phase II, the PRR will offer a direct route to Airport Road via NH 44 once complete.
6.4 Bus & Feeder Services
- BMTC Buses: Frequent routes (e.g., 500H, 500L, 500C) from Phase II to Silk Board, Magnolia, Yeshwantpur, and City Market. However, Bangalore’s bus speeds often dip to 15–18 km/h in traffic.
- METRO Feeder Buses: Once the Yellow Line is operational, feeder BMTC buses (₹20 per trip) will shuttle commuters between Phase II clusters and Electronic City Metro Station, ensuring last‑mile coverage.
7. Commercial & Employment Growth in & Around Phase II
Real estate investment is strongest where jobs follow. Phase II’s commercial expansion has been steady:
7.1 IT & SEZ Campus Expansions
- Infosys Campus Expansion: In February 2024, Infosys announced adding a 0.8 million sq.ft. facility in Electronic City Phase II, creating space for 2,000 more employees .
- Tech Mahindra: Launched a 200,000 sq.ft. innovation lab in mid‑2024 in Phase II, focusing on R&D for AI and cloud services.
- Wipro: In March 2025, Wipro purchased a 50 acre plot in Phase II to develop a secondary campus, underscoring sustained faith in long‑term growth.
- Biocon & BHEL: Both state entities reaffirmed expansions in Phase I but have opened smaller satellite offices near Phase II to tap into the rising residential population.
7.2 Up‑and‑Coming Business Parks
- Bommasandra Industrial Area: Adjacent to Phase II, has experienced a 10% growth in industrial plot values in 2024–2025 as logistics firms establish warehousing hubs for e‑commerce giants like Amazon and Flipkart.
- DKSH Logistics Park: A 250,000 sq.ft. warehousing facility opened in late 2024, employing 300+ locals and generating ancillary demand for mid‑range housing nearby.
7.3 Retail & Social Infrastructure
- Retail Malls & Grocery:
- Orion Uptown (Bommasandra) and Project Deus Mall (planned 2026)—both within 5 km—provide retail anchors for Phase II residents.
- Local high‑street strips near Konappana Agrahara now host restaurants, pharmacies, and hypermarkets, catering directly to the Phase II population.
- Orion Uptown (Bommasandra) and Project Deus Mall (planned 2026)—both within 5 km—provide retail anchors for Phase II residents.
- Educational & Healthcare:
- EuroKids and Podar Jumbo Kids preschools have branches within 2 km of Phase II.
- VIBGYOR High School (Bommasandra) and Suryadatta College (for vocational training) serve Phase II families.
- Sakra World Hospital (HSR) is 6 km away, while a new multi‑specialty clinic by Apollo is slated to open in Phase II by December 2025.
- EuroKids and Podar Jumbo Kids preschools have branches within 2 km of Phase II.
The combination of these employment hubs and supportive social infrastructure means Phase II is not just a residential outpost but a bustling township in its own right—an essential characteristic investors seek.
8. Future Outlook & Investment Projections
8.1 Price Appreciation Estimates
Historical data shows Phase II averaging ₹5,500 per sq.ft. in early 2022 and rising to ₹6,294–₹6,350 per sq.ft. by June 2025—a 15–16% annual compound growth over three years . Top appreciation drivers have been:
- Metro Announcement & Delays: Initial launch promises (2018–2021) drove speculators, and despite rollout delays, the eventual opening announcement (June 2025) sparked another price bump of 8–10% between Q4 2024 and Q2 2025 .
- Expressway Utility: The expressway’s proven time‑saving (30 minutes door‑to‑door) encourages relocation from more expensive south or east suburbs, adding 5–7% appreciation in 2023–2024 .
- Corporate Announcements: Infosys & Mahindra expansions in 2024–2025 signaled enduring viability, prompting mid‑segment price increases of 6–8% in those months.
Short‑term Projection (2025–2027):
- Analysts expect ₹6,300 per sq.ft. to climb to ₹7,000–₹7,500 per sq.ft. by mid‑2027, a 10–12% CAGR, assuming Metro ridership stabilizes and SEZ expansions continue.
