Flats & Villas in Nelamangala: Prices, Projects 2026

Overview

What is Nelamangala like to live in?

In one lineNelamangala is an industrial town on Bengaluru's north-western edge, where land is cheap and most buyers purchase plots to build a home or hold for the long term.

Where it is. It is about 30 km north-west of central Bengaluru, where the highway to Hassan and Mangaluru (NH 75) splits from the Tumakuru highway (NH 48). The pin code is 562123.

Nelamangala key factsUpdated November 2026

Location: North-west Bengaluru
Pin code: 562123
Gated plot price: ₹3,500 to ₹6,000 per Sq.Ft.
BMRDA plot price: ₹2,000 to ₹3,500 per Sq.Ft.
Plot growth, wider belt: About 78% from 2023 to 2026
Villa budget: ₹1 Cr to ₹2 Cr
3 BHK budget: ₹60 lakh to ₹95 lakh
To Majestic: About 30 km
Nearest metro: Madavara, about 12 km
Airport: About 50 km
Projects listed: 2 on BookNewProperty

Sources: PropEquity plot data, developer price lists and BookNewProperty listings, October 2026.

What changed in Nelamangala

Prices and stages checked daily · last check 4 Nov 2026

Why people buy here

Cheap land. Plots cost far less than at similar distances east or south of the city.
Real jobs nearby. Britannia, ABB, Godrej and Boyce, Volvo and others have factories here.
It is part of the Bengaluru to Mumbai Industrial Corridor, a government plan for industrial growth.
Plot prices across the wider belt rose about 78% from 2023 to 2026.
Good highway access on NH 48 and NH 75.
Gated plot communities with clubhouses are available.

Know before you buy

Demand is narrow. Most Bengaluru buyers work in IT in the east and south, not here.
Rental demand is thin, so it is a poor choice for rental income.
There is no metro. The nearest station is at Madavara, about 12 km away.
The 300 ft ring road that many projects advertise is only proposed, not built.
The airport is about 50 km away.
Approvals, Khata type and water source vary a lot between neighbouring layouts.

Our verdict on Nelamangala

Nelamangala is a land market for patient buyers. Plots are cheap, local factory jobs are real, and the industrial corridor gives the area a reason to grow.

It is a poor fit for IT workers in the east and south, for rental income or for quick resale. Do not pay extra for the proposed ring road until it is approved and built. Check each layout's approvals carefully, because they vary a lot here.

Suits you if

You want land at a low entry price
You want to build your own house
You or your family work in the Nelamangala or Dobbaspet factories
You can hold for 7 years or more
You are happy to drive for most daily needs
You want a gated plot community with a clubhouse

Look elsewhere if

You commute daily to Whitefield, the Outer Ring Road or Electronic City
You need a metro station nearby
You want rental income
You want malls, hospitals and shops within walking distance
You want to sell within 3 to 5 years
You fly often. The airport is about 50 km away

Prices

Property prices in Nelamangala (2026)

Typical ticket sizes by home type in 2026.

Plot in gated layout, per Sq.Ft.↑ Rising

₹3,500 to ₹6,000

Plot in BMRDA layout, per Sq.Ft.↑ Rising

₹2,000 to ₹3,500

Villa or independent house→ Stable

₹1 Cr to ₹2 Cr

3 BHK flat→ Stable

₹60 lakh to ₹95 lakh

How prices are moving

Plot prices across the Nelamangala, Doddaballapura and Chikkaballapura belt averaged about ₹3,350 per Sq.Ft. in 2023 and about ₹5,958 in 2026. That is a rise of around 78%.

That average mixes premium gated layouts with simpler BMRDA plots. Prices for each project vary with approvals, road frontage and whether a clubhouse is included.

There are few flats here, so flat prices are hard to track and resale is slow. Plan to hold for a long time.

Free report · Updated November 2026

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Rate per Sq.Ft. and all-in price for each project
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BNP data lab

Nelamangala by the numbers

Our own analysis of prices, supply and returns in Nelamangala, built from registration data and the 2 projects we track here. Hover or tap any chart for exact values.

Price by pocketPrice range per Sq.Ft. across Nelamangala

Gated plot layouts

₹3,500 to 6,000

BMRDA plot layouts

₹2,000 to 3,500

Projects by stageHow far along the 2 projects are

Under Construction1

New Launch1

Returns calculator

See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.

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Monthly EMI

Expected rent a month

Rent coversof your EMI

Rent uses this area's rental yield of 3% a year. Future value applies the past 10-year average growth and is an illustration, not a forecast.

How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated. Sources: PropEquity plot data, developer price lists and BookNewProperty listings, October 2026.

Projects

Flats, villas, plots and projects for sale in Nelamangala

2 projects listed here today. Our advisors also track pre-launch inventory that is not public yet.

Want more options in Nelamangala?Get upcoming and pre-launch projects shared on a call.

Byrashettihalli, Nelamangala–Doddaballapura Road – North-West Bengaluru

Nelamangala–Chikkaballapura Road, near Kannamangala Gate – North-West Bengaluru

Connectivity

How well connected is Nelamangala?

Road

NH 48 to Tumakuru and NH 75 to Hassan meet at Nelamangala. Central Bengaluru is about 30 km away on NH 48.

NH 48, Bengaluru to Tumakuru
NH 75 to Hassan and Mangaluru
Tumkur Road, about 8 km

Metro

There is no metro here yet. The Green Line ends at Madavara, near the exhibition centre, about 12 km towards the city.

Madavara station, about 12 km
Extension along Tumkur Road, discussed

Rail

Most travel here is by road.

Airport

Kempegowda International Airport is about 50 km away. Allow well over an hour at peak times.

