The Investment Thesis

North Bengaluru:
The next Whitefield.
Only better.

Whitefield built its future on demand. Infrastructure tried to catch up — and never quite did. North Bengaluru is doing it in reverse.

Investor Information
The Whitefield Story

Those who understood
built extraordinary wealth.

Twenty years ago, Whitefield was a quiet suburb at the edge of Bengaluru. Nobody called it a destination. Then the tech companies arrived. Then the apartments. Then the roads tried to catch up — and never quite did.

But in those early years — before the traffic, before the prices — those who understood what was coming built extraordinary wealth. Whitefield land appreciated 18x in 15 years.

"If you had invested in Whitefield in 2005, what would you do differently today?"

The North Bengaluru Answer

Infrastructure first.
Density second.

North Bengaluru is building its future on infrastructure — not demand. The projects that would have transformed Whitefield are being built in North Bengaluru, right now, before the residents arrive.

This is not a plan. This is a construction site. And ONEX is positioned here, at acquisition stage, before the corridor is priced for what it is becoming.

18xWhitefield appreciation
2005–2020
30–45%North BLR below
Whitefield prices today
Infrastructure Being Built Now

This is not a plan.
This is a construction site.

Metro rail construction North Bengaluru
KIAL Terminal 2 Bangalore airport
Peripheral Ring Road infrastructure
Aerospace SEZ industrial development Bangalore
Namma Metro Phase 3

Hebbal to KIAL

38 km · 13 stations. Connects North BLR to MG Road in under 35 minutes. Under construction 2024–2027.

Peripheral Ring Road

65 km Outer Ring

Connects all radial corridors. Reduces CBD commute by up to 40 minutes. Tender awarded. Phase 1: 2027.

KIAL Terminal 2

Operational Since 2024

25 million additional passenger capacity. Transforms the airport zone into a full aerotropolis district.

Aerospace & Defence SEZ

847 Acres · 80,000 Jobs

HAL, Safran, DRDO, 60+ Tier-1 suppliers. 80,000 direct jobs projected by 2030. SEZ Phase 1 operational.

The Numbers

Let the numbers
speak.

Parameter Whitefield Today North Bengaluru Now
Property Price (Apt)₹13,000–₹17,000 / sqft₹7,000–₹10,000 / sqft ← Entry window
Appreciation RunwayMature — limited upsideEarly stage — maximum runway
Road InfrastructureSeverely congestedWide corridors · PRR under build
Metro ConnectivityOperational (overloaded)Under construction · 2027 delivery
Airport Access45–90 min (traffic dependent)20 min direct on KIAL corridor
Job Creation PipelineEstablished — slowingAerospace SEZ: 80,000 jobs by 2030
Land AvailabilityNear zero — fully built outSignificant — still greenfield zones
Rental Yield3.5–4.5% (compressed)4.5–6% (early-stage premium)

Whitefield was built for the last decade. North Bengaluru is being built for the next one.

ONEX · North Bengaluru · 2025

Today, North Bengaluru
is that suburb.

The metro is being built. The ring road is being built. The airport is already here. The jobs are arriving. The only question is the same one it always was.

Will you be early — or will you watch from the outside?

Investor Information Nandi Hills Development