Long‑term Projection (2027–2030):
- Once Metro is fully operational and the PRR begins partial operation (estimated 2028), Phase II’s average could reach ₹8,000–₹8,500 per sq.ft., an additional 10–12% annual rate over the final half of the decade, driven by lasting infrastructure benefits and deeper corporate presence.
8.2 Rental Yield & Resale Potential
- Rental Stability: Rents in Phase II have risen from ₹30,000 (2 BHK) in early 2023 to ₹35,000–₹38,000 by mid‑2025, reflecting 15–17% rental growth over two years .
- Resale Liquidity: Resale flats account for 30–35% of sales volume. The average resale absorption time for a 2 BHK is 45–60 days, improving by 25% once Metro opens as more investors enter.
8.3 Comparison with Other Micro‑Markets
| Corridor / Micro‑Market | Avg. Price per sq.ft. (June 2025) | Projected 2027 Price | Avg. Rental Yield | Key Drawback |
| Electronic City Phase II | ₹6,300 | ₹7,500 | 5.5–6% | Occasional expressway closures; still developing social infra |
| Sarjapur Road (Bellandur) | ₹9,000–₹10,500 | ₹11,500–₹12,500 | 4.5–5% | High congestion, partial Metro access |
| Whitefield (Kadugodi) | ₹12,200 | ₹14,000–₹15,000 | 3.8–4.2% | Premium pricing; older infrastructure |
| Koramangala 7th Block | ₹15,000–₹18,000 | ₹17,000–₹19,000 | 3.5–4% | Very high cost; limited new supply |
| Hebbal East | ₹10,500–₹12,000 | ₹12,500–₹14,000 | 4–4.5% | Seasonal flooding issues |
EC Phase II’s clear advantage is lower entry price combined with mid‑6% yields, making it far more attractive for investors than pricier micro‑markets where yields often dip below 4.5%. This snapshot helps explain the influx of first‑time investors and NRIs eyeing Phase II.
9. Risks & Considerations
No investment is without risk. Before committing, weigh these factors:
9.1 Infrastructure Delays
- Metro Delays: Although currently slated for June–July 2025, Metro projects have a history of slippage (e.g., punishing delays from December 2022 to March 2025). Any further postponements could temporarily stall property appreciation. .
- Expressway Maintenance Closures: Regular night‑time closures (11 PM–6 AM) for repairs can hamper overnight logistics or shift work commuters. While minor, it’s a potential inconvenience for professions requiring odd‑hour travel. .
9.2 Flooding & Drainage Challenges
- Phase II has known drainage bottlenecks during monsoons (July–September). In August 2022, portions of the elevated expressway flooded, cutting off access for several hours and highlighting the need for improved stormwater management .
- Builders and RWAs are now mandated by BBMP to install sump pumps and design higher‑elevation ground floors for clubhouses and parking. Nevertheless, micro‑level due diligence (asking about drain quality and elevation of your specific block) is vital.
9.3 Economic Cycles & IT Sector Shifts
- Phase II’s fortunes are closely tied to the IT sector’s health. Any major IT hiring freeze or economic downturn (e.g., global recession in 2026–2027) could soften demand, especially in the premium segment (>₹9,000 per sq.ft.).
- Tenant Profile Volatility: If IT companies increasingly adopt hybrid work post‑2025, some professionals might relocate further away, preferring larger homes rather than living close to work. This could put downward pressure on mid‑range rental rates by 2027–2028.
9.4 Developer Viability
- While major brands (Mahendra, SNN, Shriram) dominate Phase II, several smaller developers have also launched projects at aggressive ₹5,000 per sq.ft. price points. It’s crucial to check each builder’s RERA track record, past delivery timelines, and financial health—some may cut corners on quality to hit price targets.
- Delayed Amenities Handover: Several under‑construction Phase II projects have seen amenity delays (e.g., gym, clubhouse, swimming pool) of 6–9 months, affecting lifestyle‑oriented investors. Confirm the exact timeline for promised facilities.
By recognizing these potential pitfalls upfront, you can tailor your investment strategy—focusing either on ready‑to‑move flats for minimal risk or under‑construction options for higher upside but requiring patience.
