Bengaluru’s Housing Landscape Is Changing
The way Bengaluru buys homes is evolving. What was once a market dominated by high-rise apartments is now seeing a strong comeback of low-density, premium row houses.
The recent announcement that Shriram Properties will develop a ₹600 crore row-housing project in North Bengaluru’s Yelahanka corridor marks more than just another launch; it’s a signal of a wider shift in how developers and buyers are thinking about urban living in India’s tech capital.

Let us break down:
• Why row houses are resurging in Bengaluru?
• How they compare with apartments across key buyer factors?
• What pricing, supply, and location data tell us?
• And what homebuyers and investors can expect from 2025 to 2030?

The trigger: A ₹600 crore vote of confidence in row housing
When a major listed developer like Shriram Properties commits ₹600 crore to a 7-acre premium row-housing project in Yelahanka, it reflects confidence in a growing market segment.
This is not an isolated trend. Bengaluru’s north corridor, including Yelahanka,Jakkur, and Hennur,has emerged as a hotspot for premium housing. The region is now home to several large projects by established brands, drawn by its infrastructure and proximity to Kempegowda International Airport. According to market reports, North Bengaluru commanded a 30 to 35% share of new residential launches in 2025, and average property prices have appreciated by nearly 12 to 14% year-on-year.
This strong momentum, coupled with rising demand for larger, private spaces, has encouraged developers to revisit row houses as an alternative to crowded apartment blocks.

1. What are row houses and why are they back in demand?
Row houses, also known as townhouses, combine the comfort of an independent home with the security and convenience of a gated community. Typically, they are ground + 1 or +2 floor homes that share side walls but have private entrances, small gardens, and designated parking spaces.

1.1 Buyers are rediscovering their appeal because of:
• Privacy and space: Post-pandemic, buyers prefer homes with open terraces, extra rooms, or home offices.
• Land ownership component: Unlike apartments, row houses often include partial or full ownership of the plot.
• Low population density: Gated row-housing clusters usually have fewer families, enhancing exclusivity.
• Lifestyle quotient: Row houses provide the feel of a villa without the steep price tag or upkeep of standalone plots.
In short, row houses fill the aspirational gap between an apartment and a villa, a segment that’s growing as Bengaluru’s upper-middle-class buyer base expands.

2. Apartments: The urban classic still dominates
Bengaluru’s skyline, dotted with glass towers and high-rises, has been shaped by the apartment revolution. And for good reason: apartments offer convenience, community living, and affordability. Typical high-rise developments come with clubhouses, swimming pools, gyms, co-working spaces, and even creches, features that attract young professionals and nuclear families.

2.1 Apartments still win on:
• Liquidity: Easier to rent or sell because of higher market depth.
• Affordability: Lower ticket size compared to row houses.
• Maintenance: Centralized management by builder or housing association.
• Location: More supply closer to IT corridors and city centres.
However, saturation in the apartment segment and rising density have prompted many buyers to seek quieter, more private formats, creating an opening for row houses to return.

3. Price comparison: How Bengaluru’s housing formats stack up in 2025?
To understand the economics, let’s look at average price trends (per sq. ft.) between 2022 to 2025:

Fig 1. Average price comparison between Yelahanka & rest of Bengaluru

The premium pricing in Yelahanka and other northern clusters reflects both demand and supply shifts. Buyers are willing to pay more for:
• Larger carpet areas (typically 1,600 to 2,500 sq. ft.)
• Limited unit density (often under 150 units per gated project)
• Developer branding and modern architecture

3.1 Cost snapshot:
• Mid-range apartment (2BHK, 1,200 sq. ft.): ₹1.0 to 1.2 crore
• Premium row house (3BHK, 1,800 sq. ft. built-up): ₹1.6 to 2.2 crore
Though pricier, the perceived lifestyle upgrade and land share component make row houses increasingly attractive to upwardly mobile buyers.

4. Buyer psychology: Why are Bengaluru’s professionals upgrading?
Bengaluru’s affluent, tech-savvy workforce, especially in sectors like IT, aerospace, and fintech, is driving the demand for premium, privacy-focused homes.

4.1 Three buyer trends stand out in 2025:
• Hybrid work lifestyles: Professionals need more room for home offices and outdoor spaces.
• Long-term residency: Unlike Mumbai or Delhi, many Bengaluru residents are end-users planning to stay, they prefer assets that feel like “forever homes.”
• Security + space: Row houses inside gated communities offer both safety and breathing room.
This explains why the share of premium and luxury housing in Bengaluru’s residential sales mix has grown from 15% in 2020 to nearly 28% in 2025

5. The developer shift: From high-density towers to premium clusters
For developers, row houses offer a new margin opportunity. High-rise towers face escalating construction and compliance costs. In contrast, low-rise row-house clusters are faster to build, face lower density norms, and attract a more stable buyer segment.

