Bellandur is the stretch of the Outer Ring Road between HSR Layout and Devarabisanahalli, where some of Bangalore’s biggest tech parks face the city’s largest lake. It’s inside the old BBMP limits, it’s full of office jobs, and it has real problems with traffic, water and a badly polluted lake. This guide covers where Bellandur Bangalore actually is, who works there, what the Blue Line metro will change, and what to check before you buy.

Short on time? Read the lake section first.

Where Bellandur Is

Bellandur sits in south-east Bangalore. HSR Layout is to the west and Devarabisanahalli to the east. Sarjapur Road forms the southern edge, and Bellandur Lake the northern one. The Outer Ring Road cuts through the middle, which is why the area works as a link between east and south Bangalore.

The ward is bigger. Wikipedia lists it as BBMP ward 150, covering 26.37 sq km. It takes in Haralur, Kaikondrahalli, Junnasandra, Doddakannelli, Kasavanahalli, Ambalipura, Bhoganahalli, Kadubeesanahalli, Challaghatta and Belur Nagasandra, among others. So a project “in Bellandur” could be on either side of the lake.

Growth has been fast: the ward’s population rose 290.6% between 2001 and 2011. Roads, drains and water haven’t kept up.

Who Works in Bellandur

This is the main reason people buy here. The suburb sits on one of the city’s densest office corridors, with several special economic zones.

RMZ Ecospace, RMZ Ecoworld and Embassy Tech Village are all in and around the suburb. Wikipedia names offices of KPMG, SAP Labs, AT&T, Cisco, Intel, Wipro and Microsoft.

Sobha, the developer, once estimated that 80% of apartments in Bellandur Bangalore are bought by IT employees. That tells you who you’re selling or renting to later.

• Short commute: the ORR tech parks here and in Devarabisanahalli and Kadubeesanahalli
• Manageable: HSR Layout, Sarjapur Road, Marathahalli
• Longer: Whitefield, about 12 to 15 km, and Electronic City, about 15 to 18 km

Those distances are Wikipedia’s. On the ORR, distance and time aren’t the same thing.

Bellandur Lake: The Honest Part

Bellandur Lake is the largest lake in Bengaluru. It drains a catchment of about 148 sq km in the south and south-east of the city, and its water flows east into Varthur Lake.

From the 1980s, the chain of tanks that fed the lake broke up, untreated sewage and industrial waste flowed in, and the land around it was used to dump rubbish. It’s been in court for years since.

Wikipedia also lists the other problems plainly: water shortage, heavy traffic and poor drainage. The city has drilled borewells here to cope. Our Varthur Lake buyer’s guide covers the next lake downstream.

Bellandur Metro: The Blue Line

The Blue Line is being built along the Outer Ring Road. Its Phase 2A section runs from Central Silk Board to KR Puram, through HSR Layout, Agara, Bellandur, Kadubeesanahalli, Marathahalli, Doddanekundi and Mahadevapura.

The station here carries a sponsor’s name, Prestige Bellanduru.

When will it open? Phase 2A was approved in 2017 and 2021, and building started soon after. Wikipedia currently gives two opening dates for it, March 2027 and December 2027. Plan around the later one.

Once it runs, the line should help most with trips along the ORR, to Silk Board on one side and Marathahalli and KR Puram on the other. Our post on the Sarjapur Road metro line covers the other planned line to the south.

Schools and Daily Life

Wikipedia lists these schools in the area. We haven’t checked distances, so measure from the project you’re looking at.

The ward’s 43 parks add up to only about 0.1 sq km, by 2015 figures. Open space is scarce.

Apartments in Bellandur: Prices and New Launches

Old figures first. Wikipedia puts the average apartment here at ₹6,718 a sq ft in 2022, up from ₹5,500 in 2015. That’s four years out of date, so use it only as history. Land close to the ORR has always cost more than land further from it.

For today’s numbers, look at new launches. Puravankara’s August 2026 investor deck lists a 0.44 million sq ft project called Bellandur, on land it owns, for launch in January to March 2027. No RERA number, name or price yet. Our Puravankara Bellandur price guide sets out what Puravankara is charging elsewhere in 2026.

For what’s already registered, our list of new projects in Bellandur has every 2026 RERA approval in the area, with dates.

Costs Inside BBMP

The area is inside the old BBMP limits, so the stamp duty surcharge is 2% of the duty, not the 3% charged further out. On an under-construction apartment, government charges per ₹1 Cr of agreement value come to ₹12.6 lakh.

Registration doubled from 1% to 2% on 31 August 2025. A home loan covers none of these. Our guide to stamp duty and registration charges in Bangalore has the full working.

What to Check Before You Buy

• Water. Ask whether the project has a piped connection or depends on borewells, and get the answer in writing.
• Which side of the lake and the ORR. It decides your commute, your view and your drainage.
• The ORR at peak hours. Drive it at 9am on a weekday, not on a Sunday site visit.
• The survey number. Match it on the RERA certificate and your agreement.

Check every registration yourself on the Karnataka RERA portal.

Who Bellandur Suits

People who work on the ORR. Living close to the tech parks is the whole point.

Buyers who want to stay inside the city. It’s inside the old BBMP limits, with schools and shops already built, unlike the new suburbs further out.

Here’s the downside. If you want clean air by the water, quiet roads and a dependable water supply, this is a hard sell, and a new building doesn’t fix any of that. Compare it with Varthur, further east, before you decide.

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