10. Step‑by‑Step Investment Checklist
To ensure a smooth experience, follow this step‑by‑step checklist before buying a flat in Phase II:
- Shortlist Micro‑Locations:
- Decide which sub‑area of Phase II aligns with work/proximity to Metro station/expressway exit.
- Examples: Near Konappana Agrahara (Suvrith Shelter), around Hosa Road (Ajmera Nucleus), or close to Bommasandra junction (Shriram Liberty Square).
- Decide which sub‑area of Phase II aligns with work/proximity to Metro station/expressway exit.
- Filter Projects by Price Segment:
- Set your budget.
- For first‑time investors, consider ₹5,500–₹7,000 per sq.ft. mid‑segment projects for balanced returns.
- Set your budget.
- Verify Builder Credentials & RERA Status:
- Confirm the RERA registration number, approval date, and current project status on the Karnataka RERA portal.
- Check for builder’s track record on delivery—ask neighbors or check social media groups for owner feedback.
- Confirm the RERA registration number, approval date, and current project status on the Karnataka RERA portal.
- Check Project Road & Drainage Layout:
- Visit the site during monsoon season to inspect if low‑lying areas flood.
- Ask for the project’s drainage design documents—sufficient grade (≥1%) from road to drain, number of stormwater drains per 100 m.
- Visit the site during monsoon season to inspect if low‑lying areas flood.
- Review Apartment Layout & Super Built‑up Area:
- Ensure carpet area (RERA‑declared) is at least 70% of super built‑up to maximize usable space.
- Confirm 2 BHK or 3 BHK sizes match industry standards:
- 2 BHK: ≈1,000–1,100 sq.ft. super built‑up.
- 3 BHK: ≈1,300–1,500 sq.ft. super built‑up.
- 2 BHK: ≈1,000–1,100 sq.ft. super built‑up.
- Ensure carpet area (RERA‑declared) is at least 70% of super built‑up to maximize usable space.
- Visit Completed Showflat & Actual Under‑Construction Units:
- Check for construction quality, wall finish, window openings, and ventilation.
- Note discrepancies between showflat and actual flat—ensure you get a written commitment on final finishes.
- Check for construction quality, wall finish, window openings, and ventilation.
- Confirm Payment Schedule & GST Impact:
- For under‑construction, builders collect 5–6 milestone payments (foundation, slab, brickwork, plaster, flooring, finishing).
- Factor in 1% GST on under‑construction sales (RERA‑registered).
- Compare ready‑to‑move (no GST) vs. under‑construction life‑cycle cashflow and total cost.
- For under‑construction, builders collect 5–6 milestone payments (foundation, slab, brickwork, plaster, flooring, finishing).
- Negotiate Price, Parking & Freebies:
- Ask for watermark—₹100–₹200 per sq.ft. discount if you pay 100% upfront.
- Request free parking (₹3 Lakh–₹5 Lakh value) or a reduced price.
- Seek free club membership (₹50,000–₹1 Lakh saving) or free power backup extension beyond basic 2 hours.
- Ask for watermark—₹100–₹200 per sq.ft. discount if you pay 100% upfront.
- Legal & Due Diligence:
- Engage a real estate lawyer (₹20,000–₹25,000) to verify:
- Title Deed of development land & builder’s land acquisition documents.
- Approved building plans from BBMP/BMRDA & RERA project plan.
- NOCs from KSPCB, Fire Dept, BESCOM.
- Title Deed of development land & builder’s land acquisition documents.
- Scrutinize Agreement to Sell for penalty clauses, delay compensation (2% per month), and exit options.
- Engage a real estate lawyer (₹20,000–₹25,000) to verify:
- Home Loan Pre‑Approval:
- Approach 3–5 banks (SBI, HDFC, ICICI, Axis, Bajaj Finserv) to compare interest rates (8.45–9.25% floating).
- Obtain pre‑approval letter for loan of 80–85% LTV.
- Confirm processing fee, foreclosure charges, prepayment conditions.
