North Bangalore has rapidly transformed into one of the city’s most dynamic real estate corridors, thanks to its proximity to the Kempegowda International Airport, major infrastructure projects like the Peripheral Ring Road and STRR, and upcoming metro connectivity. Yet, amid this surge in demand and rising property values, there remain select pockets where land is still available at relatively low prices. For savvy investors and budget-conscious homebuyers, these micro-markets offer a golden opportunity to enter the North Bangalore real estate landscape without breaking the bank.
This article explores where to find the lowest land prices in North Bangalore in 2025, along with the factors that influence pricing, infrastructure developments, and what to watch out for before investing.
Why Look for Low-Cost Land in North Bangalore?
The rapid urban expansion of Bangalore has pushed property prices in many central and southern areas beyond the reach of average buyers. However, North Bangalore stands out for its availability of large land parcels, improving connectivity, and potential for capital appreciation. While prime areas like Hebbal and Sahakar Nagar command premium prices upwards of ₹10,000 per sq ft, several upcoming zones in the northern arc still offer residential land at rates as low as ₹1,200–₹2,500 per sq ft.
Whether you’re planning to build a home in the future or looking to invest in a plot with the potential for long-term appreciation, understanding where land is still affordable in North Bangalore is essential.
Bagalur: The Budget-Friendly Plot Hub
Bagalur, located near the Aerospace SEZ and KIADB Industrial Area, is emerging as one of the most affordable locations for land in North Bangalore. Residential plots here start at just ₹1,200 per sq ft, with some gated layouts offering BBMP-approved sites in the ₹1,500–₹2,000 per sq ft range. This translates to approximately ₹18 to ₹25 lakhs for a 1,200 sq ft site, making it one of the most cost-effective localities in the region.
Bagalur benefits from proximity to major infrastructure projects such as the upcoming Peripheral Ring Road and Satellite Town Ring Road (STRR). The area is also close to the planned metro station at Bagalur Cross, which will enhance connectivity to other parts of Bangalore. With several mid-segment housing developments being planned nearby, Bagalur presents an ideal entry point for those looking to buy land at a low cost with long-term value potential.
Check out, Prestige Gardenia Estate – Premium Villa Plots in STRR, Devanahalli
Chikkajala and Shettigere: Strategic Yet Underpriced
Chikkajala and Shettigere, located between Yelahanka and Devanahalli, are often overlooked but hold substantial promise. These areas offer plotted developments and agricultural conversions starting from ₹1,400 per sq ft. The land here remains underpriced compared to nearby Devanahalli, which has seen a price spike due to the airport’s expansion and projects like Embassy Springs and Prestige Golfshire.
The key advantage of Chikkajala and Shettigere is their location just off the National Highway 44 and future connectivity through the Blue Line of Namma Metro. Investors should act early here, as the demand for land is expected to grow once major township projects and commercial zones are operational.
Check out, BARCA at Godrej MSR City – Luxury Township in North Bangalore
Kattigenahalli and BEML Layout: Semi-Urban Serenity at Low Prices
Kattigenahalli, nestled between Yelahanka and Bagalur, and adjacent to BEML Layout, offers plotted development options at attractive rates. Prices start at ₹2,500 per sq ft, and several sites in this belt are already BBMP-approved or fall under the BDA master plan for residential use.
Unlike more remote areas, Kattigenahalli has basic infrastructure in place, including proximity to schools, hospitals, and colleges such as Reva University and Brindavan College. While not as cheap as Bagalur, the area strikes a good balance between affordability and liveability, making it ideal for middle-income homebuilders who plan to construct within the next 2–3 years.
Also read, Amazon Signs Massive 10-Year Lease for Office Space in Kattigenahalli, Bengaluru
Devanahalli Surroundings: Farmland Turning Residential
Devanahalli is often cited as the future of Bangalore’s urban expansion, and rightly so. While land within Devanahalli town has become expensive due to projects like Brigade Orchards and Prestige Golfshire, the outskirts—particularly in villages like Balepura, Vijayapura, and Nandi Cross—still offer land parcels between ₹1,200 and ₹1,800 per sq ft.
These plots are typically farmland or panchayat-approved layouts, and buyers must conduct thorough due diligence before purchase. However, the proximity to Kempegowda International Airport, aerospace parks, and proposed tech parks ensures that these areas will witness appreciation over time.
