Bengaluru has always had a strong love for land ownership, but in 2025, the demand for plotted developments is hitting record highs. Whether it’s a family looking for their dream home, NRIs planning future investments, or millennials betting on long-term appreciation, plots have become one of the most sought-after asset classes in the city.
But what exactly is driving this boom? Which areas are witnessing the fastest growth? And what should buyers expect in the coming years? Let’s dive into Bengaluru’s plotted development story in 2025.
I. What is “Plotted Development” and why Bengaluru loves it?
A plotted development is a legally approved, serviced parcel of land inside a planned layout with roads, drainage, utilities, and community norms sold as an individual plot. Buyers get land ownership plus flexibility to build now or later, and developers can rotate capital faster than in high-rise projects. Nationwide data shows a rising share of developer activity moving into plotted/low-rise formats through 2023-25, a trend mirrored in Bengaluru.  

The appeal lies in flexibility and ownership. Buyers can build immediately or hold the land as an appreciating asset. Unlike apartments, where the building depreciates over time, land usually appreciates, making it a strong long-term investment.
In 2025, this trend is even more visible because:
• Hybrid work has made families prefer larger custom-built homes.
• Rising guidance values and limited land supply make approved plots more valuable.
• Developers are actively acquiring land and launching plotted layouts since they can sell them faster than apartments.
Why does it fit Bengaluru?
• The city’s tech-led migration and preference for custom homes or villa-style living in the periphery is on the rise.
• Land appreciation observed near new mobility spines (Airport Metro, STRR, PRR corridors).
• Post-pandemic, the space-first mindsets and work-from-home flexibility has risen.
II. 2023 to 2025: The market evidence

Bengaluru’s real estate market has performed strongly in the last two years. Home sales hit 27,404 units in H1 2024, and prices across the city grew around 10% year-on-year by Q3 2024. This strong momentum has spilled over into plotted developments.

Some instances in the past that clearly reflects that plots in Bengaluru are not just lifestyle choices, they are investments with high returns.
• Plots in Devanahalli, North Bengaluru averaged ₹1.75 crore in 2024, with a 6.4% quarterly growth thanks to proximity to the airport and upcoming Metro.
• Plots in Sarjapur, East Bengaluru touched an average of ₹2.24 crore, recording 13% quarterly growth.
Even budget corridors like Attibele and Hoskote are drawing demand, with plots in the ₹2,000–₹6,000 per sq. ft. range, attracting both first-time buyers and investors.

A. Demand side scenarios

Fig 1. Demand indexation and YoY growth between 2019 and 2025.

By end of 2024, ~ 70% of buyers in plotted developments were under 40 years of age which is a sharp jump from ~45% in 2019.

• Infrastructure development is a major catalyst to this boost.

• In the early 2023, this growth is furthered by millennials and NRIs.

• Multiple projects were sold out withing 3 to 6 months of launch.

• Buyers are prioritizing amenities, lifestyle features and a holistic ecosystem development which wasn’t the scenario in 2019.

B. Why is it so?
1) Developers’ land appetite went up: Analyst/industry trackers note thousands of acres acquired in 2023-24, with a large share earmarked for plotted or low-rise housing; the shift continues into 2025.  
2) Bengaluru’s housing market stayed robust: Independent research houses record high sales volumes and price momentum in 2024; context that underpins confidence in peripheral land. For example, Knight Frank shows Bengaluru sales at multi-year highs in H1 2024 and ~10% YoY price growth by Q3 2024 across the city.  
3) Asking prices and market scenario
• Devanahalli (North): Average asking price is ~₹1.75 Cr per plot with a 6.4% QoQ rise in late 2024.
• Sarjapur/Sarjapur Road (East): Avg asking price is ~₹2.24 Crwith a 13% QoQ rise.
• Citywide plots: average per sq. ft. ask is ~₹6,981.
Please note: Portal numbers are listing asks, not registry transaction prices; they’re useful directional markers when compared across micro-markets.
III. Where is demand concentrating in 2025?

Figure 2. Snapshot of locational mushrooming of plots in Bangalore.

