Why Does Mullur Emerge as a Prime Destination for Real Estate Investment in Bangalore?

February 12th, 2024

Mullur's Rise in Bangalore Real Estate Investment

Mullur is a prime real estate destination in Bangalore due to its strategic location, growing infrastructure, ample job opportunities, and potential for future growth, making it an attractive investment option.

Real estate investment encompasses acquiring, owning, and managing property with the primary objective of generating profits. These properties range from residential units to commercial buildings, industrial facilities, and undeveloped land. Savvy real estate investors aim to generate income through rental returns or capital gains resulting from the appreciation of property value over time. To approach real estate investment professionally, one must undertake comprehensive market research and analysis to identify potential opportunities and assess associated risks.

Location plays a pivotal role in determining the overall value and desirability of any property. Mullur emerges as an exceptional choice in this regard, offering a plethora of compelling reasons to consider. Its strategic location in Bangalore ensures easy accessibility to major commercial hubs and employment centres, making it an ideal option for professionals seeking convenience in their daily commute. The area has excellent connectivity with well-developed road networks and proximity to various transportation modes. This facilitates seamless movement within the city and enhances future investment and resale value prospects.

The presence of renowned educational institutions, healthcare facilities, shopping complexes, and recreational amenities further solidifies Mullur’s significance as a strong real estate investment avenue and an attractive residential destination. These amenities cater to the diverse needs of residents, ensuring a well-rounded and fulfilling lifestyle. Considering these factors, Mullur is the right choice for professionals seeking comfort, convenience, and long-term value in Bangalore’s real estate market.

Mullur: A Strategic Location in Bangalore

  1. Proximity to key areas in Bangalore

    Mullur offers excellent connectivity to large tech parks and workplaces in Sarjapur Road, Outer Ring Road (ORR), Koramangala, HSR Layout, Electronic City, Marathahalli, and Whitefield. Additionally, the concentration of schools along State Highway 35 in the Gunjur-Varthur-Sarjapur belt has fuelled the demand for residential properties in Mullur, which is conveniently located near these areas.

    The widening of Sarjapur Road, along with the development of the ORR metro and the Peripheral Ring Road, will significantly enhance connectivity in this corridor. The proposed metro line extension on Sarjapur Road will further support these improvements. Carmelaram, the nearest railway station, is a mere 3 km away. The estimated travel time to Kempegowda International Airport is about 90 minutes.

    Mullur provides seamless connectivity to major employment hubs and caters to the education & healthcare needs of families residing in this belt. With ongoing infrastructure developments and proposed transportation enhancements, this corridor is poised for substantial growth and offers a promising real estate investment opportunity.

    Must Visit: Flats for Sale in Outer Ring Road (ORR)

  2. Comparative analysis with other emerging real estate markets in Bangalore

    Located on Sarjapur Road, Mullur has emerged as a prime destination for real estate investments – attracting students & professionals from diverse fields. This area boasts reputable companies such as Wipro, Siemens, Accenture, Paypal, and Uber – further enhancing its appeal. Strategic proximity to key locations like Electronic City, NICE Road, and Mysore Road has solidified Sarjapur Road’s position as an excellent investment choice for professionals.

    Many consumers opt for real estate options within the budget range of ₹50 lakh to ₹1 crore. According to a leading online portal, 47% of consumers prefer investing in 2BHK apartments, while 45% lean towards 3BHK options. Surprisingly, only 3% express interest in 1BHK units, while 5% prefer 4BHK homes.

    The table below offers a comprehensive comparative analysis of property price ranges and average rental charges of Mullur / Sarjapur Road with other localities within Bangalore. This information aims to provide you with valuable insights into the real estate market of Mullur.

Locality in Bangalore Price of property

(₹ per sq ft)

Rental Value

(₹ per month)

Haralur Road 5200 – 8300 27,400 – 43,200
HSR Layout 4600 – 7800 23,600 – 36,300
Kasavanahalli 4300 – 6700 19,100 – 30,100
Panathur 5400 – 8000 20,200 – 31,800
Sarjapur 3800 – 7100 17,500 – 28,800
Sarjapur Road 3000 – 7400 21,900 – 35,600

(Source: Assetmonk)

Villa prices in Bangalore have risen by 15-20% compared to pre-pandemic levels, with Whitefield experiencing a remarkable growth rate of 25%. Despite the low inventory, newly launched projects sell out within a year. Compared to the demand for villa properties in Bangalore in 2021, there has been a significant increase of 120% in 2023. Moreover, these properties have witnessed year-on-year capital appreciation of 5.36 per cent – thus proving themselves to be excellent avenues for investment.