The government’s push to create an “Aerotropolis” around Devanahalli also makes this a long-term growth zone. Buyers should be prepared for delayed infrastructure development, but the upside potential is substantial.
Hennur-Bagalur Road (Near Kannur and Byrathi): Transition Zones
Hennur Road has evolved from a quiet suburb to a vibrant real estate hotspot. While the main road is now fully developed and commands higher prices, the stretch beyond Hennur towards Kannur and Bagalur Road remains relatively affordable.
Plots in this area can be found for ₹2,000–₹3,500 per sq ft, depending on proximity to main roads and layout approvals. As the metro extension progresses and new commercial developments open in the vicinity, land prices here are expected to rise steadily.
One of the emerging projects in this belt is Prestige Autumn Leaves, which has already drawn investor attention to the region. The presence of branded developers enhances credibility and spurs local infrastructure upgrades—key drivers for future appreciation.
Doddagubbi and Byrathi: Affordable Alternatives Near Outer Ring Road
Doddagubbi and Byrathi, located just off Hennur Main Road and within 8–10 km from Manyata Tech Park, offer low-priced residential plots that still fall within BDA or BBMP planning zones. Prices here typically range from ₹2,800–₹4,000 per sq ft, making them highly competitive considering their access to the city.
These areas are ideal for first-time buyers who want to build their homes close to tech parks, schools, and upcoming commercial hubs. The nearby Elements Mall, corporate campuses, and frequent BMTC bus connectivity make these areas practical choices for end-use development.
Agricultural Land Near Chikkaballapur: The Cheapest per Square Foot
For buyers open to long-term investments and willing to take on conversion risks, agricultural land around Chikkaballapur offers the absolute lowest per square foot cost in North Bangalore. Large land parcels (1 acre and above) can be acquired at rates as low as ₹300–₹500 per sq ft.
While not suitable for immediate construction, these lands are often targeted by investors planning to hold for 5–10 years with the expectation of layout conversion or future township integration. Do note that investing in agricultural land involves compliance with Karnataka Land Reforms Act and approval from the District Commissioner for non-agriculturist buyers.
Most In-Demand Areas in North Bangalore
While low-priced land is attractive, it’s equally important to know where the market is most active. Here are the top high-demand localities where land values are already strong and still appreciating:
Hebbal
Hebbal remains one of the most sought-after micro-markets in all of Bangalore. It is a hub for high-rise apartments and luxury living, thanks to its location at the ORR-Bellary Road junction and proximity to Manyata Tech Park. Land availability here is limited and expensive, with prices ranging from ₹10,000–₹15,000 per sq ft.
Thanisandra Main Road
This area is booming due to its adjacency to tech parks and infrastructure upgrades like the metro. With new residential and commercial projects underway, Thanisandra is a mid-to-high ticket locality where land is increasingly scarce but highly valued.
Check out, Prestige Avon | Thanisandra Main Road | North Bangalore
Yelahanka
An established area with good social infrastructure, Yelahanka offers a balance between affordability and livability. It is highly popular among families and professionals, and plotted developments here often get sold out quickly.
Jakkur
Known for its peaceful surroundings and proximity to Hebbal, Jakkur has seen a steady rise in demand. The presence of the Jakkur Aerodrome and several premium apartment projects makes it a prime location.
These areas may not offer low entry costs, but they guarantee better infrastructure, faster returns, and stronger resale value.
Final Thoughts
North Bangalore remains one of the few zones in India’s major metro cities where you can still find quality residential land under ₹2,000 per sq ft. Locations like Bagalur, Shettigere, and outer Devanahalli offer a compelling combination of affordability and future infrastructure promise. At the same time, high-demand areas like Hebbal and Thanisandra showcase the region’s premium growth potential.
For buyers willing to wait a few years, invest in layout development, or build gradually, these areas offer excellent value and appreciation potential. With infrastructure upgrades like the Airport Metro Line and Peripheral Ring Road on the horizon, today’s low-priced plots may turn into tomorrow’s prime real estate.
Whether you’re looking to build your dream home or diversify your investment portfolio, the North Bangalore land market offers compelling opportunities across every budget.
