Contents
Undertaking i
Certificate iii
Acknowledgments v
Abstract vii
Table of contents ix
List of figures xiii
List of tables xviii
1 Positioning The Directed Research Project (DRP) 1
2 Introduction 3
2.1 Background of Research 3
2.2 Problem Statement 4
2.3 Aim of the Research 5
2.4 Objectives 5
2.5 Methodology 5
2.5.1 Research Design 6
2.5.2 Scope of Work 7
2.5.3 Research Timeline 8
2.5.4 Limitations of the work 9
3 Literature review 11
3.1 Urbanization 11
3.2 City Profile 11
3.2.1 Introduction of Bangalore 11
3.2.2 History and Evolution 12
3.2.3 Geography and Environment 12
3.2.4 Administrative Jurisdiction 13
3.2.5 Demography 15
3.2.6 Economy 17
3.2.7 Spatial Growth 18
3.2.8 Connectivity and Infrastructure 20
3.2.9 Housing Scenario 23
3.2.10 Real Estate 23
3.2.11 Micro-Markets 26
4 Identifying the Growth Drivers of Bengaluru Development 27
4.1 Decoding the Master Plan 2015 of Bangalore 27
4.2 Decoding Draft Master Plan 2031 29
4.3 State Policies and Initiatives supporting Growth and Economic Development 32
5 Identification of Micro - Markets 35
5.1 Methodology to Identify Parameters 35
5.2 Study Area Delineation 46
5.2.1 Methodology 47
5.2.2 Real Estate context of the Study Area 47
5.3 Growth Corridors 50
5.3.1 South East Zone – Sarjapur Road 50
5.3.2 South 1 – Bannerghatta Road 57
5.3.3 South West – Kanakpura Road 61
5.3.4 South 2 - Electronic City & Hosur Road 66
5.3.5 West – Mysore road 71
5.3.6 Far South – Anekal & Attibele 77
6 Housing Preferences Survey 82
6.1 Purpose of Survey 82
6.2 Objectives for Survey 82
6.3 Methodology for Survey 82
6.4 Analysis of Survey 84
6.4.1 Households with family income 3 Lakhs per annum to Rs 10 Lakhs per annum 88
6.4.2 Households with family income 10 Lakhs per annum to Rs 20 Lakhs per annum – Staying in Owned place 90
6.4.3 Households with family income 10 Lakhs per annum to Rs 20 Lakhs per annum – Staying in Rented place 91
6.4.4 Households with family income more than 20 Lakh per annum 92 6.4.5 Inferences 94
6.4.6 Limitations of the Convenience Survey 94
7 South Bangalore - The Residential Landscape of Bangalore 96
7.1 2 BHK and 3 BHK units in High Demand 98
7.2 Growth Drivers and Constraints 102
7.3 Parameter Matrix 104
8 Recommendation 111
8.1 Vacant Land availability 111
8.2 Rapid development of physical infrastructure 112
8.3 Zoning Regulation and FSI 113
8.4 Investment Recommendations 113
9 Conclusion 114
10 References 116
11 Appendix 1 - Decision Matrix 118
12 Appendix 2 – Delphi-Method 120
13 Appendix 3 – Bangalore Housing Survey Form 121
14 Appendix 4 130