- Approach 3–5 banks (SBI, HDFC, ICICI, Axis, Bajaj Finserv) to compare interest rates (8.45–9.25% floating).
- Sign Sale Agreement & Register:
- Pay booking amount (₹1 Lakh–₹2 Lakh), sign Agreement to Sell.
- Fulfill milestone payments on time to avoid late fees (~₹500 per day).
- At possession, pay stamp duty (5%) on total cost or circle rate (whichever is higher) and registration fee (1%).
- Apply for Khata transfer to obtain property tax bill in your name.
- Pay booking amount (₹1 Lakh–₹2 Lakh), sign Agreement to Sell.
- Plan for Move‑In & Rental Management (If investing for rental):
- Engage a property manager if you’re not local, for rent collection (5–10% commission).
- Budget for ₹3,500 per month maintenance + ₹500 water+ ₹2,000 electricity (avg.).
- Advertise on NoBroker, 99acres, and local WhatsApp groups to find tenants quickly—Phase II rentals get filled in 15–20 days on average.
- Engage a property manager if you’re not local, for rent collection (5–10% commission).
11. Frequently Asked Questions (FAQs)
Q1: What is the average price per sq.ft. in Electronic City Phase II as of June 2025?
- Answer: Approximately ₹6,350 per sq.ft. (99acres) or ₹6,294 per sq.ft. (), representing a 17% Y‑o‑Y increase .
Q2: When will the Electronic City Metro station become operational?
- Answer: The Yellow Line, including the Electronic City station, is expected to have a partial opening (first 5 stations) by June–July 2025, with full corridor operations by August–September 2025 .
Q3: Which major residential projects are available in Phase II for under ₹6,000 per sq.ft.?
- Answer: Notable budget‑friendly projects include Suvrith Shelter (₹5,900 per sq.ft.), DS Max Sahara Grand (≈₹5,850 per sq.ft.), and parts of Mana Vista (₹6,500 per sq.ft. for select towers) .
Q4: What rental yields can investors expect in Electronic City Phase II?
- Answer:
Q5: Are there any notable risks for investors in Phase II?
- Answer:
- Potential Metro delays beyond mid‑2025 can stall price appreciation.
- Monsoon‑related flooding occasionally disrupts roads; ensure your project has robust drainage.
- IT sector cycles: A downturn in tech hiring can temporarily soften rents and prices.
- Builder reliability: Smaller builders may face financial or delivery delays—verify RERA records and past project performance.
- Potential Metro delays beyond mid‑2025 can stall price appreciation.
12. Conclusion
In just a few years, Electronic City Phase II has transitioned from a largely industrial fringe to one of Bengaluru’s most promising investment hubs. The affordable entry price (₹6,300 per sq.ft. average), combined with mid‑6% rental yields, ongoing infrastructure upgrades—most notably the Yellow Line Metro and Bombasandra–Hosur Elevated Expressway—and the presence of major IT campuses, have created a powerful recipe for real estate success.
Key takeaways:
- Robust Infrastructure: The Metro station slated for June–July 2025 and the already‑operational expressway slash commutes, making Phase II far more accessible.
- Competitive Pricing: At ₹6,300 per sq.ft., Phase II properties offer substantial capital appreciation potential versus pricier East (Whitefield) and South (Sarjapur) corridors.
- Strong Rental Demand: High occupancy rates (90–95%) and competitive yields (5–6%) appeal to buy‑to‑rent investors.
- Corporate Presence: Expanding offices from Infosys, Wipro, Mahindra, and new SEZs anchor Phase II’s job market, ensuring consistent rental uptake.
- Balanced Risk Profile: While no market is risk‑free, Phase II’s combination of affordable pricing, imminent infrastructure, and healthy demand cushion it against severe volatility.
By conducting diligent due diligence—verifying RERA compliance, assessing builder track records, and confirming drainage and Metro plan details—investors can confidently tap Electronic City Phase II as a long‑term play. Whether you seek rental income, capital gains, or both, Phase II presents a rare balance of affordability, connectivity, and growth prospects in Bangalore’s ever‑evolving real estate landscape.
Source : Fulinspace.com