Tumkur Road, Bengaluru
West Bengaluru's metro-anchored industrial gateway — Green Line operational through Madavara since November 2024, anchored by Peenya and BIEC
About Tumkur Road
Why this micro-market matters in Bengaluru's real-estate landscape.
Tumkur Road is West Bengaluru's industrial-residential gateway — a 25 km stretch along NH-48 (Bengaluru-Mumbai National Highway) running northwest from the city centre, passing through Yeshwanthpur, Goraguntepalya, Peenya, Jalahalli, Dasarahalli and culminating at Madavara/BIEC. Historically the city's manufacturing backbone — anchored by the Peenya Industrial Area, Asia's largest small-scale industrial cluster with 1,000+ factories — the corridor has spent the last decade transforming into a serious residential market on the back of operational metro and large branded developer launches.
The defining 2024–26 catalyst was metro completion. The Green Line Madavara extension became operational on 7 November 2024, giving Tumkur Road its full 8-station continuous metro corridor from Goraguntepalya through Yeshwanthpur, Peenya Industry, Peenya, Jalahalli, Dasarahalli, Nagasandra and Madavara (BIEC). Unlike most Bengaluru emerging corridors where metro is still a 2027 promise, Tumkur Road has metro that is delivered. Combined with the elevated expressway on NH-48 and proximity to BEL (Bharat Electronics), HMT, Jindal Aluminium, DENSO Kirloskar, IKEA Bengaluru, the BIEC exhibition centre and 1,000+ Peenya industries, this is a corridor with deep, diverse employment within the immediate residential catchment.
Pricing reflects sharp internal variance. 99acres records the weighted average at ₹17,900/sqft — pulled upward by premium projects like Prestige Jindal City (3,571 units, 32 acres, ₹13,000–₹13,500/sqft, +15.2% YoY appreciation). Older Dasarahalli, Jalahalli and Peenya residential stock trades at ₹7,200–₹10,500/sqft per Coldwell Banker's 2026 West Bengaluru analysis. The corridor has delivered +49.8% YoY in 2025, +188.7% over 5 years and +331.3% over 10 years — among the highest sustained appreciation in Bengaluru, driven by metro delivery and branded gated community absorption. The headline weakness: rental yield is just 1%, the lowest in any Bengaluru tier-1 corridor — capital growth has materially outpaced rents.
How Tumkur Road connects
Metro, road, rail and air — at a glance.
Namma Metro Green Line operational through Madavara since 7 November 2024 — eight continuous stations serve the entire Tumkur Road corridor.
Direct access to NH-48 elevated expressway, NICE Ring Road and Outer Ring Road; the corridor is the gateway to Northern Karnataka, Mumbai and Pune.
Yeshwanthpur Junction (major southern railway hub, 7 km), Yesvantpur Junction Railway Station, Krantiveera Sangolli Rayanna (KSR) Bengaluru City station 12 km away.
~40 km to Kempegowda International Airport — typically 50–60 min via Hebbal Flyover and NH-44.
Extensive BMTC network along NH-48 with Vajra (Volvo) services, plus KSRTC intercity services to Tumkur, Pune and Mumbai.
Real estate pulse
Property type pricing, recent trends, and what's driving them.
| Property Type | Price Range | Trend |
|---|---|---|
| 1 BHK Apartment | ₹80 L – ₹95 L | ↑ Up |
| 2 BHK Apartment | ₹1.2 – ₹1.87 Cr | ↑ Up |
| 3 BHK Apartment | ₹1.66 – ₹2.46 Cr | ↑ Up |
| 4 BHK / Luxury | ₹2.5 – ₹3.5 Cr+ | ↑ Up |
| Older Resale (5–10 yr) | ₹7,200 – ₹10,500/sqft | ↑ Up |
| Plots / Land | ₹3,850 – ₹14,800/sqft | → Stable |
Tumkur Road has delivered some of the strongest sustained appreciation in any Bengaluru corridor: +49.8% YoY in 2025, +155.7% over 3 years, +188.7% over 5 years and +331.3% over 10 years on the 99acres flat-rate index. Average asking rates as of Q1 2026 stand at ₹17,900/sqft (weighted average). The strength is driven by metro delivery (Madavara extension operational Nov 2024) and Prestige Jindal City's 3,571-unit absorption — the project alone moved from ₹13,000 to ₹13,500/sqft in Q4 2025 (a 3.85% rise) and continues to anchor corridor pricing.
The honest pricing reality is segmented. Premium gated branded community pricing sits at ₹12,000–₹14,000/sqft (Prestige Jindal City at ₹13,500, Godrej Gold County, Salarpuria Sattva Opus). Older Dasarahalli/Jalahalli/Peenya stock trades at ₹7,200–₹10,500/sqft per Coldwell Banker's 2026 West Bengaluru band. Mid-segment resale like Ishtika Agastya sits at ₹4,750–₹5,000/sqft. Plot rates range ₹3,850–₹14,800/sqft depending on location. Coldwell Banker projects 8–10% expected price growth in 2026, particularly near metro stations and premium gated communities. The headline weakness: rental yield is just 1% — the lowest in any Bengaluru tier-1 corridor — capital appreciation has decisively outpaced rents.