• North Bangalore plots near Airport Metro: The Airport Metro (Blue Line Phase 2B), scheduled for phased openings in 2026, is boosting demand in Devanahalli, IVC Road, and Bellary Road. The Satellite Town Ring Road (STRR) is also creating fresh investment opportunities.
• Sarjapur plotted development growth in 2025: Sarjapur continues to shine due to its IT corridor, villa communities, and proximity to ORR. Plots here are more expensive but promise strong appreciation.
• Affordable plots in Attibele and Hoskote 2025: For buyers with modest budgets, Attibele and Hoskote are offering approved layouts with prices between ₹2,000–₹6,000 per sq. ft. These areas are expected to benefit from STRR connectivity.
• Eco-friendly plotted layouts in South Bengaluru: Areas like Kanakapura Road and Anekal are popular with those seeking greenery. However, projects near Bannerghatta are under scrutiny for environmental reasons, so buyers should stick to layouts with full approvals.
IV. Approvals, compliance & what has changed in 2025
1. RERA & local planning authorities
For plotted layouts, ensure:
• Planning approval from the competent authority for that geography (e.g., BMRDA, BIAAPA near airport, local DPAs/TPAs).
• RERA registration for projects that fall under the Act’s criteria; Karnataka RERA’s public portal lists registered projects and completion status.  
You can also verify individual plotted projects on the Karnataka RERA dashboard, many layouts in Bengaluru Rural/Urban appear with RERA IDs and completion dates.  
2. Registration digitization (as of Aug 2025)
The Assembly passed an amendment enabling online registration (with a sub-registrar’s digital signature) for certain categories like government-allotted lands and mortgages aimed at curbing fraud and smoothing processes. Private transactions still require physical presence, but the direction is clear: digitize and tighten checks.  
3. B-Khata regularization: vacant plots excluded
The state approved regularizing existing B-Khata buildings (registered before Sept 30, 2024) but left out vacant plots pushing unapproved subdivisions to seek proper planning approvals under KTCP/land-conversion norms before they can get A-Khata. For plot buyers, this raises the bar on compliance and documentation.  
4. Guidance values & stamp duty (deal math in 2025)
• Guidance values were sharply revised from Oct 1, 2023 (often +25–50% depending on area) and continue to guide 2025 stamp-duty calculations.  
• Stamp duty in Karnataka typically falls in the 2–5% band plus ~1% registration, depending on consideration value; the government has floated a proposal to hike duty by 1% in 2025 (notified once approved). Always budget with headroom.    
V. Infrastructure: the big price-setter for plots
• Airport Metro (Blue Line, Phases 2A/2B): Work is ongoing, with multiple trackers and news outlets pegging phased openings through 2026. Expect capital values to firm up along KR Puram–Hebbal–Airport spines and feeder roads. It will dramatically cut travel time to the airport, boosting land values in the north.
• STRR (Satellite Town Ring Road): Under construction with a target timeline around 2025–2027 depending on sections. It is opening new corridors around Devanahalli and Hoskote stretches improving connectivity. Plot belts touching STRR arcs tend to see faster absorption.
• PRR (Peripheral Ring Road): Back in the news with consultations & compensation disputes in July–Aug 2025; the project remains policy-sensitive but, if progressed, is a major unlock for southern/western plotted corridors.

💡For buyers, the best strategy is to buy before these projects are completed. Historically, early investors in Bengaluru’s Metro corridors and Outer Ring Road saw the highest gains.  
VI. 2025 Price Snapshot (Bengaluru plots)
A. Micro-market (2025) Typical ticket / ask insight Notable trend
1. Devanahalli (North) Avg plot ask ~₹1.75 Cr; median ~₹1.17 Cr; +6.4% QoQ (late-2024 baseline) Airport Metro & STRR proximity lifting sentiment.  
2. Sarjapur / Sarjapur Road (East) Avg plot ask ~₹2.24 Cr; median ~₹1.18 Cr; +13% QoQ Strong villa/plot communities; IT-led demand.  
3. Attibele / Hoskote Often ₹2,000–₹6,000/sq ft (project-dependent) Budget-to-mid plotted layouts near STRR spurs.  

*Citywide (broad avg) ~₹6,981/sq ft avg ask; range ₹344–24,115/sq ft widespread by approvals, brand, and infra.  

