Buying property on State Highway 35 near Sarjapur main road.

Real estate market is in bull run which started in 2018/19. Typically bull run in RE markets lasts for 4-7 yrs and we are in almost fag end of it. I feel that easy money and high salaries will stagnate in 2024-2026 (specifically in metros) which will ultimately result in consolidation in RE market too.
The boom was due to lack of launched in covid period and sudden boom post that. Now there is sudden boom in launches but these will get delivered in 2028-30.
IMO lot of people will get into debt trap due to high purchase price. This happened in 2012-2015 period also. Look at projects launched in 2014 (GM Infinite 100%life, LGCL new life etc) which are stalled. RERA will help but not too much.
3bhk above 1.3cr seems irrational. Builders like Total environment offers some unique designs but charge a bomb.

I may be qualified to answer this as I have a property in the biggest society in this stretch.

Buy only if you want to live in it but not for renting out. For investment purpose, I'd recommend Bangalore north.

Buy:

1. Near to ORR and many other IT parks (Sarjapur Rd, Whitefield, now 2 new IT parks from Prestige coming up). 30-1 hr distance to all major business centers. However, I purchased a Royal Enfield to go to the office - 30 mins to Bellandur

2. Near all the school brands (10+). This is the major attraction. All those who rented in our society is because they don't want their children to spent 2 hrs a day on bus. Hence they don't mind paying few 1000s extra to live in our society which is 30 mins distance.

No buy:

1. Tier 1 developers are selling at Rs.10500/sqft . So 3 bhk basic is above 1.6 crores easily n a lot more of you consider more cherry toppings. So for investment purposes, it doesn't make sense. Rent for 3 bhk is 60-65k/month.

2. The road is not good (yet). They are planning a flyover till Varthur lake. Varthur market is a bottle neck.

3. Not tier1 Developers have some compromises here n there in terms of construction quality or maintenance.

4. No Cauvery water in this area.

5. No metro connectivity so far. Nearest is Hope farm circle

I understand that it's a good area. Lot of villa societies in the vicinity. Heard that the metro is also announced till sarjapur. With the sky high property rentals on sarjapur road, the locality is promising.

However, the decision to buy has many other factors like exact location, developer, buying price, commercial vs residential, etc.

The real estate sector is thriving near Sarjapur Road, Bangalore. From IT hubs to accessing schools and hospitals, Sarajpur has opened up luxury living opportunities for Bangaloreans. If you’re considering buying a property in Sarjapur, it’s a good decision. You can rent your place out for others and earn from your property or you can invest in a villa for your accommodation also. The villas in Sarjapur Road are seen as a long-term investment as compared to apartments. You will get ample parking space if you own a villa in this region. Furthermore, living on Sarjapur Road will offer you accessibility to the upscale areas of Bangalore including Marathalli, Whitefield, HSR layout, Indiranagar and Koramangala.