Buy or rent in Bellary Road, Bangalore? (2026)
Updated November 2026 · Typical 2BHK, 20-year view
Even if prices keep rising at Bellary Road’s 10-year trend of 8.2% a year, renting and investing the money you would have spent on the home leaves you about ₹86.2 L richer after 20 years.
Buying wins only if prices grow faster than 9.3% a year. Bellary Road’s 10-year trend is 1.2 points below that.
Bellary Road in numbers
The 20-year comparison
The buyer pays the down payment and stamp duty on day 1, then the EMI and maintenance each month. The renter puts the same day-1 money into a Nifty 50 index fund, pays rent, and each month invests whatever the buyer spends over rent. Whoever spends less in a month invests the difference, so both start and continue with the same money.
| Cash on day 1 (20% down + 7% stamp duty) | ₹21,60,000 |
|---|---|
| Monthly EMI | ₹55,541 |
| Owning costs more than renting in year 1 by | ₹35,874/mo |
| Home value after 20 years | ₹3.87 Cr |
| Buyer’s wealth (home, loan repaid, + any invested surplus) | ₹3.87 Cr |
| Renter’s Nifty 50 portfolio | ₹4.73 Cr |
| Difference | Renting ahead by ₹86.2 L |
| Buyer’s annual return (IRR) | 10.7% vs 12% for the fund |
Rent avoided is the buyer’s return on the flat, on top of price growth. Here that is a 3.5% yield, against a 8.5% loan rate, which is why price growth has to do most of the work for buying to win.
About Bellary Road
Bellary Road (NH-44) is the main road from Hebbal to the airport. The stretch past Yelahanka, Jakkur and Bagalur Cross has seen many large apartment and villa projects, drawn by the airport, Manyata Tech Park and new office parks along the corridor. It is car-dependent today, with the airport metro under construction.
- Airport corridor
- Large gated projects
- Signal-free highway
- Phoenix Mall of Asia
- Yelahanka Air Force Station nearby
Major employers nearby: Kempegowda International Airport, Manyata Tech Park (via Hebbal), Office parks along the airport road, Yelahanka industrial units.
Getting around
- Metro: Airport Line (Phase 2B, Blue Line) along Bellary Road is under construction; Yelahanka has suburban rail
- Highway: NH-44 itself; Outer Ring Road at Hebbal
- Peak traffic: Highway flows well, but the Hebbal flyover and junction are badly congested in morning and evening peaks
- Congestion: Moderate
Schools
- Delhi Public School, Bangalore North (CBSE) — Large CBSE campus on the airport road belt
- Vidyashilp Academy (ICSE/IB) — Well-known school in the Yelahanka area
Nearby
- Hospitals: Aster CMI Hospital, Hebbal, Columbia Asia (Manipal), Hebbal
- Malls: Phoenix Mall of Asia, Yelahanka, Esteem Mall, Hebbal
- Parks: Jakkur Lake, Puttenahalli Lake, Yelahanka
Investment view
The corridor rides on the airport and the upcoming metro, and has grown faster than central Bangalore. Rental demand is decent near Yelahanka and Jakkur and thinner further north. 2BHK rents run about ₹20,000–26,000/mo. Suits buyers working in north Bangalore or at the airport.
Other localities in Bangalore
- Marathahalli Buying wins
- Sarjapur Road Buying wins
- Whitefield Buying wins
- Bellandur Buying wins
- HSR Layout Buying wins
- Thanisandra Buying wins
- Devanahalli Buying wins
- Hebbal Buying wins
- Brookefield Close call
- JP Nagar Close call
- BTM Layout Close call
- Koramangala Close call
- Indiranagar Rent and Invest wins
- Kanakapura Road Rent and Invest wins
- Yelahanka Rent and Invest wins
- Electronic City Rent and Invest wins
- Bannerghatta Road Rent and Invest wins
- Jayanagar Rent and Invest wins
- Banashankari Rent and Invest wins
- Malleshwaram Rent and Invest wins
- Rajajinagar Rent and Invest wins
- Cunningham Road Rent and Invest wins
See all Bangalore localities side by side →
Questions people ask
Is it better to buy or rent in Bellary Road?
Even if prices keep rising at Bellary Road’s 10-year trend of 8.2% a year, renting and investing the money you would have spent on the home leaves you about ₹86.2 L richer after 20 years. Buying wins only if prices grow faster than 9.3% a year. Bellary Road’s 10-year trend is 1.2 points below that. This assumes a typical 2BHK at about ₹80 L, 8.5% home loan for 20 years and a Nifty 50 index fund at 12% a year for the renter.
What is the rental yield in Bellary Road?
About 3.5% gross for a typical 2BHK: roughly ₹23,000 a month on a home worth about ₹80 L. That is a price-to-rent ratio of 29, meaning the home costs 29 years of rent.
What is the EMI on a 2BHK in Bellary Road?
About ₹55,541 a month on a ₹64 L loan (20% down on a ₹80 L home) at 8.5% for 20 years. In year 1, owning costs about ₹35,874 a month more than renting the same flat, after maintenance.
How fast have property prices grown in Bellary Road?
About 8.2% a year on average over 2014–2024, with rents growing about 5.2% a year (Blended 10-yr trend (2014–2024) · RBI House Price Index, Anarock Research, 99acres, Knight Frank). Past growth is not a promise of future growth.