Gunjur falls within Varthur Hobli, East Bengaluru, pincode 560087. Administratively it is a village that has been absorbed into the urban growth band connecting the Marathahalli–Sarjapur Outer Ring Road to Whitefield. Its position is the defining fact of the locality: it sits at the seam between two of Bengaluru's heaviest IT corridors — the ORR belt at Bellandur and Kadubeesanahalli to its west, and the Whitefield–ITPL cluster to its north-east — without belonging fully to either. That geographic in-between status kept land values lower than its neighbours for years and is now driving catch-up appreciation.
The primary arterial routes through Gunjur are the Gunjur–Varthur Main Road, Gunjur Palya Road, Gunjur–Doddakannelli Road, and State Highway 35, which passes through the locality and boosts inter-city links. The Gunjur–Varthur Main Road connects residents to ITPL and the Outer Ring Road in roughly 25 minutes under normal traffic conditions. Haralur Road to the south ties the locality to HSR Layout. Sarjapur Road and Sarjapur–Attibele Road are accessible from the locality's southern edge.
Nearest rail access is Carmelaram Railway Station and Bellandur Road Railway Station, the latter approximately 4 km away. Kempegowda International Airport is around 51–53 km north, typically a 60–75 minute drive depending on the time of day.
Gunjur has no direct metro station yet. The nearest operational metro access points are on the Purple Line at Whitefield and on Phase 2 extensions in the Bellandur–Marathahalli corridor. The BDA's Peripheral Ring Road (PRR-1), officially the Bengaluru Business Corridor, explicitly lists Gunjur and Varthur among the villages on its alignment. The 73-km PRR-1 corridor is designed as an 8-lane access-controlled expressway with median reserve for a future metro or elevated rail line; Phase 1 acquisition was advancing as of early 2026, with a mid-2027 first-phase completion target cited by the Deputy Chief Minister. When operational, this road would give Gunjur direct high-speed access to points as far apart as Tumakuru Road in the north and Hosur Road at Electronic City in the south.
The two IT clusters most directly accessible from Gunjur are the ORR belt and the Sarjapur Road corridor.
Gunjur and its immediate fringe have developed a meaningful cluster of schools in a short period. Institutions within or within 2–3 km include Chrysalis High School, Vahe Global Academy, Sri Sri Ravishankar Vidya Mandir, Patel Public School, and Global Indian International School (GIIS). The Kodathi Gate area, just beyond the southern edge, adds Delhi Public School, Harvest International School, and Primus Public School to the accessible catchment.
Varthur Government Hospital is within the immediate locality. Columbia Asia Hospital and Motherhood Hospital are within approximately 5 km. Karunalayam Hospital also falls within that range. For tertiary care, Sakra World Hospital on the ORR belt is the most frequently cited option for Gunjur residents.
Virginia Mall and Forum Neighbourhood Mall are around 5 km from Gunjur. The Myhna Square retail complex is a closer local option. The locality is well covered by online grocery delivery given its density of gated communities, and local markets serve daily needs near Gunjur Palya.
Gunjur Lake sits within the locality and is a named feature along the Sarjapur–Whitefield Road. The BDA's PRR-1 designs include a bridge over Gunjur Lake as part of the expressway alignment. Separately, the locality retains a patch of reserve forest — not a wildlife habitat zone but a carbon buffer — that residents regard as a meaningful differentiator in an otherwise fast-concretising belt. Resident accounts describe morning walks along the lake and through open green tracts that remain part of daily life here.
Gunjur's price movement over the past five years is the sharpest argument for attention. Residential apartments were available at roughly ₹4,800 per sq ft in 2020. By 2024 that figure had reached ₹11,850 per sq ft — a 146% increase in four years. As of mid-2026, average apartment pricing sits around ₹12,050 per sq ft for 2 BHK and 3 BHK configurations, with annual capital appreciation running above 11% on a recent-year basis.
The current asking range across the market spans ₹53 lakh to ₹2.5 crore for 2 BHK formats and ₹84 lakh to ₹9 crore for 3 BHK, depending on project vintage, tower height, and specification level. Entry prices remain approximately 30% below those in neighbouring Bellandur, which explains both the end-user demand and the investor interest.
Absorption has been strong in absolute terms: since early 2022 through mid-2025, approximately 9,031 housing units were launched in the Gunjur micro-market, of which 7,635 had already been sold — an absorption rate of over 84%. Sales in 2024 alone reached 2,828 units, up 10% year-on-year.
Rental yields are supported by the density of IT employees working in the ORR and Sarjapur Road belts. Monthly rents for serviced apartments as of mid-2026 range from roughly ₹15,000 to ₹65,000 depending on size and finish, with new-construction premium apartments at the upper end.
Several national and city-level developers have committed to Gunjur over the past four years. Prestige Group's Lakeside Habitat township in the adjoining Varthur pocket brought large-format residential scale to this corridor. DSR Infrastructure, Rohan Builders, Incor, and Candeur are among the names with active or recently completed projects in Gunjur. Abhee Ventures, operating in Bengaluru since 2009, has made Gunjur a focal point of its east Bengaluru strategy. The developer's Abhee Aaria project — a 12-acre, five-tower high-rise on the Sarjapur–Whitefield Road opposite Gunjur Lake — generated ₹500 crore in sales within 24 hours of launch in April 2025, with over 700 applications received. Abhee Ventures subsequently acquired a 45-acre land parcel in Gunjur for a large-format township development, Abhee Codename New Dimension, representing its largest single land commitment in the locality to date.
Abhee Ventures' Bengaluru portfolio spans corridors as varied as Sarjapur Road, Whitefield, Bommasandra, Kudlu Gate, and Hennur Road — projects including Abhee Celestial City, Abhee Silicon Shine, and Abhee Riviera Royale. The company has been present in East Bengaluru since its founding and lists Gunjur–Varthur as a primary strategic focus for its current and upcoming launches.
The pace of change in Gunjur since 2020 has been driven by three factors acting simultaneously: the post-pandemic demand for larger homes with green surroundings, the ORR IT belt's saturation pushing buyers eastward and southward, and the entry of large-format developers who brought institutional-grade amenities to a locality that had previously been dominated by smaller residential layouts.
What has not changed at the same pace is road quality on internal streets. Resident feedback consistently flags the Carmelaram–Gunjur Road's drainage during the monsoon, and the Varthur–Sarjapur connecting road carries heavy traffic. The absence of a direct metro station remains the most substantive gap in the locality's connectivity profile — the nearest operational metro access requires a road segment to reach it. These are the material limitations a buyer should factor in when comparing Gunjur against ORR-front localities like Bellandur or Kadubeesanahalli, where metro access is already operational or imminent.
