By A. Bimal Hegde, Managing Director, Chartered Housing
Nelamangala real estate in 2026-27 is being driven by one thing: five infrastructure projects moving forward along the same stretch of Tumkur Road.
Chartered Housing has followed this corridor for nearly a decade. We launched Chartered Veda, a plotted development off Doddaballapura Road, in 2016, back when most Bengaluru buyers thought of Tumkur Road simply as “the road to Tumkur.” At that time, Chartered Veda’s launch price list was at approximately ₹1,800 per sq. ft. Today, prevailing resale asking prices within the development range from approximately ₹5,000 to ₹5,500 per sq. ft.1
Chartered Gulmohar is our newest launch in this corridor: a 10-acre villa-plot layout tucked into a quieter part of the same belt for buyers looking at plots near Nelamangala. This decade of presence gives us a longer view of how this corridor has developed.
Here is where the five infrastructure projects shaping Nelamangala actually stand today, and what each one means for buyers.
1Based on prevailing resale asking prices observed as of September 2026. Prices vary by plot, location, size and transaction terms. Past price movements are not indicative of future appreciation.
1. STRR – Partly Operational, Partly Under Construction
The Satellite Town Ring Road, known locally as STRR Nelamangala, is being built by the National Highways Authority of India (NHAI) to route traffic around Bengaluru instead of through it. On the Nelamangala-Dobbaspet stretch, it gives you an orbital link toward Doddaballapur, Devanahalli, and Hoskote, so you can skip the city bustle entirely if you’re headed toward the airport side of Bengaluru.
An 80-kilometre section from Dobbaspet to Hoskote has been open and tolled since 2024. This is a functioning stretch of road you can drive on right now. The remaining stretches are under construction, with one section through the ecologically sensitive Bannerghatta forest zone awaiting clearance. The stretch nearest Nelamangala town is already open and in daily use. Chartered Veda, off Doddaballapura Road, sits close to this operational stretch.
2. Metro & Suburban Rail
The Green Line Metro currently ends at Madavara, which opened to commuters in November 2024.
In May 2026, the Bengaluru Metro Rail Corporation Limited (BMRCL) submitted a Detailed Project Report (DPR) to the Karnataka government for the Madavara to Nelamangala Metro line, a roughly 60-km corridor continuing to Dabaspete, Kyathasandra, and finally Tumkur. A DPR submission means feasibility work is done and the project has reached the government’s desk. The road connecting Nelamangala to the city is already built, and this Metro extension to Nelamangala is now formally on the government’s radar.
3. NH-48 – Operational – The Existing Backbone
NH-48 is the reason the Nelamangala corridor already functions well today. Running from the city through Yeshwanthpur and Madavara, the highway meets the NICE Road junction and continues to Nelamangala and Tumkur.
This highway already provides Tumkur Road connectivity to central Bengaluru, and the STRR, the metro extension, and the Bengaluru Business Corridor are all adding capacity to an already busy route. If you’re evaluating property here, this existing Tumkur Road connectivity is already working for you today.
4. Bengaluru Business Corridor Tumkur Road– Contract Awarded, Construction Ahead
Formerly known as the Peripheral Ring Road, this project spent more than a decade between planning approval and an actual construction contract. This changed in June 2026 when the Bengaluru Development Authority (BDA) issued a Letter of Acceptance for Package 1, a roughly 20-km stretch connecting the Madavara/Tumkur Road side to Ballari Road.
Once Package 1 is built, it will open a major east-west link between Tumkur Road and Ballari Road, easing pressure on NH-48 if you commute between the northwest and the airport.
5. The Peenya-Dabaspete-Tumkur Industrial Belt – Existing and Expanding
Peenya has been one of Bengaluru’s largest industrial estates for decades. That belt has steadily extended along Tumkur Road through Dabaspete and further toward Tumkur, drawing in manufacturing and logistics investment.
If you’re weighing Tumkur Road property investment, this existing employment base is one of the strongest reasons to consider this corridor. It’s already generating jobs and movement today. Chartered Gulmohar sits within this same stretch of the corridor, close enough to benefit from the growing employment base without being in the middle of it.
The Bigger Picture for Buyers
Five different infrastructure projects are moving forward in Nelamangala at the same time, which makes this a good moment to pay attention to this corridor.
Chartered Housing has been building in this area since 2016. Things look stronger today than when Chartered Veda first launched: an existing highway, a genuine industrial economy, and now several credible transport projects layered on top of both. If Nelamangala fits what you’re looking for, Chartered Veda and Chartered Gulmohar are both open for site visits; reach out to our team and see the plots for yourself.