Most Assetz projects in Bengaluru sit in two areas, and the right one depends on where you work. Choose North Bengaluru if your office is at Manyata Tech Park or Hebbal, or you fly often: the airport is about 35 minutes from Mizu & Ki off Hennur Road. Choose the South-East if you work in Electronic City, on the ORR or along Sarjapur Road: Mizumi Reserve at Kudlu is about a kilometre from the Yellow Line metro, but about 90 minutes from the airport. Prices overlap, so budget rarely decides it.
Look at a map of Assetz projects and the two clusters stand out: the airport corridor in the north, and the Sarjapur and Hosa Road belt in the South-East. They suit different lives.
Assetz North vs South-East at a glance
| North Bengaluru | South-East | |
|---|---|---|
| Localities | Yelahanka, Hennur, Jakkur, Aerospace Park, Devanahalli | Kudlu, Hosa Road, off Sarjapur Road, Sarjapur to Attibele |
| Job anchors | Manyata Tech Park, Hebbal, the airport | Electronic City, ORR tech parks, Sarjapur corridor |
| Formats | Plots, apartments, villaments | Apartments, plots, golf villa plots |
| Lowest entry | Plots from ₹78 lakh*; apartments from ₹1.49 Cr* | Apartments from ₹2.07 Cr* |
| Earliest possession | 2027 (plots); 2028 to 2029 (apartments) | Golf villa plots ready to register; apartments from 2029 |
| Airport | About 35 min from off Hennur Road | About 90 min from Kudlu |
| Metro | No station close to the Hennur projects | Yellow Line about 1 km from Kudlu |
* Developer's starting prices, before stamp duty and registration (about 6.6% more in Karnataka).
North Bengaluru: the airport corridor
Yelahanka, Hennur, Jakkur and Devanahalli. The draw is Kempegowda Airport, Manyata Tech Park and Hebbal, plus some of the city's newest infrastructure. It suits frequent flyers, anyone working at Manyata, and buyers who want plots near the airport.
| Project | Where | Type | Homes | From | Possession |
|---|---|---|---|---|---|
| The Secret Lake | Devanahalli, off IVC Road | Plot | Luxury plots | ₹78 Lakh* | 2027 |
| City of Palms | Devanahalli, off IVC Road | Plot | Luxury plots | ₹1.20 Cr* | 2029 |
| Niwa & Neo | KIADB Hardware Park | Apartment | 3 BHK | ₹1.49 Cr* | 2031 |
| Sora & Saki | Aerospace & IT Park | Apartment | 3 & 4 BHK | ₹2.04 Cr* | 2028 to 29 |
| Miru & Miyo | Yelahanka | Apartment | 3 BHK | ₹2.18 Cr* | 2031 |
| Soho & Sky | Jakkur Main Road | Apartment | 3 BHK | ₹2.62 Cr* | TBA |
| Mizu & Ki | Off Hennur Road | Villament | 4 BHK | ₹2.85 Cr* | 2030 |
| Zen & Sato | Yelahanka | Apartment | 3 & 4 BHK | ₹2.91 Cr* | 2030 |
The north also has the widest spread of formats. The two Devanahalli plot projects, The Secret Lake and City of Palms, start at ₹78 lakh and ₹1.20 Cr. Mizu & Ki is the only villament project in the range: 188 homes of 4 BHK off Hennur Road, 22 minutes from Manyata. Zen & Sato in Yelahanka has the largest apartments, up to 2,955 sq.ft. Our full guide to Assetz projects in North Bangalore covers each one.
South-East: Sarjapur and Hosa Road
Kudlu, Hosa Road and the Sarjapur side. Electronic City, the ORR tech parks and the Yellow Line metro are all within reach, which makes it the practical choice for much of Bengaluru's IT workforce.
| Project | Where | Type | Homes | From | Possession |
|---|---|---|---|---|---|
| Ren & Rei | Off Hosa Road | Apartment | 3 BHK | ₹2.07 Cr* | 2029 |
| Muse & Maison | Off Hosa Road | Apartment | 3 BHK | ₹2.11 Cr* | RERA pending |
| Trees & Tandem | Off Sarjapur Road | Apartment | 3 BHK | ₹2.26 Cr* | 2029 |
| Melodies of Life Apartments | Off Hosa Road | Apartment | 3 BHK | ₹2.38 Cr* | 2030 |
| Mizumi Reserve | Kudlu, off Hosa Road | Apartment | 3 & 4 BHK | ₹2.57 Cr* | 2030 |
| 18 & Oak | Sarjapur, Attibele Road | Plot | Golf villa plots | ₹2.62 Cr* | Ready to register |
| Canvas & Cove | Off Hosur Main Road | Apartment | 4 BHK | ₹2.76 Cr* | TBA |
| Melodies of Life | Off Hosa Road | Plot | Luxury plots | ₹3.07 Cr* | 2026 |
The biggest project here is Mizumi Reservean 80 acre township at Kudlu built around two lakes, with 704 homes in Phase 1 and Hosur Road, the ORR and Sarjapur Road 15 to 20 minutes away. Trees & Tandem off Sarjapur Road stands out for about 90% open space. Muse & Maison is still awaiting RERA registration, so no booking or money should change hands there yet. See Assetz projects on Sarjapur Road for the detail.
What ₹2.5 Cr to ₹3 Cr buys in each
This is the band where the two areas overlap most, so it shows the difference clearly. In the north, ₹2.62 Cr* is the starting point at Soho & Sky on Jakkur Main Road, ₹2.85 Cr* buys into the Mizu & Ki villaments of 3,063 sq.ft. and up, and ₹2.91 Cr* starts Zen & Sato's apartments of 2,150 sq.ft. and up. In the South-East, ₹2.57 Cr* is the all in price of a 1,901 sq.ft. 3 BHK at Mizumi Reserve near the metro, and ₹2.76 Cr* starts the lakeside 4 BHKs at Canvas & Cove, with about 85% open space. Broadly, the north gives more floor for the money; the South-East gives the metro and a shorter run to the big tech parks.
Outside the two clusters
A few Assetz projects sit elsewhere: 22 & Crest at Yeshwanthpur near Orion Mall in the west, 66 & Shibui on Whitefield Main Road and Codename Sublime at Hoskote in the east, and Meru & Meadow on Kanakapura Main Road in the south. If you work in one of those parts of the city, start there instead.
How to decide
- Where do you work? That settles most of it. A cross city commute twice a day costs more than any price difference.
- How often do you fly? If it is monthly, the north saves hours.
- Do you want land? Both areas have plots, but the lowest priced ones are near the airport.
- How soon do you need to move? Possession dates vary more within each area than between them, from 2026 to 2031.
What to check in either area
- The RERA completion date, not the brochure date.
- The unit wise cost sheet, since starting prices leave out floor rise, location charges and stamp duty.
- Your commute at 9am on a weekday, driven once before you book.
- Water supply, especially in the newer parts of both corridors.
To see every project in both areas on one page, sorted by starting price, read every Assetz project in Bengaluru by price.
