Bangalore
The real estate landscape around HAL Old Airport Road presents a dynamic mix of established residential zones and high-growth micro-markets. Investors and homebuyers are navigating a region where proximity to major IT corridors heavily dictates property valuation and rental demand. While some areas like Munnekollal have seen a sharp surge in property values, others maintain stable growth, creating opportunities for different buyer profiles. Rental activity remains robust across the board, with high-demand pockets like Marathahalli ORR seeing significant year-on-year rental growth as the area continues to attract a steady influx of working professionals.
As of June 2026, the average asking price in HAL Old Airport Road stands at ₹10,300 per sq ft. This rate has remained stable with a change percentage of 0% over the observed period, indicating a balanced market environment for residential apartments in this locality.
The micromarket rates in HAL Old Airport Road have shown a fluctuating trajectory, moving from ₹12,300 per sq ft in September 2025 to ₹13,950 per sq ft in December 2025, followed by a dip to ₹13,450 per sq ft in March 2026, and finally reaching ₹13,800 per sq ft as of June 2026. This volatility reflects shifting demand and supply dynamics within the broader region over the past four quarters.
Property prices in the vicinity of HAL Old Airport Road vary significantly, with Marathahalli ORR commanding the highest rate at ₹19,000 per sq ft, which has appreciated by 2.45% from the previous period. Conversely, more affordable options are available in areas like Malleshpalya, where the average asking price is ₹6,800 per sq ft, though this area has seen a depreciation of 14.64% over the same timeframe. Other notable areas include Bellandurhoods include Bellandur at ₹15,600 per sq ft, which experienced a 10.38% depreciation, and Munnekollal at ₹12,950 per sq ft, which saw a significant appreciation of 58.37%.
As of June 2026, Munnekollal has witnessed the most substantial growth, with its average asking price of ₹12,950 per sq ft appreciating by 58.37% compared to the previous period. In contrast, Malleshpalya has experienced the sharpest decline, with rates falling to ₹6,800 per sq ft, representing a depreciation of 14.64%. These shifts highlight how localized demand and infrastructure developments can create vastly different investment outcomes in neighbourhoods surrounding HAL Old Airport Road.
Rental rates across the neighbourhoods surrounding HAL Old Airport Road are generally consistent, with many areas like Marathahalli, Kadubeesanahalli, and Doddanekundi averaging ₹50 per sq ft as of June 2026. Marathahalli ORR stands out as a premium rental pocket with an average rate of ₹100 per sq ft, which has seen a significant appreciation of 65.38% compared to the previous period. Other areas like Yemalur also show strong rental growth, with rates at ₹50 per sq ft reflecting a 23.53% appreciation.
Rental rates near HAL Old Airport Road demonstrate a clear premium for high-demand corridors like Marathahalli ORR, which commands ₹100 per sq ft, up 65.38% from the prior period. Most other surrounding areas, including Jeevan Bima Nagar and Murugesh Palya, maintain a stable rental rate of ₹50 per sq ft. While most areas have seen modest growth, some locations like GM Palya have experienced a rental depreciation of 6.9%, settling at ₹50 per sq ft, suggesting that rental demand is highly sensitive to specific proximity to employment hubs and transport connectivity.
