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₹13,000Avg price per Sq.Ft.
↑ 49.8% in a yearNearly 3x in 5 years
1Live projects listed
12 kmTo Majestic
Overview
What is Tumkur Road like to live in?
In one lineTumkur Road is a 25 km stretch of NH-48 in west Bengaluru where a big industrial belt meets new gated communities, all along a working metro line.
Where it is. It runs north-west from the city centre through Yeshwanthpur, Goraguntepalya, Peenya, Jalahalli and Dasarahalli to Madavara and BIEC. Majestic is about 12 km away.
Tumkur Road key factsUpdated October 2026
Location
West Bengaluru, NH-48
Pin code
560073
Branded flats
About ₹13,000 per Sq.Ft.
Price growth
About 50% in a year
5-year growth
Nearly 3 times
2 BHK budget
₹1.2 Cr to ₹1.87 Cr
3 BHK budget
₹1.66 Cr to ₹2.46 Cr
Rental yield
About 1% a year
2 BHK rent
₹15,000 to ₹25,000 a month
Metro
8 Green Line stations
Airport
About 40 km
Best known for
Metro and industry jobs
Projects listed
1 on BookNewProperty
Sources: 99acres price index, Coldwell Banker 2026 West Bengaluru report, developer price lists and BookNewProperty listings, October 2026.
What changed in Tumkur Road
Prices and stages checked daily · last check
No price or stage changes in the last few weeks. We will list any change here the day we spot it.
Why people buy here
Metro is already here. Eight Green Line stations run along the road, working since November 2024.
Many jobs nearby. Peenya Industrial Area, BEL, HMT, Jindal Aluminium and BIEC are all close.
Strong price growth. Flat prices rose about 50% in the last year and nearly tripled in 5 years.
Big branded projects such as Prestige Jindal City, Godrej Gold County and Salarpuria Sattva.
Majestic is 15 to 20 minutes away by metro.
Good schools within 5 km, such as DPS North, Vidya Niketan and Jain Heritage.
Know before you buy
Very low rent. Rental yield is only about 1% a year, the lowest among Bengaluru's major areas.
Heavy truck traffic on NH-48 slows peak-hour travel.
Air quality near Peenya Industrial Area is worse, so check how far your project is from the factories.
Whitefield, Sarjapur and Electronic City are 30 to 35 km away, with long commutes.
The airport is about 40 km away, 50 to 60 minutes by car.
Some older village plots have B-Khata, so check the papers carefully.
Our verdict on Tumkur Road
Tumkur Road is one of the few Bengaluru areas where the metro is already running. It also has a deep base of factory and public-sector jobs. Prices have grown faster here than almost anywhere in the city.
Rent is the weak point, at about 1% a year, so this is a buy for living or for price growth. Truck traffic and air quality near Peenya are real issues. It suits people who work in Peenya, BEL or Yeshwanthpur, or who commute to the centre by metro.
Suits you if
You work at Peenya, BEL, HMT, Jindal or BIEC
You want a metro station near home today
You commute to Majestic or central Bengaluru
You want a branded township like Prestige Jindal City
You plan to hold for price growth over a few years
You have children and want good schools within 5 km
Look elsewhere if
You want rental income, since yields are about 1%
You work in Whitefield, Sarjapur or Electronic City
You are sensitive to traffic and industrial air
You fly often, since the airport is 50 to 60 minutes away
You want quiet, green, low-density living
Prices
Property prices in Tumkur Road (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹13,000 per Sq.Ft.
1 BHK flat↑ Rising
₹80 lakh to ₹95 lakh
2 BHK flat↑ Rising
₹1.2 Cr to ₹1.87 Cr
3 BHK flat↑ Rising
₹1.66 Cr to ₹2.46 Cr
4 BHK and luxury↑ Rising
₹2.5 Cr to ₹3.5 Cr+
Older resale, per Sq.Ft.↑ Rising
₹7,200 to ₹10,500
Plot, per Sq.Ft.→ Stable
₹3,850 to ₹14,800
How prices are moving
Branded gated communities cost about ₹12,000 to ₹14,000 per Sq.Ft. Prestige Jindal City sells at about ₹13,500. Older homes in Dasarahalli, Jalahalli and Peenya cost ₹7,200 to ₹10,500 per Sq.Ft.
Prices rose about 50% in the last year, about 156% in 3 years and about 189% in 5 years. Over 10 years they have grown more than 4 times.
The metro opening in 2024 and big township launches drove this growth. Experts expect a calmer 8 to 10% rise in 2026, mostly near metro stations.
Free report · Updated October 2026
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Rate per Sq.Ft. and all-in price for each project
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BNP data lab
Tumkur Road by the numbers
Our own analysis of prices, supply and returns in Tumkur Road, built from registration data and the 1 projects we track here. Hover or tap any chart for exact values.
