North Bangalore plots: where to buy

Everywhere else in the city, plotted stock is mostly gone. Here, it's the dominant format in five of six pockets.

Kempegowda International Airport sits at the centre of this belt, and everything else radiates from it: the KIADB Aerospace Park drawing manufacturing and aerospace tenants to Bagalur and Shettigere, a Blue Line metro extension and the Satellite Town Ring Road (STRR) both converging on Devanahalli, and the Peripheral Ring Road (rebranded the Bengaluru Business Corridor) finally moving toward construction near Doddaballapur Road. Plot prices here run from under ₹2,000/sq ft on the Chikkaballapur outskirts to ₹12,000/sq ft for BIAAPA-approved layouts within 5 km of the airport — a six-times spread inside one belt.

What most brochures don't lead with: three separate planning authorities operate across this belt, plus, in the outer stretches, layouts that no authority has approved at all. The authority that governs a specific plot — not its distance from the airport — is usually the bigger driver of both price and risk. That's the emphasis of this guide.

The single most important fact about any plot in this belt isn't its price. It's which authority approved the layout it sits in — and a gram panchayat approving nothing at all is a real, common failure mode here.

This is the highest-diligence property type in the city. None of the checks below are optional, and skipping one is the most common way buyers overpay or lose financing eligibility here. For a tickable version of this list, see our plot buying checklist↗.

• Confirm which authority actually approved the layout — BIAAPA in the airport belt, BMRDA in the outer metropolitan ring, or DTCP in taluk areas like outer Devanahalli and Chikkaballapur. A gram panchayat has no power to approve a layout at all.
• Ask for the DC conversion order — the document converting land from agricultural to residential use — separately from the layout approval. A layout can be approved while the specific plot within it is still unconverted.
• Check the khata classification. A-khata (now issued as e-khata, the digital record) means banks will finance it and resale is straightforward. B-khata, or a plain revenue or panchayat khata, means limited or no financing and a harder resale. Karnataka's 2026 regularisation window let qualifying B-khata properties convert to A-khata at 2% of guidance value; that window closed 23 August 2026, and conversion now costs 5% — factor the higher cost in if you're buying a B-khata plot expecting to regularise it later. See our khata explainer↗ for the full picture.
• Match the survey number across the mother deed, the RTC extract (land record), the DC conversion order and the sale deed. A mismatch here is one of the most common sources of disputes in this belt.
• Pull an encumbrance certificate covering at least 15 years, and verify any approval or registration number directly with the issuing authority — not just the number printed on a brochure or hoarding, especially in the Bagalur, Shettigere and Chikkaballapur pockets.
• If the layout markets itself as a RERA-registered plotted development, look it up the same way you'd verify an apartment project — see our Karnataka RERA checklist↗. Not every plotted layout is required to register, so absence of a RERA number isn't automatically a red flag, but presence of a fake one is.
• Visit the site in person. Roads, drainage, stormwater lines and utility connections shown on a layout plan aren't always built out on the ground in a still-developing pocket, particularly beyond Doddaballapur and around Chikkaballapur.
• Price in infrastructure that's tendered or under construction, and be wary of paying extra for anything still described as "planned" or "proposed" — the Peripheral Ring Road and the airport metro have both slipped before.
• Get a licensed engineer's building-plan sanction sorted with the correct authority (BIAAPA, BMRDA or the local panchayat, matching the layout's approval) before you start construction — the approval that let you buy the plot isn't the same as the one you'll need to build on it.