Namaskāra Property Nerds! 👋

This week: Puravankara bought 53.5 acres from Infosys in Attibele for ₹250 Cr (₹4,800 Cr project potential!), Bangalore Metro expanding from 96 km to 175 km by Dec 2027, India's first Vande Bharat sleeper train is 100% Bangalore-made (BEML), and 5 new elevated corridors are getting bids. Plus, the year ends with a bang—clear metro timelines finally locked.

But first, this week's Bangalore reality check:

📊 TLDR (Too Long, Dreaming of Attibele Appreciation)

• 🏗️ Infosys → Puravankara: 53.5 acres, ₹250 Cr (₹4,800 Cr GDV!)

• 🚇 Metro expansion: 96 km → 175 km by Dec 2027 (clear timelines!)

• 🚂 Vande Bharat sleeper: 100% made in Bangalore by BEML

• 🛣️ Elevated corridors: 5 projects, bids opening soon (BSIL)

• 📈 Yellow Line impact: 1 lakh daily passengers, 30% congestion drop

• 📅 Feb launches: Puravankara Codename Bliss, Godrej Yelahanka

🏗️ The ₹250 Cr Land Deal That Changes Attibele

The Transaction:

• Seller: Infosys

• Buyer: Puravankara Limited

• Land: 53.5 acres, Attibele Hobli, Anekal Taluk

• Price: ₹250 crore

• Announced: December 23, 2025

The Numbers:

• Saleable area: 6.4 million sq ft

• Gross Development Value (GDV): ₹4,800 crore

• Puravankara's total developable area (2025): 12.7 million sq ft

Why It's Massive:

1. Location Attibele is on the Bangalore-Tamil Nadu border. Think:

• Hosur proximity (industrial belt)

• Proposed Hosur International Airport nearby

• Bangalore-Chennai Expressway access

• Border town advantages (pricing arbitrage)

2. Price Per Acre ₹250 Cr ÷ 53.5 acres = ₹4.67 Cr/acre

Compare:

• North Bangalore: ₹6-10 Cr/acre

• East Bangalore (prime): ₹8-12 Cr/acre

• Attibele: ₹4.67 Cr/acre

The Play: Buy cheaper peripheral land, build 6.4M sq ft, sell at ₹4,800 Cr GDV.

3. The Controversy Some questioned if Infosys sold government-allotted land. Infosys clarified: private purchase, not KIADB/government land. Former board member Mohandas Pai confirmed.

Real Estate Impact:

• Attibele gets institutional validation (Puravankara = serious builder)

• ₹4,800 Cr project = job creation, infrastructure push

• Properties within 5 km radius = appreciation catalyst

Fun Fact: Puravankara's 2025 total land bank now at 12.7 million sq ft. They're building an empire.

🚇 Metro Math: 96 km to 175 km (Clear Timeline!)

Current Status:

• Operational: 96 km

• By Dec 2026: 137.11 km

• By Dec 2027: 175.55 km

What's Opening When:

Yellow Line Success:

• Daily passengers: 1 lakh

• Congestion reduction: 30%

• Current frequency: 12 minutes (improved from 25 min in August)

The Big Picture: By end of 2027, Bangalore will have 175+ km metro network. That's:

• Delhi: 393 km (for comparison)

• Mumbai: 254 km

• Bangalore: 175 km (closing the gap!)

Real Estate Translation: Every new metro station = 1 km radius appreciation. 79 km of new track by 2027 = hundreds of properties entering "metro corridor premium" zone.

🚂 Vande Bharat Sleeper: Made in Bangalore Pride

The Achievement: India's first semi-high-speed sleeper train, 100% manufactured in Bangalore by BEML (Bharat Earth Movers Limited).

Specs:

• Speed: 180 km/h

• Configuration: 16 coaches (1 AC First, 4 AC 2-Tier, 11 AC 3-Tier)

• Features: USB charging, security cameras, modular pantries, special differently-abled facilities, hot water showers in 1st AC

Launch Timeline:

• Prototype unveiled: December 2025 (Railway Minister Ashwini Vaishnaw flagged off)

• Commercial operations: December 2025 (first route)

• Full rollout: 2026

Why Bangalore Should Care: BEML is based in Bangalore. When India's premier trains are manufactured here, it's:

1. Job creation (engineering, manufacturing, maintenance)

2. Brand building (Bangalore = tech + manufacturing hub)

3. Real estate signal (industrial belts around BEML facilities appreciate)

Reality Check: While metros get headlines, remember Bangalore is also a manufacturing powerhouse. Pink Line driverless metro? BEML. Vande Bharat sleeper? BEML. Both Bangalore-made.