+49.8%Last 12 months
+155.7%Over 3 years
+188.7%Over 5 years
+331.3%Over 10 years
15.7%Average yearly growth, 10 years
Average price per Sq.Ft., 2016 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2016
₹3,014
2021
₹4,503
2023
₹5,084
2025
₹8,678
2026
₹13,000
Price by pocketPrice range per Sq.Ft. across Tumkur Road
Mid-range resale
₹4,750 to 5,000
Older Dasarahalli, Jalahalli, Peenya
₹7,200 to 10,500
Branded gated communities
₹12,000 to 14,000
₹2.5k₹5k₹7.5k₹10k₹12.5k₹15k
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Monthly EMI
Expected rent a month
Rent coversof your EMI
Value in 5 years at past growth
Rent uses this area's rental yield of 1% to 1.5% 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: 99acres price index, Coldwell Banker 2026 West Bengaluru report, developer price lists and BookNewProperty listings, October 2026.
Projects
Flats, plots and projects for sale in Tumkur Road
1 project listed here today. Our advisors also track pre-launch inventory that is not public yet.
Want more options in Tumkur Road?Get upcoming and pre-launch projects shared on a call.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Tumkur Road?
Metro
The Green Line metro runs along the whole road, with eight stations working since November 2024.
Madavara, BIEC
Nagasandra
Dasarahalli
Jalahalli
Peenya
Peenya Industry
Goraguntepalya
Yeshwanthpur
To Majestic in about 15 minutes
Good to know. A metro extension from Madavara to Tumkur city is being studied for the longer term. It still needs approval.
Road
NH-48 with its elevated expressway, NICE Ring Road and the Outer Ring Road connect the area to the rest of the city and to Mumbai and Pune.
NH-48, Bengaluru to Mumbai
Tumkur Road elevated expressway
NICE Ring Road
Outer Ring Road
Good to know. Truck traffic on NH-48 is heavy at peak hours. Air near Peenya Industrial Area is worse, so keep a 1 to 2 km gap from factories if you can.
Railway
Yeshwanthpur Junction, a major rail hub, is about 7 km away. KSR Bengaluru City station is about 12 km away.
Yeshwanthpur Junction, 7 km
Lottegollahalli station
KSR Bengaluru City, 12 km
Suburban rail, Mallige line, being built
Airport
Kempegowda International Airport is about 40 km away, usually 50 to 60 minutes via the Hebbal flyover and NH-44.
Via Hebbal flyover
Vayu Vajra airport bus
Cab, about ₹600 to ₹900
Bus
BMTC buses run along NH-48, including Volvo services, and KSRTC buses go to Tumkur, Pune and Mumbai.
Majestic
Yeshwanthpur
Manyata Tech Park
Pune/Mumbai (KSRTC)
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Tumkur Road
Education
8 places
Delhi Public School NorthCBSE school, kindergarten to class 12
Vidya Niketan SchoolCBSE and ICSE school
Jain Heritage SchoolCBSE school in Mahalakshmi Layout
Mount Litera Zee SchoolCBSE school
Show all 8
National Public School, YeshwanthpurWell-known CBSE school
Kumarans SchoolICSE school with strong results
MS Ramaiah Institute of TechnologyEngineering college
RV College of EngineeringTop engineering college
Healthcare
5 places
Columbia Asia Hospital, YeshwanthpurMulti-speciality hospital with 24x7 emergency
People Tree Hospital, YeshwanthpurMulti-speciality hospital
Mysore HospitalMulti-speciality hospital on the road
Mathrushri HospitalNeighbourhood hospital for the Peenya belt
Show all 5
Sapthagiri HospitalNeighbourhood hospital
Shopping and leisure
4 places
IKEA Bengaluru, NagasandraLarge furniture and home store
Orion Mall, RajajinagarPremium mall about 8 km away
Mantri Square, MalleshwaramMall about 10 km away
BIG CinemasMultiplex and dining on the road
Work hubs
6 places
Peenya Industrial AreaOne of Asia's largest small-industry clusters, 1,000+ factories
Jindal AluminiumLarge manufacturing campus
Bharat Electronics (BEL)Defence electronics employer, about 8 km away
HMTPublic-sector manufacturing employer
Show all 6
DENSO KirloskarCar parts maker
BIEC, MadavaraBengaluru's main exhibition centre
Future growth
What is coming up in Tumkur Road?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
2026
Suburban rail, Mallige lineMedium impact
A second rail option for north-west Bengaluru, targeted for December 2028.
2026
Metro extension to TumkurMedium impact
A proposed line from Madavara to Tumkur city. It is still at the study stage.
2027
BIEC expansionHigh impact
A bigger exhibition centre at Madavara should bring more hotels, shops and jobs.
