Nelamangala corridor (North-West Bengaluru), Karnataka
Investment Thesis
At 250 acres, this project is not just a layout; it is a structural reset for Bengaluru's outward growth. The scale allows for a self-sustaining ecosystem featuring residential clusters, commercial high-streets, and institutional zones. This "Mega-Township" strategy is critical as the city decentralizes toward peripheral zones like Nelamangala, which is emerging as a high-growth alternative to the congested core.
The property sits in a high-impact infrastructure zone near the Satellite Town Ring Road (STRR) and the Dabaspete-Doddaballapur bypass. These connections provide seamless inter-city transit and reduce travel time to Kempegowda International Airport. Proximity to the Nelamangala-Tumakuru highway (NH-48), currently being widened to six lanes, further anchors its potential as a primary logistics and residential node.
The fact that 130 acres are already converted is a major catalyst. Conversion (CLU) is often the most significant regulatory hurdle for large-scale land banking; having over 50% of the land development-ready allows for immediate phase-1 launching while the remaining 120 acres undergo standard processing.
Return Simulator
Est. MOIC (3Y)
3.8x
Target CAGR
24%
Time Horizon
5-7 Yrs
*Projections based on historical performance of this asset class.
Why Invest
Infrastructure-Led Appreciation
The property is a direct beneficiary of the STRR completion (2026) and the NH-48 widening, which historically drive property spikes of 55–90% in this micro-market.
Balanced JV Economics
The 60:40 ratio is competitive for a township of this scale, ensuring the builder can sustain the high infrastructure CAPEX while the landlord achieves an institutional-grade exit.
Scalable Development Runway
The 250-acre footprint allows for phased development, reducing the initial sales pressure and allowing later phases to be sold at higher "matured" prices.
Why Not Invest
Regulatory Conversion Lag
While 130 acres are converted, the valuation of the remaining 120 acres depends on timely government approvals, which can be subject to policy shifts.
Master Plan Sensitivity
Future designations in the 2030-2040 Master Plan regarding green belts or public amenities could impact the final net developable area.
Includes: Title Search Report (TSR), Financial Model, and Legal Opinion.
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