By A. Bimal Hegde, Managing Director, Chartered Housing
Five years ago, land near Nelamangala Road sold for a fraction of what it commands today. Since then, a highway opened, an industrial belt kept growing, and government projects worth thousands of crores moved from paper to construction. Understanding what happened, and what is still underway, explains both the growth already visible in this corridor and what is likely to follow.
What Has Already Happened, and Why It Matters
Land near Nelamangala Road has appreciated by roughly 128% over the past five years, and by approximately 9% in the past year alone. These figures show that this corridor’s value has already responded measurably.
Three factors account for most of that growth. NH-48 has functioned as an operational highway for years. Two stretches of the Satellite Town Ring Road, spanning 80 kilometres, were inaugurated in early 2024 – part of an ongoing rollout of tolled sections around Bengaluru’s outskirts. The corridor also has an established industrial base, with industrial and logistics activity around Dabaspet, Sompura and Nelamangala supporting employment and commercial movement.
If you are a buyer assessing this corridor, one practical question is: What is the appreciation of land near Nelamangala Road? At Chartered Housing, we have observed this directly: Chartered Veda, launched off Doddaballapura Road in 2016 at approximately ₹1,800 per square foot, now sees resale asking prices of approximately ₹5,000-5,500 per square foot. This single project’s history illustrates what land appreciation near Nelamangala Road looked like in practice as these infrastructure investments took shape.
What Is Still in Motion Over the Next Five Years
This is where the actual forecast lives: the current status of specific, named projects, not a projected number.
Confirmed and operational today: NH-48 and the Satellite Town Ring Road’s Dobbaspet-Hoskote stretch. Under construction: the remaining sections of the ring road and the first package of the Bengaluru Business Corridor, awarded a construction contract in June 2026. Approved in principle: a metro extension from Madavara through Nelamangala to Tumakuru, for which the Detailed Project Report reached the Karnataka government in May 2026.
The project most likely to shape the next five years specifically is KWIN City, a Karnataka government initiative converting approximately 5,800 acres between Dabaspet and Doddaballapur into a research, education, and biotechnology hub, with the state projecting over 100,000 direct jobs upon completion.
Nelamangala sits directly on the access route into this development, occupying a similar position to the one it held relative to earlier industrial growth in the corridor. The future development plan near Nelamangala Road currently includes one major project funded and underway, two transport projects at different stages of approval, and an existing highway that already works.
Large government projects of this scale often run on schedule, and that should factor into how quickly any of this is expected to shape value. Still, the underlying commitment, funding, and construction are underway, which distinguishes this corridor from areas where growth is only on paper.
What This Growth Means for Buyers Considering a Plot
Taken together, the pattern is rather consistent: infrastructure gets built or approved, industrial and residential demand follows, and land values respond, as they already have over the past five years.
Most current activity in this corridor takes the form of plotted development near Nelamangala Road in Bangalore, reflecting Nelamangala’s history as a highway and industrial town rather than a dense residential suburb.
We have built in this segment since 2016, and Chartered Gulmohar, our most recent project, is a 10-acre villa-plot layout positioned to benefit from the corridor’s growing employment base without sitting directly on its busiest roads. We chose that positioning based on the same fundamentals described above.
What to Check First
Before buying any plot in this corridor, verify the BMRDA or RERA approval status directly, confirm whether the land sits within or near a KIADB acquisition zone, and check the survey number and title chain against official records. These basics protect any buyer in this market, on any plot.
We’ve watched this corridor take shape since 2016, first through Chartered Veda, and more recently through Chartered Gulmohar. Both sit within the same stretch of growth – one already established, one newly launched. If you are interested in the Nelamangala area, we would be glad to walk you through the corridor in person.
Frequently Asked Questions
Land prices in this corridor have risen by an estimated 128% over the past five years and approximately 9% in the past year, based on independent market data. Individual plot values vary considerably depending on approval status and proximity to NH-48, so this figure is a useful reference point rather than an expectation for any specific plot.
NH-48 and an 80-kilometre stretch of the Satellite Town Ring Road are already operational. The Bengaluru Business Corridor’s first construction package was awarded in June 2026. A metro extension through Nelamangala has a submitted Detailed Project Report but requires cabinet approval. KWIN City, a government-backed research and industrial hub nearby, is funded and under development.
Chartered Housing has been built here since 2016, beginning with Chartered Veda and, more recently, Chartered Gulmohar. This provides direct, ongoing observation of how the corridor’s fundamentals have changed over time, rather than secondhand reporting.