Via Doddaballapura Road
Via NH 48 and the Outer Ring Road

Bus

Most trips into the city are by road along NH 48.

Want a short commute?Tell us where you work and we will match projects within easy reach.

Lifestyle

Schools, hospitals and offices near Nelamangala

Education

3 places

Kristu Jayanti CMI Public SchoolOn the Chikkaballapura side
Shree Maatha International Public SchoolIn the Nelamangala area
RAI Technology UniversityOn the Doddaballapura Road side

Healthcare

2 places

VCNR HospitalIn Nelamangala town
PeopleCare Multi-Speciality HospitalOn the Chikkaballapura side

Work hubs

5 places

Dobbaspet KIADB Industrial AreaFactory jobs, about 15 km away
Sompura Industrial AreaNext to Nelamangala on NH 48
Britannia IndustriesFactory on the Dobbaspet road
ABB India and Godrej and BoyceFactories along the same road

Show all 5

Bangalore International Exhibition CentreAt Madavara, about 12 km away

Future growth

What is coming up in Nelamangala?

Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.

2027
Proposed 300 ft ring roadHigh impact
Would link Nelamangala, Doddaballapura and Chikkaballapura without going through the city. It is only proposed so far.
2028
Industrial corridor node at DobbaspetHigh impact
Part of the Bengaluru to Mumbai Industrial Corridor. More factories would mean more local jobs.
2030
Satellite Town Ring Road sectionsHigh impact
A new outer ring road through the belt, linking it to other towns around Bengaluru.
2032
Metro extension beyond MadavaraMedium impact
A longer metro line along Tumkur Road has been discussed but not confirmed.

Buy before the next price moveGet alerts on pre-launch and EOI openings in Nelamangala.

Nearby

Areas near Nelamangala to compare

Sorted by distance from Nelamangala. Areas with a guide open in one click.

Tumkur RoadMixed · Area guide 8 km
Madavara (BIEC)Mixed 12 km
DobbaspetIndustrial 15 km
PeenyaIndustrial 18 km
HesaraghattaResidential 20 km
DoddaballapuraMixed · Area guide 30 km

FAQs

Nelamangala FAQs: what buyers ask

How many projects are for sale in Nelamangala?

2 projects are listed in Nelamangala right now.

New launches: 1
Under construction: 1
Recent launches: Zuari KinetiX

Are there villas or plots for sale in Nelamangala?

Yes.

Plotted projects: 2
Use the Home type filter above to see only villas or plots.

Is Nelamangala a good investment in 2026?

Yes for patient land buyers, no for quick returns.

Plots are cheap compared with the east and south of the city.
Local factory jobs are real.
Rental demand is thin.
Much of the upside depends on roads that are not built yet.

How much do plots and homes cost in Nelamangala?

Plots start from about ₹2,000 per Sq.Ft. Typical prices:

Gated layout plot: ₹3,500 to ₹6,000 per Sq.Ft.
BMRDA layout plot: ₹2,000 to ₹3,500 per Sq.Ft.
Villa or independent house: ₹1 Cr to ₹2 Cr
3 BHK flat: ₹60 lakh to ₹95 lakh

How much money do I need upfront?

Plan for more cash on a plot than on a flat.

Banks lend less on plots, often 60 to 75% of the price.
Stamp duty and registration: about 6 to 7% in Karnataka.
If you build later, you need a separate budget or a construction loan.
Small extras: legal checks and layout fees.

What kind of property can I buy in Nelamangala?

Mostly plots.

Gated plot layouts with clubhouses at the top end.
BMRDA and panchayat-approved layouts at lower prices.
A few villas and independent houses.
Very few flats, and resale for flats is slow.

Does Nelamangala have a metro?

Not yet.

The Green Line ends at Madavara, about 12 km away.
An extension along Tumkur Road has been discussed.
It is not confirmed or built.

How far is Nelamangala from the airport?

About 50 km.

Go via Doddaballapura Road, or via NH 48 and the Outer Ring Road.
Allow well over an hour at peak times.

What is the 300 ft ring road near Nelamangala?

A proposed road, not a built one.

It would link Nelamangala, Doddaballapura and Chikkaballapura.
Many plot projects advertise it.
Treat it as possible future upside and do not pay extra for it.

Which companies are near Nelamangala?

Several big manufacturers.

Britannia, ABB India and Godrej and Boyce
Kemwell Biopharma, Volvo Construction Equipment and Denso Kirloskar
KIADB industrial estates at Dobbaspet and Sompura

What should I check before buying a plot here?

Approvals matter more here than in older areas.

Layout approval: BMRDA approval is stronger than panchayat approval alone.
Khata: the tax record for your plot. Check its type.
Land conversion: farm land must be converted for housing.
Water source: check what the layout provides.
RERA registration: for the specific survey number.

What are the downsides of buying in Nelamangala?

Narrow demand, few amenities and long distances.

Most buyers in Bengaluru work far from here.
Rental demand is thin.
No metro, and the airport is about 50 km away.
Shops and hospitals are limited.

New to property?

Property terms, explained simply

BHK: Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
Carpet area: The usable floor area inside your walls. Builders must state it under RERA.
Saleable area: Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
Price per Sq.Ft.: The home price divided by its saleable area. Use it to compare projects fairly.
RERA: The state property regulator. A registered project must publish its plans, approvals and handover date.
Pre-launch or EOI: Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
Occupancy certificate (OC): The approval that a finished building is safe to live in. Ask for it before buying a ready home.
Rental yield: Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
EMI: Your fixed monthly home loan payment, covering interest and part of the loan.
Stamp duty: A state tax you pay when you register the home in your name.

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Property in Nelamangala, Bengaluru