Bengaluru, India’s thriving tech capital, is undergoing a quiet but powerful shift in the way its infrastructure is built and managed. As traffic congestion worsens and public infrastructure struggles to keep pace with the city’s rapid urbanization, a new model is emerging—one led by private real estate developers. Among the frontrunners of this movement is the Prestige Group, whose recent announcement to construct a 1.5-kilometre flyover in Bellandur has set a compelling precedent. This initiative signals a transformation in urban development, where builders are no longer waiting for the government to act—they’re building the city themselves.
Prestige Group’s Bellandur Flyover: A Milestone Moment
The Prestige Group flyover project, approved by the Bruhat Bengaluru Mahanagara Palike (BBMP) in April 2025, represents one of the most ambitious developer-led infrastructure projects in Bengaluru to date. The 1.5-kilometre elevated road will connect the upcoming Prestige Beta Tech Park in Bellandur to the Outer Ring Road (ORR), a critical artery in the city’s IT corridor. This project aims to drastically ease congestion in a notoriously jammed area, benefiting thousands of daily commuters.
What sets this project apart is that it will be entirely funded and built by Prestige Group, not the government. Despite being a private initiative, the flyover will be open to the public and must adhere to BBMP’s civic requirements, including pedestrian access, lighting, and safety features. The project also includes widening Kariyammana Agrahara Road and building a new connector road to Sakra Hospital Road, improving last-mile connectivity.
Why Developers Are Entering the Infrastructure Space
The move by Prestige Group is not an isolated case. Across Bengaluru, major real estate developers are increasingly investing in civic infrastructure. There are several key reasons behind this growing trend:
- Connectivity Drives Real Estate Value: Better roads, flyovers, and metro access directly increase the desirability and market value of residential and commercial projects.
- Faster Execution: Private developers can implement projects faster than government bodies mired in bureaucracy and funding issues.
- Incentives Like TDR: The city’s Transferable Development Rights (TDR) policy now allows developers to use earned credits anywhere in Greater Bengaluru, making infrastructure projects more financially viable.
- Brand Differentiation: Developers who offer seamless connectivity and infrastructure stand out in a crowded market, attracting premium buyers and institutional investors.
By controlling access and connectivity, developers like Prestige can ensure their projects are better integrated into the city fabric—creating a win-win for both business and urban planning.
The New Incentive: Transferable Development Rights (TDR)
One of the strongest motivators behind private infrastructure investments is the restructured TDR policy. TDR allows developers to earn development rights—extra floor area ratio (FAR)—in return for land or infrastructure they contribute for public use. With the 2025 update, TDRs are now citywide, meaning Prestige can use the development benefits earned in Bellandur for projects in Whitefield, Sarjapur, Hebbal, or even central Bengaluru.
This flexibility makes infrastructure investments not just a public good but a strategic business decision. By creating roads, flyovers, or parks, developers gain the ability to increase density and revenue in more commercially viable areas—balancing the upfront cost with long-term returns.
Developer-Led Infrastructure Across Bengaluru
The Prestige flyover is part of a broader pattern of developer-led infrastructure in Bengaluru. Several large-scale projects have adopted similar approaches:
Embassy Group – Manyata Tech Park
Embassy Group has invested in road widening, traffic planning, and skywalks near Manyata Tech Park, where public infrastructure couldn’t keep up with corporate demand. Their private involvement in creating flyovers and internal road systems has improved access for both employees and local residents.
RMZ Corp – RMZ Ecoworld
In Whitefield’s RMZ Ecoworld, RMZ has funded internal access roads and improved junctions to facilitate smoother vehicle flow. These changes have had a ripple effect, increasing nearby property values and reducing bottlenecks during peak hours.
Brigade Group – Varthur Road
Brigade Group has contributed to road infrastructure and public utilities within and around Brigade Cornerstone Utopia, transforming a once-overlooked part of Varthur Road into a well-connected micro-market.
Impact on Real Estate and End Users
For property buyers, the presence of developer-built infrastructure offers tangible benefits:
- Reduced commute times
- Reliable road quality and maintenance
- Higher property appreciation
- Increased rental yields
For instance, with the Bellandur flyover, properties within a 2–3 km radius are expected to see 10–15% price appreciation over the next 12–18 months. Projects that offer guaranteed connectivity stand out among buyers looking for homes near their workplaces, especially in IT corridors.
Moreover, improved infrastructure also enables developers to launch integrated townships, combining residential, commercial, educational, and recreational spaces within a well-connected ecosystem.
Addressing Environmental and Civic Concerns
While the rise of developer-built infrastructure is largely positive, it’s not without criticism. Environmental activists and urban planners caution against unchecked development, especially near wetlands and lakebeds, which are ecologically sensitive areas. Bellandur itself has a troubled history with encroachments and flooding caused by poor drainage planning.
To mitigate such risks, civic bodies like BBMP have mandated environmental impact studies and structural audits for large infrastructure projects. For the Prestige flyover, these regulations include protection of stormwater drains, safety audits, and ensuring non-disruption of existing natural flows. It is essential that these safeguards are strictly enforced so that private gain does not come at the cost of public ecological health.
How This Model Compares to Government Projects
The Prestige Group’s fast-paced approval and planning process stands in contrast to many stalled public infrastructure projects in Bengaluru. The Ejipura flyover, for example, has been under construction since 2017 and has faced repeated delays due to land acquisition issues and budget constraints.
In contrast, Prestige’s project was conceived, approved, and designed within two years—thanks to direct funding and focused execution. The flyover is expected to begin construction by early 2026 and complete within 24–30 months, assuming monsoon and logistics delays are managed effectively.
This difference in pace highlights how PPP models or fully private infrastructure delivery may be key to solving Bengaluru’s chronic infrastructure lag.
The Road Ahead: A Scalable Urban Development Model
The Prestige Group’s flyover could be the template for the future of urban development in Bengaluru. With city authorities now more open to collaborative infrastructure models, similar projects could emerge in other high-growth corridors such as Sadahalli, Budigere Cross, Sarjapur Extension, and Hebbal North.
If executed transparently and sustainably, this model has the potential to:
- Reduce infrastructure backlogs
- Drive real estate growth
- Create better planned communities
- Attract global investors looking for integrated urban models
However, it will require continuous civic engagement, strong regulation, and clear guidelines to ensure that private infrastructure doesn’t become a substitute for public accountability.
Conclusion: Prestige Sets the Benchmark for Modern Urban Development
The Prestige Group’s Bellandur flyover marks more than just an engineering achievement. It is a symbol of a shifting paradigm in how Indian cities, particularly Bengaluru, are approaching infrastructure and growth. By taking initiative where public systems fall short, developers are not just selling homes—they are building the future.
As long as this approach remains rooted in transparency, civic inclusion, and ecological responsibility, developer-built infrastructure could become a transformative force in urban India. With Prestige setting the pace, Bengaluru might just find a new road forward—literally and figuratively.
Also read, Why Bengaluru Homes Are Getting Bigger—and Pricier—in 2025