BANGALORE: When elevated corridors were first planned for the city, the aim was to seamlessly connect the city center with far-flung localities. However, as a direct result of such upgradation of connectivity, the areas around these elevated roads are benefitting from better social infrastructure, and a further proliferation in commercial and residential options in the vicinity.
Hosur Road elevated expressway
The first elevated highway to come to town, the Hosur Road expressway, speeded up the already fast-mushrooming residential options in the south.
Dr Samantak Das, Chief Economist, Director – Research and Advisory Services, Knight Frank India, outlines the metamorphosis this region has undergone. “Prior to the Hosur Road elevated toll road, negotiating the stretch between Silk Board Junction and Electronics City was extremely tedious. This was because Hosur Road had, and still has, the highest vehicular density in Bangalore – one of the reasons being it leads to the IT/ITeS hub of Electronics City. Also, it is the only road that connects the city to the southern part of India and is a common stretch for both the northsouth corridor and the Golden Quadrilateral. As a result of this signal-free access-controlled project, you can now circumvent the ground-level traffic congestion in around 10 minutes instead of over an hour during peak hours, despite the 80 kmph speed restriction. Thus, the elevated road project promoted the concept of ‘start late, reach early’ from workplace to residence.”
Connectivity to the various offices in Electronics City as well as residential areas has improved due to this project. Moreover, the Hosur micromarket has witnessed growth of large-scale residential and integrated township projects.
Shrinivas Rao, CEO – Asia Pacific, Vestian Global Workplace Services, adds, “Residential areas along Hosur Road have benefitted due to this project. This micro-market is one of the most active regions of Bangalore for residential projects in the budget category. These residential enclaves are mainly around the Chandapura-Anekal region, while a few locations have projects in the mid-segment and luxury categories too. Adjoining localities such as BTM Layout and Madivala have also witnessed residential growth due to the improved connectivity to Electronic city. This project has comprehensively improved connectivity from the Central Business District areas, peripheral areas and Bangalore’s major IT zone – Whitefield, with Electronics City Phase I and II.”
Localities connected, benefits
According to Dr Das, the residential locations that have benefited from this project include Bommanahalli, Begur Road, Electronics City Phase I as well as the tangential Haralur Road and Hosa Road. Decongestion of the roadway is the main advantage for residential catchments.
Rao explains, “Among others, residents of this locality have productively benefitted from the development of the NICE Ring Road – connecting the two major arterial corridors of Bangalore – Hosur Road and Tumkur Road. The proposed Bangalore Metro Rail Phase II connecting Nelamangala, BTM Layout and Bommasandra, once operational, will impact growth in the region positively.”
Research by Knight Frank indicates that the capital appreciation envisaged in this region is around 8-10 percent per annum.