In Bengaluru’s rapidly expanding real estate market, a new question has emerged as a key concern for homebuyers and investors alike: Does this area flood? What was once an afterthought is now a dealbreaker. With the city experiencing heavy and unpredictable rainfall, poorly maintained infrastructure, and rapid construction over natural drainage paths, flooding is no longer an exception—it is expected. This change has significantly impacted how people evaluate properties and where they choose to buy or invest.
Urban Flooding:
According to the Indian Meteorological Department, Bengaluru received 36% excess rainfall during the 2024 monsoon season. The result was large-scale waterlogging in more than 110 localities, including high-demand areas like:
- Sarjapur
- Marathahalli
- Bellandur
- Whitefield
- Yemlur
- Outer Ring Road
These are not isolated cases. Research by the Indian Institute of Science found that 79% of flood-affected zones were built on former lake beds or stormwater drains. The city’s green cover has shrunk dramatically as built-up areas expanded from 16% in 1973 to over 93% by 2020.
What’s Driving the Change in Buyer Behaviour?
Flood risk has become a top priority for buyers, especially among NRIs and tech professionals. Until recently, location, amenities, or developer brand used to influence decisions the most. That has shifted.
- Property enquiries in flood-prone areas have dropped by 20% since mid-2024.
- Areas once considered premium, such as Mysuru Road, HSR Layout, Kengeri, and Hennur Road, are witnessing fewer site visits and slower sales.
- Buyers are asking more technical questions about elevation, drainage, and historical flooding records.
The Terrain Bengaluru Was Built On
Bengaluru was once designed around its three natural valley systems—Hebbal, Vrishabhavathi, and Koramangala-Challaghatta. These valleys, along with more than 200 interconnected lakes, helped the city manage monsoon flows naturally. Today, many of those lakes have been filled up or fragmented.
- According to the Environmental Management & Policy Research Institute (EMPRI), 65% of stormwater drains are either encroached upon or blocked.
- The city’s original flood-resilient design has been replaced with concrete-heavy layouts that leave little room for water absorption.
Infrastructure Isn’t Keeping Pace
As new townships emerge in Devanahalli, Thanisandra, and other northern suburbs, civic infrastructure is struggling to keep up.
- In some areas, land still marked as agricultural or green zone on master plans is now home to high-rise apartments.
- These projects often lack basic sewage systems, stormwater drainage, and elevation planning.
- The BBMP has stated that more than 1,500 km of drains across the city need repair, desilting, or realignment.
The Numbers Show a Clear Divide
Bengaluru’s overall housing market showed a 10% year-on-year rise in Q1 2025 (Knight Frank). But this growth hides deeper imbalances:
- In flood-prone areas, property enquiries and resale transactions dropped by 12–15%.
- Average price appreciation in high-risk zones is below 3% YoY, compared to 6–7% in safer areas like Hebbal and Jakkur.
- In Northwood (Yelahanka), homes once valued at ₹2.5 crore are now listed for ₹2 crore, post-flooding.
Infrastructure Challenges
Bengaluru’s infrastructure has struggled to keep pace with its rapid growth:
- Encroachment of Natural Drains: Many of the city’s natural drainage systems, known as “rajakaluves,” have been encroached upon or blocked, exacerbating flood risks.
- Inadequate Stormwater Management: The city’s stormwater drains are often clogged or insufficient, leading to waterlogging during heavy rains.
- Unplanned Urbanization: Rapid construction without adequate planning has led to the loss of wetlands and green spaces that once absorbed excess rainwater.
Government Initiatives and Public Response
In response to the crisis, the government has launched several initiatives:
- Formation of the Greater Bengaluru Authority (GBA): Established in May 2025, the GBA aims to streamline urban planning and improve coordination among various civic bodies.
- Investment in Flood Mitigation: The Indian government has allocated $300 million to address urban flooding in major cities, including Bengaluru.
However, public sentiment remains skeptical. Many citizens express frustration over the city’s inability to handle heavy rains, with some attributing the problems to unchecked real estate development and inadequate infrastructure.
What Buyers Are Now Checking Before Purchase
Buyers today are carrying out far more thorough checks before committing to a property. Their due diligence includes:
- Satellite Images: To identify previous marshlands, lake areas, or blocked drainage paths
- Village and Survey Maps: To find historical water bodies or tank beds that may have been built over
- Zoning Records: To ensure the land is not part of a floodplain, catchment area, or “rajakaluve”
- Flood History: IMD flood zone maps and media reports help determine past flood incidents
- RERA Status: Ensures that the project follows legal standards and provides buyer protection
How Developers Are Responding?
Some developers are taking note and adapting their construction practices:
- Elevated foundations to avoid water ingress
- Rainwater harvesting systems
- Internal pumped drainage systems
- Flood risk certificates and hydrological audits in marketing brochures
However, according to CREDAI, only 1 in 5 developers conducts a formal flood risk study before construction begins. Many projects still follow older layouts that don’t account for current rainfall intensity or urban runoff.
Urban Planning Needs an Overhaul
Experts suggest that Bengaluru must rethink how it grows. Development should follow infrastructure—not the other way around.
Policy Recommendations:
- Make hydrological studies mandatory before land-use changes
- Enforce zoning regulations strictly, especially around water bodies
- Redesign drainage systems to handle higher rainfall volumes
- Restore lake interconnectivity and remove encroachments on drains
- Speed up the implementation of the Greater Bengaluru Governance Bill to streamline planning and enforcement
Conclusion
Flooding is no longer a one-off problem for Bengaluru—it’s shaping the real estate conversation. For a city that has long attracted professionals and investors due to its climate and technology ecosystem, this shift in buyer focus is significant. Asking “Does this area flood?” is not just a practical question—it’s becoming the defining factor in whether people buy, sell, or even consider a property.
Image Source: newindianexpress.com