Shriram Properties isn’t alone in this strategy. Other brands like Puravankara, Prestige, Sobha, and Adarsh Developers are experimenting with townhouse and villa-style formats in North and East Bengaluru.

What’s common among them:
• Focus on premium customers
• Use of joint development models (JDAs) to optimize land
• Projects that promise exclusivity and open space rather than just vertical growth
This pivot underlines a long-term market realignment, one that’s likely to define Bengaluru’s housing character for the next decade.

6. Comparing returns: Row houses Vs. apartments as investments

6.1 Capital Appreciation (2020-2025 trend)
• Apartments in Bengaluru have appreciated ~8 to 10% annually in prime corridors.
• Row houses in branded communities have clocked ~10 to 12% annual appreciation, mainly due to limited supply.

6.2 Rental Yields (2025 averages)
• Apartments: 3.2 to 3.8% (steady and predictable)
• Row houses: 2.8 to 3.2% (lower yield, but higher resale potential)

What does this mean?
Apartments remain the go-to for rental income seekers, while row houses are better for end-use buyers or long-term investors looking at appreciation and lifestyle value.

7. Maintenance, community, and long-term costs

Fig 2. Comparison between apartments & row houses

For buyers seeking predictable maintenance and more social living, apartments make sense. For those valuing autonomy, quieter surroundings, and larger living spaces, row houses are the natural choice.

8. Micro-market focus: Why Yelahanka leads the charge?
Yelahanka has quietly transformed from a suburban outpost to a premium residential hub.

8.1 Key factors driving its rise:
• Proximity to Kempegowda International Airport (30 minutes away)
• Connectivity via NH-44 and the upcoming Peripheral Ring Road
• Presence of top schools, hospitals, and tech parks (Canadian International School, Kirloskar Tech Park)
• Emergence of planned row-housing communities like Shriram, Purva Tivoli Hills, and Prestige Park Grove clusters
With land availability and improving social infrastructure, Yelahanka offers the ideal canvas for low-rise luxury formats.

9. Risks and Buyer Checklist
Before you finalize between a row house and apartment, review this checklist:
• Developer credibility: Stick to reputed, RERA-registered brands.
• Legal due diligence: Check land title, encumbrance certificate, and layout approvals.
• Infrastructure readiness: Ensure good road access and water availability.
• Maintenance model: Clarify monthly and corpus charges upfront.
• Resale visibility: Research resale trends within that micro-market.
• Possession timelines: Especially critical in Joint Development Agreement (JDA) projects like Shriram’s Yelahanka venture.

10. Outlook 2025 to 2030: The future of Bengaluru’s residential mix
Bengaluru’s real estate market continues to evolve on the back of job creation, infrastructure expansion, and lifestyle upgradation.

10.1 Trends shaping the next 5 years:
• Hybrid housing models: Developers may combine apartments, duplexes, and row houses within one gated layout.
• North Bengaluru dominance: Areas around Yelahanka, Bagalur, and Devanahalli will drive new premium launches.
• Sustained price growth: Industry surveys project 6 to 8% annual price appreciation through 2030.
• Buyer upgradation: A larger share of buyers will move from apartments to row houses as incomes rise.
In short, Bengaluru’s housing story is entering a diversified growth phase, where both apartments and row houses will coexist catering to distinct lifestyles and price points.

10.2 The Verdict: Which format wins in 2025?


Bottom line is if you’re an end-user or a family planning long-term residence, a row house offers unmatched space, privacy, and potential appreciation.
If you’re an investor or first-time buyer, apartments still offer better liquidity and stable rental yields.

Bengaluru’s residential future is more diverse than ever
The ₹600 crore Shriram Properties row-housing project in Yelahanka is not just another development, it’s a sign of changing aspirations. As Bengaluru matures into a multi-core city with strong infrastructure and premium demand, low-rise luxury living formats will gain traction. Apartments will continue to dominate in numbers, but row houses will define the next phase of premium living.
For buyers, the key is alignment, choose what matches your lifestyle, liquidity needs, and investment horizon.
Either way, Bengaluru remains India’s most resilient and future-ready residential market.

Source: JLL Primary Research | HT Article | Online Portal Data Points | IPC Reports

Author & Editor: Sumedha Das