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Posted by East Bangalore has steadily emerged as one of the most desirable real estate corridors in the city. With the saturation of central Bangalore and increasing congestion in key hubs like Koramangala and Indiranagar, homebuyers and investors are looking eastwards especially toward localities like Gunjur and Varthur. But when it comes to choosing the right place for buying an apartment, how do you decide between the two?
In this blog, we explore how Gunjur and Varthur stack up against each other across parameters like location, infrastructure, pricing, lifestyle, and long-term prospects. Whether you’re an end-user or looking for a good place to invest in real estate, this comparison will help you make an informed decision.
East Bangalore: A Real Estate Growth Story
Over the past decade, East Bangalore has transformed from a peripheral zone into a thriving residential and commercial belt. Fuelled by the presence of IT parks, educational institutions, and seamless connectivity, areas like Whitefield, Sarjapur Road, and Outer Ring Road (ORR) have led this transformation.
This surge has spilled into adjacent suburbs like Gunjur and Varthur, which now offer a blend of affordability, access, and growth. According to a 2024 Knight Frank report on Bengaluru’s residential market, East Bangalore recorded the highest year-on-year growth in residential sales, with several micro-markets seeing 7–10% annual appreciation. If you’re searching for an apartment for sale in Bangalore, these two locations are fast becoming top contenders.
Why Gunjur and Varthur Are in Demand
Both Gunjur and Varthur have benefited from their strategic proximity to employment corridors and infrastructure improvements. While Varthur has been a known residential pocket for years, Gunjur has risen in popularity due to new-age gated communities and apartment projects.
These localities attract working professionals from nearby tech parks, families looking for a peaceful yet connected life, and investors who want to tap into the next phase of Bengaluru’s expansion.
1. Location and Connectivity
Gunjur
Gunjur is strategically located between Sarjapur Road and Whitefield, making it a well-connected choice for those working in either corridor. The area connects easily to Dommasandra, Varthur, Gunjur-Panathur Road, and Electronic City Phase 2. The upcoming Peripheral Ring Road and STRR (Satellite Town Ring Road) are expected to enhance commute efficiency in this region.
Varthur
Varthur sits closer to Whitefield and Marathahalli, making it slightly more urban in its experience. The area enjoys seamless road access to ORR and Whitefield Main Road. Metro Line-2 (Purple Line extension) to Whitefield has already improved last-mile connectivity and benefits residents in and around Varthur.
Both locations are under 10 km from IT hubs like RMZ Ecoworld, Embassy Tech Village, and Prestige Tech Park, which makes daily commuting easier for tech professionals.
2. Infrastructure and Development
Gunjur
While Gunjur is still developing in parts, it already has essential amenities like reputed schools (The International School Bangalore, Greenwood High), hospitals (Motherhood, Columbia Asia), and shopping areas. With new real estate projects on the rise, civic amenities and road development are catching up fast.
The presence of open land parcels also allows for better urban planning and community-based layouts, attracting families who value peaceful residential surroundings.
Varthur
Varthur scores higher in terms of existing infrastructure. The locality has better tarred roads, established marketplaces, and closer proximity to central Whitefield amenities like Forum Shantiniketan Mall and Manipal Hospital. It is also home to Varthur Lake, which adds to the landscape despite ongoing water restoration concerns.
Tech companies and co-working hubs have mushroomed in the area, increasing footfall and spurring commercial growth alongside residential demand.
3. Property Pricing and Appreciation Trends
Gunjur
Gunjur offers relatively more affordable pricing, with average prices ranging between ₹6,000 to ₹7,500 per sq.ft, depending on the builder and project. Given the upcoming infrastructure and open spaces, the area is expected to appreciate steadily in the coming years.
Data from MagicBricks and PropTiger show that Gunjur has seen 8% year-on-year price appreciation over the past two years driven by demand from first-time homebuyers and NRIs looking for rental yield opportunities.
Varthur
Apartments in Varthur come at a slightly premium rate, averaging ₹7,500 to ₹9,000 per sq.ft. The price reflects its better-developed ecosystem and established real estate history. Properties in Varthur also show strong rental potential due to the dense working population nearby.
If you’re planning for short- to mid-term investment with good resale value, Varthur might deliver returns faster. However, Gunjur presents better entry-level prices for those focused on long-term capital growth.
4. Lifestyle and Amenities
Gunjur
Gunjur appeals to those looking for serene, low-density communities with generous green cover. Projects here often come with larger layouts, community parks, clubhouses, and relatively better air quality. Water availability has been more manageable here due to sustainable borewell use and RWH systems in new apartments.
The vibe is more family-oriented and ideal for homebuyers who prioritize peace over bustle.
Varthur
Varthur has the advantage of being more integrated with the urban matrix. Residents have quick access to cafes, fitness centers, entertainment zones, and premium schools. While it is relatively crowded, the infrastructure supports a fast-paced lifestyle.
However, the area has faced some challenges with water scarcity during peak summers and periodic traffic congestion during office hours.
5. Which One Should You Choose?
Both Gunjur and Varthur cater to slightly different buyer personas, although the investment value in each is solid.
Choose Gunjur if:
- You prefer quieter surroundings with planned communities
- You are buying an apartment for long-term residence or future resale
- You value green spaces, privacy, and a peaceful environment
Choose Varthur if:
- You want instant access to city infrastructure and commercial zones
- You are looking for high rental returns from working professionals
- You are ready to invest slightly more for an urban lifestyle
Conclusion: Making the Right Move
When deciding between Gunjur vs. Varthur, consider your priorities—whether it’s immediate rental income, resale value, or long-term appreciation. Both micro-markets offer strong potential in the ever-expanding real estate properties in Bangalore.
For those actively exploring buying apartment options, projects by NBR Group in both localities are worth considering. NBR Group is known for its strategically located developments, transparent processes, and quality-focused execution. If you’re specifically looking for an apartment in Varthur or apartments in Gunjur, NBR Group offers thoughtfully designed homes that blend convenience with lifestyle.
Whether you’re a family looking to settle or an investor eyeing promising returns, East Bangalore—with Gunjur and Varthur at the forefront—makes a compelling case to explore your next move.