🛣️ 5 Elevated Corridors: Bids Opening

The Plan: Bangalore Smart Infrastructure Limited (BSIL) planning 5 major elevated corridors to combat congestion.

Key Routes:

1. Nagavara → Hebbal

2. Silk Board → ORR

3. Old Madras Road → E-City via Silk Board (10.8 km)

4. Additional corridors (details TBA)

Status: Bids expected soon. DPRs prepared.

Timeline Reality: DPR to construction = 2-3 years minimum. But once bids are finalized, land along these corridors adjusts FAST.

📅 Launch Calendar

January 2026:

• Godrej Hoskote

• Sobha Scarlet

February 2026:

• Puravankara Codename Bliss

• Godrej Yelahanka

🏗️ RERA WATCH

Preparing (6-12 months)

• Sattva Hamlet

• Godrej Yelahanka

Submitted (Processing)

• Prestige Evergreen (Raintree Phase 2)

• Birla Trimaya Phase 4

• Sobha Scarlet

• Puravankara Codename Flow

• Prestige City 2.0 Sarjapur

• Godrej Hoskote

Newly Approved

• None this week

💡OUR TAKE

Key Insights:

1. Infosys-Puravankara deal: Attibele getting ₹4,800 Cr validation, border town play heating up

2. 175 km metro by 2027: Clear timelines = investable corridors (finally!)

3. BEML Bangalore: Manufacturing hub story often underrated in real estate analysis

4. Elevated corridors: DPR stage, but 5 projects = serious infrastructure commitment

Smart Money Moves:

Immediate: Attibele corridor (5 km radius of Puravankara land) Short-term: Feb 2026 launches (Puravankara Bliss, Godrej Yelahanka) Medium-term: Metro stations opening May-Dec 2026 (1 km radius) Long-term: Blue Line ORR corridor (Silk Board-KR Puram, Dec 2026)

The Attibele Math:

• Puravankara paid ₹4.67 Cr/acre

• Building ₹4,800 Cr GDV project

• Reverse math: ~₹750/sq ft land cost for 6.4M sq ft

• Selling at ₹4,800 Cr = ~₹7,500/sq ft average (10x markup)

• Current Attibele residential: ₹4,500-6,500/sq ft

• Post-Puravankara entry: Expect ₹6,000-8,000/sq ft

Risk Factors:

• Attibele infrastructure lags (Expressway yes, local roads no)

• Metro timelines (2027 is 2 years away, slippages possible)

• Elevated corridors (DPR stage = 3+ years to completion)

• Puravankara project (RERA approval + 4-5 year construction)

🚨 WEEK AHEAD WATCH

• New Year launches (Jan 2026 announcements incoming)

• Elevated corridor bid results

• Metro Phase 3 tenders (100 km network!)

• Puravankara Attibele project details (config, pricing, timeline)

🎊 YEAR-END WRAP

The Year Bangalore Real Estate Stopped Being a Bet and Became an Infrastructure Story:

2025 was the year waiting didn't pay. RBI delivered 125 bps of cuts (6.5% → 5.25%), Yellow Line went from concept to carrying 1 lakh daily passengers with 30% congestion drop, Embassy validated North Bangalore with ₹10,300 Cr, Infosys-Puravankara proved even Attibele can command ₹4,800 Cr GDV, Cabinet approved ₹2,522 Cr in tunnels and elevated corridors, Pink Line's driverless trains arrived (not just announced—physically arrived), and BEML reminded everyone Bangalore makes trains, not just writes code.

The Biggest Lesson?

The people who said "wait for corrections" in January missed Yellow Line properties appreciating 15-20%, North Bangalore land jumping 25-30%, and home loan rates hitting generational lows.

2026's Question:

Will infrastructure keep pace with prices, or will we get world-class EMIs with third-world commutes?

2025 By The Numbers:

• Interest rates: 6.5% → 5.25% (₹9L lifetime savings on ₹50L loan)

• Metro network: 96 km → 175 km timeline locked (finally!)

• Major land deals: Embassy ₹10,300 Cr (North), Infosys-Puravankara ₹250 Cr (Attibele)

• Infrastructure approvals: ₹2,215 Cr Hebbal tunnel, ₹307 Cr ORR upgrade, ₹380 Cr Yeshwantpur

• Metro milestones: Yellow Line (Aug), Pink Line driverless prototype (Dec)

Manufacturing pride: Vande Bharat sleeper trains 100% Bangalore-made

That's all for this week, property nerds!

Happy New Year 2026! May your EMIs be low and your property values high.

Stay strategically savvy, The Property Pulse Team

Want More? 📧 getpropertypulse.com | 🤖 proppulse.ai

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