This surge in demand is a testament to the city’s thriving real estate sector and the increasing preference for villas and row houses among discerning homebuyers. Overall, the villa & row house market in Bangalore is flourishing – with rising prices, high demand, and attractive capital appreciation rates. Investors and homebuyers alike are drawn to the allure of independent home living in this vibrant city.

Mullur Infrastructure Development

  1. Roads and Transportation Networks

    Several exciting projects and road expansions near Sarjapur Road are on the horizon; and are poised to enhance the connectivity and infrastructure of the area significantly. The 74 km Peripheral Ring Road will increase overall connectivity and alleviate traffic around Mullur. On completion, it will connect Tumakuru Road and Hosur Road via Hesaraghatta Road, Doddaballapur Road, Ballari Road, Hennur-Bagalur Road, Old Madras Road, Hoskote-Anekal Road, and Sarjapur Road.

    Along with NICE Road, which links Tumakuru Road and Hosur Road via the city’s northwestern, western, and southwestern areas, Bangalore will have a 116 km long highway that will help vehicles bypass the city. Plans are in place to enlarge Sarjapur Road and Sarjapur-Attibele Road to improve the traffic flow. The widening of a segment from Varthur to Sarjapur via Gunjur is also expected to decongest these areas. An upcoming subway on the Sarjapur-Harlur Road will alleviate traffic issues and provide easy access to IT clusters.

    These infrastructure developments are crucial for the continued growth of real estate investments. By enhancing connectivity, reducing traffic congestion, and improving access to critical areas, these projects will undoubtedly contribute to Bangalore’s overall development and ensure a smoother and more efficient transportation network. Access to key areas such as Mullur will be enhanced, allowing residents to reach essential destinations conveniently and efficiently. As a result, the city will witness a positive ripple effect across various sectors, fostering growth and ensuring a sustainable and prosperous future for its residents.

  2. Educational and Healthcare Facilities

    Mullur has become a thriving residential and commercial hub, offering its residents a plethora of educational & healthcare facilities and excellent opportunities for investment. Situated in the southeastern part of Bangalore, this vibrant area has several prestigious schools in its vicinity – including the renowned Indus International School, Harvest International School, and Orchids – The International School. These esteemed institutions provide exceptional academic programs and boast state-of-the-art infrastructure and highly qualified faculty members.

    When it comes to healthcare, Mullur leaves no stone unturned in catering to the diverse needs of its community. The locale is home to multiple hospitals and clinics, ensuring residents can access top-notch medical services. Among these, Manipal Hospitals on Sarjapur Road stands out as a leading multi-speciality hospital, equipped with cutting-edge medical technology and staffed by experienced professionals. Furthermore, Sakra World Hospital has also earned a stellar reputation for its comprehensive medical treatments.

    With such reliable educational institutions and top-notch healthcare facilities nearby, residents of Mullur can rest assured knowing they have access to quality education and convenient healthcare services without the need for long commutes. Any real estate investment in this locale is bound to fetch excellent returns in the medium to long term.

  3. Other Civic Amenities in Mullur, Bangalore

    A rapidly developing locality in Southeast Bangalore, Mullur has witnessed remarkable progress in recreational spaces, municipal services, and infrastructure projects. With a burgeoning population and increasing demand for leisure activities, local authorities have undertaken significant initiatives to provide top-notch recreational spaces.

    The region now boasts meticulously maintained parks, state-of-the-art sports complexes, and well-equipped community halls catering to its residents’ diverse interests. There has been a notable enhancement in municipal services, including efficient waste management systems and excellent road maintenance. The local administration’s commitment to sustainable development is evident through its steadfast focus on environmentally friendly practices and provisions for water conservation.

Key Considerations for Real Estate Investors in Mullur, Bangalore

When considering a real estate investment in Mullur, evaluating the future growth prospects is imperative to make well-informed decisions thoroughly. Sarjapur Road has emerged as one of Bangalore’s fastest-growing areas, primarily due to its strategic location and impressive infrastructural development. Many IT & business parks, commercial complexes, and residential projects have been developed in & around this arterial road, indicating a strong potential for property value appreciation.

