From Deccan Herald
A decade or so ago in Bengaluru, no one would have ever given a second thought to investing or living in its outskirts. However, with the IT boom, a few of these outskirt areas have expanded and developed beyond recognition. One such area is Mahadevapura, which is located close to Whitefield. From an industrial space, this area has transformed into a prime residential and commercial space for the IT workforce. As a result, Mahadevapura has become a go-to residential place and houses a multicultural mix of residents.
The locality first gained prominence during the mid-90s, when the International Technology Park, Bengaluru (ITPB) developed. As a result, the locality witnessed rapid growth and became one of the preferred locations for both IT companies and their workforce. “Hence, the real estate in this locality and large land parcels of agricultural land were converted into multi-storied buildings that soon became IT parks, commercial complexes and residential apartments,” explains Arvind Kapoor, director, India operations at Colliers India.
Furthermore, its close proximity to Whitefield attracted a lot of interest from both developers and buyers. “With the area being close to areas that have a high density of IT hubs like Marathahalli, Sarjapur and Indiranagar, it made Mahadevapura a preferred residential micro-market,” adds Shveta Jain, MD – residential, Cushman & Wakefield.
Most of the area’s residential growth can be attributed to the large number of BPO/IT/ITeS employees needing accommodation in and around areas near their workplaces. Due to this, the real estate sector in Mahadevapura has grown significantly in a very short time. “When ITPB began in 1996, the land prices were around Rs 1,500 to Rs 2,000 per sq ft. Today, the same is being sold at Rs 7,000 to Rs 10,000 per sq ft,” states Arvind.
“Purchase-wise, a two-BHK comes in the range of Rs 70 lakh onwards and a three-BHK starts from Rs 80 lakh,” adds Suresh Hari, secretary, CREDAI. If you are looking to rent, the price varies between Rs 20,000 and Rs 30,000 for a two-BHK and between Rs 30,000 and Rs 45,000 for a three-BHK. It is very rare to see independent homes here due to the large scale development that has taken place already.
Much of the infrastructure development, both social and commercial, that has taken place is due to the emergence of the IT sector in this part of town that has significantly changed the locality’s landscape. With constant changes taking place for the better every other day, there is always something new that the area presents. These developments include schools such as Brigade International School and Euro School, hospitals such as NationWide Primary Healthcare Services and Prakruti Hospital, and malls such as Phoenix Market City, Inorbit Mall and the recently opened VR Mall. For groceries, there are several supermarkets present in and around the vicinity.
One of the biggest advantages that Mahadevapura offers is connectivity. It is easily connected to various parts of the City via the ITPB Main Road and Outer Ring Road. Furthermore, prominent areas such as Indiranagar, Whitefield, Marathahalli, Sarjapur Road and MG Road are all within a 10 km distance from Mahadevapura.
Additionally, the proposed construction of the Whitefield metro station will significantly help in the area’s growth and increase its connectivity. There is also excellent bus connectivity at frequent intervals to all the major areas of the City. However, not all bus stands are ideally located.
Travel has also been made a bit more arduous by the recurring menace that plagues almost every part of Bengaluru — traffic. This is compounded by the lack of proper roads and an inefficient traffic management system. “The sudden increase in the population in the area and also of those travelling to Whitefield has made it a commuter’s nightmare. Traffic snarls of the area are now impacting the corporates as well as home buyers, giving a good dent to realty appreciation. These changes have occurred due to lack of planning and are posing serious threats to the residents here,” opines Pratik K Mehta, managing director, Unishire.
However, when the proposed Mekhri Circle-Hope Farm junction signal-free route is implemented, it will ease commute to some extent and offer some relief to commuters.
As the locality developed rather rapidly over a short period of time, it has resulted in congestion and water scarcity in some regions. Also, as the area faces acute traffic during the peak hours of the day, noise pollution is another menace. However, despite the problems that plague Mahadevapura, the area holds promise and is expected to grow better.
It is also expected to see a traditional growth realty-wise. “With global economy seeing signs of improvement, the connected investments in various sectors will improve the market sentiments overall. Holding on to the investment will be wise due to expected increase in the next couple of years,” advises Suresh. So, hold on tight, as Mahadevapura looks to prosper for the better and overcome its faults.
Resident speak :
‘We need a proper traffic management system’
I have been living in Mahadevapura since 2013. The area is centrally located between major IT hubs like Whitefield and Outer Ring Road (ORR), and is close to the KR Puram Railway station as well. Connectivity to all major corners of the City, like Electronic City and the International Airport is excellent via the ORR.
People who stay here are mostly software professionals who work in the nearby IT companies in ITPL, Whitefield and Marathahalli.
Although there are a few aspects that can be liked, overall, the area has been badly designed and ill-maintained. Since I have moved in, the roads have deteriorated and have taken a turn for the worse.
As Mahadevapura connects ORR & Whitefield, most of the motorists use it to avoid the peak hour traffic that occurs at the Kundanahalli Junction. It’s a nightmare to drive or even walk on the road, as there is no pedestrian walk.
We need to get the roads asphalted, have a divider and proper traffic management system in place. Although the area is very close to ORR, the nearest BMTC stop is around two kilometres away, which makes it difficult for the residents to use the services.
There are no good parks or educational institutes in the vicinity. However, there are a few supermarkets and malls in close proximity.