Yeshwanthpur-Goraguntepalya Corridor Emerges as Bengaluru’s Fast-Growing IT Hub with TCS, Labcorp & More - Check Property Prices
As the office market expands, Bengaluru is moving away from the traditional IT hub, into well connected areas. The 2-3 km stretch from Yeshwanthpur to Goraguntepalya along the Tumakuru Road is becoming a prominent commercial corridor with the arrival of metro connectivity, NH-75 connectivity and numerous large Grade-A office developments. The 17.52 lakh sq ft TCS lease at Sattva Knowledge Point further demonstrates the scope of the corporate activity in the area.
Why Yeshwanthpur-Goraguntepalya Is Emerging as an Office Corridor
The Yeshwanthpur-Goraguntepalya stretch is gaining attention due to its large Grade-A office developments, established industrial base and strong connectivity. The presence of major occupiers such as TCS, MANN+HUMMEL, Labcorp and Sidvin Core-Tech India is further strengthening its corporate profile.
TCS Leases 17.52 Lakh Sq Ft at Sattva Knowledge Point
One of the biggest corporate transactions in the corridor is TCS’s lease at Sattva Knowledge Point. TCS has leased around 17.52 lakh sq ft across Tower A and Tower B of the project. The five-year lease has a reported rental commitment of nearly ₹975 crore, with monthly rent of around ₹15.37 crore. Located on Tumakuru Road, Sattva Knowledge Point is spread across 9.31 acres and has around 1.72 million sq ft of built-up office space. The large TCS lease makes the development a major corporate anchor for the corridor.
Major Office Developments Along the Corridor
Several large commercial projects are adding Grade-A office space along the Yeshwanthpur-Goraguntepalya stretch. The developments range from offices located close to Yeshwanthpur Metro Station to larger projects along Tumakuru Road and Pipeline Road.
Brigade Twin Towers: Located near Pipeline Road and HMT, the project adds another major office development to the wider corridor. MANN+HUMMEL and Labcorp have together leased around 1.56 lakh sq ft.
Vaishnavi Sapphire Centre: Located on Tumkur Road near Yeshwanthpur Metro Station, the centre is a mixed retail and commercial development with retail outlets and office occupiers. It is also close to Yeshwanthpur Railway Station.
DNR Altitude: Located in Yeshwanthpur Industrial Area, the development offers around 7.6 lakh sq ft of leasable Grade-A office space. The 20-storey commercial project has typical floor plates of around 38,000–40,000 sq ft and is positioned close to metro and other public transport links.
Brigade Deccan Heights: Located on Tumakuru Road, the project has around 4.3 lakh sq ft of development area. Sidvin Core-Tech India has leased around 54,300 sq ft on a 10-year lease.
Sattva Knowledge Point: The project stands out for the scale of its corporate occupancy, with TCS leasing around 17.52 lakh sq ft across its two office towers.
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Connectivity Support Office Growth
The Yeshwanthpur-Goraguntepalya corridor benefits from a combination of metro, road and rail connectivity, which can improve accessibility for companies and employees.
Green Line: Yeshwanthpur and Goraguntepalya are both Green Line metro stations serving the corridor.
Tumakuru Road/NH-75: Provides road connectivity towards Peenya, Tumakuru and northern parts of Bengaluru.
Outer Ring Road: The ORR meets Tumakuru Road at Goraguntepalya, connecting the corridor with major employment and commercial hubs across Bengaluru.
Yeshwanthpur Railway Station: Provides access to suburban and long-distance rail services.
Kempegowda International Airport: Around 30–35 km from Yeshwanthpur by road, providing connectivity for business travel.
Together, these transport links improve employee accessibility and connect the corridor with major industrial, residential and commercial areas across Bengaluru.
Real Estate Impact
The large TCS lease at Sattva Knowledge Point adds to the commercial activity in and around Yeshwanthpur. Nearby residential markets currently have average property prices in the following range:
Yeshwanthpur: Average flat price is around ₹13,350 per sq ft, up 51.7% in the last 3 years and 113.6% in the last 5 years.
Yeshwanthpur Industrial Area: Average flat price is around ₹13,000 per sq ft, up 19.8% in the last 1 year.
Mathikere: Average flat price is around ₹8,950 per sq ft, up 5.3% in the last 1 year.
Jalahalli: Average flat price is around ₹9,250 per sq ft, up 10.8% in the last 1 year and 33.1% in the last 3 years.
Mahalakshmi Layout: Average flat price is around ₹10,000 per sq ft, up 1.5% in the last 3 years.
The growing presence of large corporate occupiers, including TCS, along with improving connectivity could support residential demand and real-estate activity across these surrounding locations.
Potential Impact of the TCS Lease on Property Prices
The 17.52 lakh sq ft TCS lease would strengthen Yeshwanthpur's status as a workplace destination, and add to demand for local housing and rental properties. A higher number of office workers may lead to a surge in demand for housing in areas where there is good connectivity like Yeshwanthpur, Mathikere and Jalahalli. This may help residential demand and property values, in the longer term, if office activity continues to grow. The actual impact, however, will also be dependent on housing supply, rental demand and overall market conditions in Bengaluru.