Outer Ring Road (ORR) has further enhanced connectivity and promoted economic development in & around Sarjapur Road and Mullur. This has attracted more businesses and professionals to these areas, leading to increased demand for housing & commercial spaces and growing real estate investment potential. Additionally, ongoing plans for metro connectivity and improved social infrastructure – including schools, hospitals, and recreational facilities – further solidify Mullur’s potential for substantial growth in the coming years.

Consequently, investing in this rapidly expanding region can offer attractive returns on investment with the potential for long-term value appreciation. By capitalising on the promising growth prospects in Mullur, investors can position themselves for significant financial gains. It is crucial to recognise the immense potential that this area holds, and seize the opportunity to benefit from its future development.

Is it Good to Invest in Mullur, Bangalore?

Investing in Mullur is a prudent decision, considering this region’s remarkable growth and development in recent years. Situated in Southeast Bangalore, Mullur has emerged as a premier real estate destination, attracting substantial investments from domestic and international investors. Renowned for its well-planned infrastructure, the region offers many advantages – including excellent connectivity to IT hubs like ORR, Electronic City, & Whitefield, and numerous multinational corporations.

Mullur boasts many educational institutions, hospitals, shopping malls, and recreational facilities – enhancing its appeal amongst residents and potential tenants. Upcoming infrastructure projects, including the proposed Peripheral Ring Road and metro rail connectivity plans, further amplify the area’s allure. These initiatives are expected to appreciate the value of properties in this area significantly.

Consequently, investing in Mullur presents a golden opportunity to discerning investors with a long-term vision, which will help them get substantial returns on investment in both residential and commercial sectors. With a promising growth trajectory and exciting prospects, Mullur is poised to become a lucrative investment hub for those seeking profitable ventures in the real estate market.

Final Thoughts

A rapidly expanding suburb in the southeastern part of Bangalore, Mullur has emerged as a promising real estate investment destination. Investors are increasingly drawn to this area due to its strategic location that offers convenient access to the IT & startup hubs of ORR, Sarjapur Road, Electronic City, Whitefield, & HSR Layout. The influx of major multinational corporations and tech parks has resulted in a surge of job opportunities, consequently driving up the demand for investments in residential and commercial spaces in this area.

Furthermore, the region enjoys excellent connectivity through major roads such as Outer Ring Road and Hosur Road, facilitating seamless access to other parts of Bangalore. The presence of renowned educational institutions and top-notch healthcare facilities further enhances its appeal as an ideal residential destination for families.

In recent years, real estate prices in Mullur have experienced significant appreciation, making it an attractive choice for investors seeking long-term returns. Ongoing infrastructure projects – including the proposed metro lines and social amenities like shopping malls and recreational centres – further solidify the area’s investment potential and position it for continued growth.

In conclusion, Mullur’s strategic location, thriving job market, excellent connectivity, and access to quality education, healthcare, & leisure options make it an enticing investment opportunity. Mullur has excellent investment potential, and the locale is poised for further growth with the ongoing development of infrastructure and social amenities.


1. Where is Mullur located within Bangalore?

Mullur is located within Southeast Bangalore, on Sarjapur Road. The locale is known for its strategic positioning with proximity to reputed schools, colleges, hospitals, offices, and malls.

2. What makes Mullur an emerging destination for real estate investment?

Mullur is an emerging destination for real estate investment due to its strategic location, infrastructure development, economic growth, and rapidly growing valuation of residential & commercial real estate.

3. How is the infrastructure in Mullur, and what upcoming projects are expected to enhance it?

Infrastructure in Mullur is robust, and it includes road & rail networks and essential amenities. Upcoming projects and expansions are expected to enhance connectivity & civic facilities further, and boost real estate investment.

4. Are there educational and healthcare facilities in Mullur?

Yes, there are educational and healthcare facilities in & around Mullur, enhancing the overall quality of life in the area.

5. What is the current real estate market scenario in Mullur?

The current real estate market in Mullur is experiencing growth, with rapidly increasing property values and demand. Market trends suggest a positive outlook for investors.

6. How accessible is Mullur to central business districts and IT parks in Bangalore?

Mullur is easily accessible from central business districts and IT parks in Bangalore, reducing commute times, making it an attractive location for professionals, and enhancing real estate investment.

7. What types of properties are available in Mullur for investment?

Different types of properties are available in Mullur for investment, i.e. a variety of residential and commercial properties that cater to diverse investor preferences. Options range from apartments, row houses, and villas to office spaces and shopping areas.

8. How can interested investors explore opportunities in Mullur?

Interested investors can explore opportunities in Mullur by engaging with real estate experts, attending property expos, and conducting online research.

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