If you've been keeping an eye on Bengaluru's real estate market, you've probably noticed a surge in plotted developments, especially on the city's outskirts.
Right now, there are three such plotted developments open for Expression of Interest (EOI), and they’re all based in up-and-coming micromarkets anchored by connectivity projects.
Here is what we discuss in this blog:
- What’s the advantage of choosing plotted developments?
- What’s special about the locations of these projects?
- Goyal & Co Hariyana Plots in Devanahalli
- Assetz Codename Palmscape off IVC Road in North Bengaluru
- Sobha Chikka Tirupati in East Bengaluru
Plotted developments are ideal for investments and for those who want to build their own homes. Our team of dedicated experts can help you make this decision. Book a free call with us to find out!
What is the EOI Stage?
The Expression of Interest (EOI) stage is your early window into a project. When a developer is still in the pre-launch phase, they open a limited booking window that gives early buyers two meaningful advantages:
- Lower entry price: With a non-bankable cheque, you can save at least ₹250-300/sq ft. On a 1,500 sq ft plot, that's a saving of ₹3.75-4.5L, before the project has even officially launched.
- Preferential & priority allotment: You get first pick of your preferred unit. Someone who enters after the EOI stage closes will choose from whatever's left at a higher price.
The EOI stage doesn't last long, and once it's gone, those advantages go with it. Join our WhatsApp community to receive alerts about new EOI projects!
Why Plotted Developments?
This is a fair question, especially when apartments are more familiar to most homebuyers.
The core difference comes down to land ownership.
In an apartment, what you technically own is an Undivided Share (UDS) of the land, meaning the land is split between all flat owners in the building. In a plotted development, you own the entire piece of land outright. That's a fundamentally different kind of asset.
For investors, this matters for a few reasons:
- Price appreciation: The land itself appreciates, and you get all of it, not a fraction.
- Flexibility to build: Plot owners can construct a home exactly the way they want, without being bound by an apartment's fixed floor plan or builder specifications.
- Long-term upside: Plots near major infrastructure projects, particularly connectivity corridors, have historically outperformed apartments on appreciation over a 7-10 year horizon.
It's not a short game. For buyers with patience and a longer investment horizon, the returns could potentially be better.
What's Special About These Locations?
All three EOI projects featured below sit on the outskirts of Bengaluru, and that's not a red flag; it's the point.
Land availability within Bengaluru's core has become extremely constrained. What was once considered "too far out" a decade ago is now, in some cases, central Bengaluru. Locations like Whitefield, Sarjapur and Hebbal went through exactly this cycle.
STRR (Satellite Town Ring Road) and PRR (Peripheral Ring Road) are large-scale connectivity corridors that will dramatically reduce travel time from peripheral areas to the city's employment hubs.
Projects located close to STRR or PRR are effectively betting on Bengaluru's continued outward growth and with Bengaluru’s history, it’s a reasonable bet.
Here's what to expect:
- Connectivity: STRR/PRR improves access to these locations.
- Demand: As people can commute from these areas, demand for housing picks up.
- Social infrastructure: Schools, hospitals, and retail fill in once there's enough residential density.
- Price appreciation: By the time the market is mature, early buyers have already captured the benefits.
Suburban railway projects underway in Bengaluru will further strengthen this cycle, offering residents in these areas rail connectivity to the rest of the city.
If you'd like to get in-depth information about these up-and-coming markets, book a free call with our Bengaluru real estate experts.
1. Goyal & Co Hariyana Plots: Devanahalli
Devanahalli is one of Bengaluru's most airport-proximate locations. Being within 20 minutes of KIAL is a distinct advantage that Goyal & Co Plots have. It also sits close to STRR, which makes a promising case for the appreciation cycle.
- Developer: Goyal & Co Hariyana Group
- Location: Devanahalli
- Land Parcel: 35 Acres
- Total Units: 500
- Configurations: 4 Types
- Unit Density: 14 plots/acre
- Possession: 2030
- Base Price: ₹6,999/sq ft
Foxconn's reported plans to set up manufacturing in this belt could add a significant employment anchor, driving both white and blue-collar demand for housing.
The watch-out: it is still a developing market, and social infrastructure is limited for now. This is a long-term play.
2. Assetz Codename Palmscape: Off IVC Road, North Bengaluru
Located off IVC Road with proximity to both Bellary Road and the upcoming STRR, Assetz Codename Palmscape is in a great location with strong potential. The airport is also a short drive away, reinforcing the location's long-term demand.
- Developer: Assetz
- Location: Off IVC Road, North Bengaluru
- Land Parcel: ~35 Acres
- Total Units: 642
- Configurations: 1,199-1,798 sq. ft.
- Unit Density: 18 plots/acre
- Possession: 2030
- Price Range: ₹1.08-2.16 Cr
3. Sobha Chikka Tirupathi: East Bengaluru
Of the three projects, Sobha Chikka Tirupathi stands out on two fronts: developer pedigree and possession timeline.
- Developer: Sobha
- Location: Chikka Tirupathi Road, East Bengaluru
- Land Parcel: 26 Acres
- Total Plots: 388
- Unit Density: ~15 plots/acre
- Possession: 2028
- Price Range: ₹6,000-7,000/sq ft
The Sarjapur-Chikka Tirupathi belt is seeing rising demand for villas and plotted developments, driven by land availability and its position relative to STRR. This is firmly a medium-to-long-term play; value here comes from land appreciation over 3-7 years, not rental income.
Final Thoughts
All three of these projects are bets on Bengaluru's outward expansion, and on the infrastructure projects (STRR, PRR and suburban rail) that will make that expansion viable.
None of them is a short-term play. But for buyers with a 7-10 year horizon who want land ownership, flexibility to build and early-market pricing, these EOI windows are worth your attention.
If you’re concerned about the strength of these fundamentals or the actual facts behind the city’s outward expansion, book a free call with us!