Should you invest here?
Our editorial take — with the watch-outs you should know about.
Tumkur Road in 2026 is one of Bengaluru's most operationally validated corridors — full Green Line metro delivered (8 stations operational since Nov 2024), deep industrial employment base (Peenya, BEL, HMT, Jindal), and the strongest 5- and 10-year capital appreciation in any Bengaluru tier-1 micro-market. The Prestige Jindal City delivery has anchored a credible premium gated community thesis. Yields are weak at 1% — decisively not an income play. The honest caveats: heavy industrial truck traffic, air quality concerns near Peenya, and distance from East Bengaluru tech corridors mean this is a West/North-West Bengaluru play, not a citywide solution. For end-users working at Peenya/BEL/Yeshwanthpur or commuting via Green Line metro, and for medium-term capital appreciation, this remains a high-conviction defensive pick.
Is Tumkur Road right for you?
A quick fit-check based on what buyers in this micro-market typically want — and don't get.
- Industrial professionals working at Peenya, BEL, HMT, Jindal Aluminium or DENSO Kirloskar
- Buyers wanting operational metro access today — 8 Green Line stations on Tumkur Road
- End-users prioritising west-and-north-west Bengaluru — Majestic, Manyata, central in 15-30 min
- Branded community buyers seeking Prestige Jindal City, Godrej Gold County or Salarpuria inventory
- Medium-term investors underwriting BMIC and Phase 4 Madavara-Tumkur regional metro extension
- Families wanting top schools (DPS North, Vidya Niketan, Jain Heritage) within 5 km
- Yield-focused investors — Tumkur Road yields are just 1%, lowest in any Bengaluru tier-1 corridor
- Anyone working in East Bengaluru daily — Whitefield, Sarjapur, Electronic City commute is brutal
- Buyers sensitive to industrial air quality and truck traffic — verify project distance from Peenya
- Frequent flyers — 40 km to airport with 50-60 min commute via Hebbal Flyover
- Speculators chasing 25%+ short-term gains — easy 5-year appreciation largely behind
- Those wanting leafy low-density living — this is dense mixed industrial-residential character
Infrastructure & amenities
Schools, hospitals, shopping and work hubs — verified and named.
- Delhi Public School (DPS) North — CBSE, K-12 flagship school
- Vidya Niketan School — established CBSE & ICSE institution
- Jain Heritage School — CBSE, full continuum, Mahalakshmi Layout
- Mount Litera Zee School — CBSE, K-12 corridor school
- Carmel Convent School — established ICSE neighbourhood school
- National Public School, Yeshwanthpur — CBSE, established Bengaluru school
- Kumarans School — ICSE with strong academic record
- Columbia Asia Hospital, Yeshwanthpur — multi-specialty with 24x7 emergency
- People Tree Hospital, Yeshwanthpur — established multi-specialty
- Mysore Hospital, Tumkur Road — corridor anchor multi-specialty
- Mathrushri Hospital — neighbourhood multi-specialty serving Peenya belt
- Sapthagiri Hospital — established neighbourhood hospital
- BGS Gleneagles Global Hospital, Kengeri — tertiary care (15 km)
- Orion Mall, Brigade Gateway (Rajajinagar) — premium retail anchor (8 km)
- Mantri Square, Malleshwaram — established neighbourhood mall (10 km)
- IKEA Bengaluru, Nagasandra — flagship furniture and home anchor
- BIG Cinemas, Tumkur Road — corridor multiplex and dining
- Esteem Mall, Hebbal — daily-needs retail (15 km)
- Peenya Industrial Area — Asia's largest small-scale industrial cluster with 1,000+ factories
- Jindal Aluminium Limited — flagship aluminium manufacturing campus
- Bharat Electronics Limited (BEL) — defence-electronics anchor employer (8 km)
- HMT (Hindustan Machine Tools) — established public-sector manufacturing anchor
- DENSO Kirloskar Industries — automotive components manufacturing
- BIEC (Bangalore International Exhibition Centre) — flagship exhibition venue at Madavara
- Manyata Tech Park — Bengaluru's largest IT park, 18 km via ORR
- Bengaluru-Mumbai Industrial Corridor (BMIC) — Vasanthanarasapura industrial node 70 km north
Future developments shaping Tumkur Road
Pipeline infrastructure that will move prices and improve liveability.
1 projects in Tumkur Road
New launches, pre-launch deals and ready-to-move properties — all verified, zero brokerage.
Nearby areas worth comparing
If Tumkur Road doesn't quite fit, these adjacent localities might.
Common questions about Tumkur Road
Honest answers to what buyers actually ask before committing.
Ready to explore Tumkur Road?
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