💡Indicative portal-based asks (mix of gated plotted layouts & sites). Always validate RERA/approvals and recent registered sale deeds.
VII.Who’s building and where
Beyond local plotters, national and Bengaluru-based developers have expanded plotted portfolios (township-style layouts with clubhouses and services). Industry coverage in 2025 references known township brands adding plotted phases as land prices appreciated faster on the periphery. Between 2022 and 23, developers acquired thousands of acres of land parcels around Sarjapur, Devanahalli, Attibele, and Hoskote to create plotted layouts. By 2024, 80%+ of new plotted projects were RERA registered compared to <30% in 2019-20.

Figure 3. Supply of plots per year

VIII. Risks & how to buy right (a 9-point checklist)

Even in 2025, the risks of buying plots remain if due diligence is skipped:
• Some layouts are sold without full planning authority approval.
• Agricultural land conversions are sometimes incomplete.
• PRR and STRR timelines could still see delays.
The safest route is to buy from credible developers with RERA approvals and verify all documents including Khata, land conversion order, and sanctioned layout plan.

Here is a 9-pointers checklist for any potential buyer:

IX. What the future holds (2025–2030)?
1) Infra-led price clustering: Corridors with time-to-CBD and time-to-Airport compression (Blue Line Phase 2B, STRR spokes) are likely to outperform, especially North & East. Early buyers typically capture pre-commissioning gains; late movers pay for reduced risk.  
2) Policy tightening + digitization: Expect higher documentation standards (Kaveri services, online registration modules for specific categories, stricter Khata issuance), reducing grey-area plotting. This is bullish for compliant layouts and branded developers.  
3) Product evolution: More “serviced plots” (with DP-level infra, clubhouses, co-working, EV infra) and hybrid villa-plots, as consumers seek community plus flexibility. Developer interest in plotted/low-rise remains healthy per 2024–25 land-deal trackers.  
4) Price growth, but uneven: 2024 showed ~10% YoY citywide price growth (residential), but plot appreciation will be corridor-specific and sensitive to the stamp-duty decision, Metro commissioning, and how PRR advances. Micro-market selection will matter more than “Bengaluru average.”  
5) Sustainability & green buffers: New BDA layout proposals in the south have triggered environmental scrutiny; future projects must outline wildlife/green-buffer safeguards to avoid delays. Buyers increasingly weigh ecology + commute together.  
X. Practical buying playbook (2025 edition)
✅ Shortlist by commute logic, not just price: test drive to your office nodes, airport access, and metro feeders.
✅ Insist on approvals: RERA No., sanctioned layout plan & LP number, land-conversion proof, draft sale deed with exact plot boundaries. Use the K-RERA portal to cross-verify.  
✅ Budget on guidance value (not just the quoted price), include duty/registration and amenities development charges. Track the duty-hike news.  
✅ Prefer serviced plots in gated townships with demonstrated infra (as-built roads, drains, water).
✅ Look for infra tailwinds: Blue Line 2B proximity, STRR spurs, and strong east-west connectors.  
✅ Environmental due diligence if you’re near green corridors (south/south-west arcs).  
✅ Compare time-to-build vs buy-and-hold: if your build is 12 to 24 months out, focus on plot depth, soil, and access more than clubhouse frills.

In 2025, plotted development in Bengaluru is not just a trend, it is a structural shift in the city’s real estate market. Buyers are betting on land because it offers both flexibility and long-term appreciation.
If you’re considering investing, remember the golden rule: choose the right corridor, verify approvals, and buy before infrastructure projects finish. Do that, and your plot in Bengaluru could become one of the most rewarding investments of the decade.
Bengaluru’s plotted development story is very much alive in 2025 underpinned by developer land buys, peri-urban infra, and policy digitization. North & East corridors (Airport belt, Sarjapur–Hoskote–Attibele) look best placed to compound value as the Airport Metro and STRR knit the metropolis tighter. Compliance is stricter (Khata, RERA, conversion), which is good news for transparent, branded layouts and a warning to avoid shortcuts.

Source: JLL Homes, JLL Research, Livemint, LinkedIn Insights, EPC World.

Authored by: Sumedha Das