Anekal Masterplan
BMRDA-2031
Overview
The Anekal LPA Master Plan 2031 governs land use across 402.3 sq km south of Bengaluru, under the authority of BMRDA and the Anekal Planning Authority. Approved by the Government of Karnataka vide G.O. No. UDD 151 BMR 2013 dated 03.09.2014, it divides the LPA into Residential, Commercial, Industrial, Public and Semi-Public, Agriculture, and Green Belt zones. Every plot in Anekal has a zone classification. That classification determines what you can build, whether conversion is required, and whether your layout has any legal standing. This page covers the zone rules that matter most to land buyers in the Anekal LPA.
Sarjapura, Attibele, Jigani, and Chandapura: which zone is actually investable
Jigani–Bommasandra
Zone Character (Anekal LPA Master Plan 2031)
Industrial + Residential
Primary Growth Driver
Bommasandra industrial area, proximity to Electronic City
Key Risk
Industrial zone land often sold as residential; check zone map before buying
Attibele Hobli
Zone Character (Anekal LPA Master Plan 2031)
Residential and some Industrial
Primary Growth Driver
NH-44 connectivity, Hosur Road, IT/logistics demand
Key Risk
Unapproved layouts on agricultural fringe land; DC conversion without layout sanction
Sarjapura
Zone Character (Anekal LPA Master Plan 2031)
Residential (Urban Node)
Primary Growth Driver
IT corridor overspill from ORR and Whitefield; STRR alignment
Key Risk
Green belt pockets along nala boundaries restrict construction; confirm zone before purchase
Chandapura–Anekal Road
Zone Character (Anekal LPA Master Plan 2031)
Residential and agricultural transition
Primary Growth Driver
Namma Metro Yellow Line (RV Road–Bommasandra), PRR, proximity to Electronic City
Key Risk
Revenue land and panchayat-approved plots without Anekal Planning Authority sanction
Corridor / Locality
Zone Character (Anekal LPA Master Plan 2031)
Primary Growth Driver
Key Risk
Jigani–Bommasandra
Industrial + Residential
Bommasandra industrial area, proximity to Electronic City
Industrial zone land often sold as residential; check zone map before buying
Attibele Hobli
Residential and some Industrial
NH-44 connectivity, Hosur Road, IT/logistics demand
Unapproved layouts on agricultural fringe land; DC conversion without layout sanction
Sarjapura
Residential (Urban Node)
IT corridor overspill from ORR and Whitefield; STRR alignment
Green belt pockets along nala boundaries restrict construction; confirm zone before purchase
Chandapura–Anekal Road
Residential and agricultural transition
Namma Metro Yellow Line (RV Road–Bommasandra), PRR, proximity to Electronic City
Revenue land and panchayat-approved plots without Anekal Planning Authority sanction
The Namma Metro Yellow Line is planned to terminate at Bommasandra, 10 minutes from Chandapura, with ongoing discussions to extend it toward Hosur. The STRR (Satellite Town Ring Road) will improve connectivity between Anekal, Sarjapura, and Attibele. Both projects are in planning or early construction phases as of 2026 , land price appreciation along these routes is already priced in at certain nodes, but land further from confirmed station locations still offers entry value.
The most misunderstood corridor is the agricultural fringe around Sarjapura. Green belt and conservation zone designations along the nala and lake buffer areas in Sarjapura Hobli restrict construction entirely. A plot that looks residential on the seller's sketch may sit inside a buffer zone on the actual master plan map. The only way to confirm is to overlay the survey number against the Anekal LPA Master Plan 2031 land use map.
Frequently Asked Questions
What is the Anekal LPA Master Plan 2031, and who enforces it?
The Anekal LPA Master Plan 2031 covers 402.3 sq km south of Bengaluru, approved vide G.O. No. UDD 151 BMR 2013 dated 03.09.2014. BMRDA sets the framework; the Anekal Planning Authority, constituted under the Karnataka Town and Country Planning Act, 1961, enforces zoning and issues layout approvals.
Does "BMRDA approved" on a broker's advertisement mean the layout is legally sanctioned in Anekal?
No. Layout approval must come from the Anekal Planning Authority, not BMRDA. Over 430 layouts across LPA jurisdictions have been identified as illegal for lacking this sanction. Ask for the Anekal Planning Authority approval order number before trusting any advertised claim.
Can I build on DC-converted land in Anekal without a layout approval?
No. DC conversion changes agricultural classification at the revenue level only; it does not authorize construction. Without an Anekal Planning Authority layout sanction, you cannot obtain a building plan approval, and Khata applications to Anekal TMC or Gram Panchayat bodies will be rejected.
Which planning districts in the Anekal LPA have the most active residential demand?
Attibele Hobli and Sarjapura are the most active residential nodes, driven by NH-44 access and IT corridor demand. Chandapura–Anekal Road is growing on Metro Yellow Line proximity. Jigani carries an industrial zone designation and is not suitable for residential development without plot-level zone verification.
How do I check whether my survey number falls in a green belt or conservation zone?
Overlay the survey number on the Anekal LPA Master Plan 2031 zone map from the Anekal Planning Authority or BMRDA. On 1acre, the premium Anekal Masterplan layer lets you verify zone designation directly on the map. Green belts and conservation zones prohibit residential construction entirely.
What infrastructure projects are expected to affect land values in the Anekal LPA?
The Namma Metro Yellow Line, Peripheral Ring Road, and STRR are the three key projects. Bommasandra Metro Station is approximately 10 minutes from Chandapura. All three are at varying stages as of 2026; verify current progress before pricing land on future infrastructure assumptions.
What documents should I verify before buying land in the Anekal LPA?
Verify the Anekal Planning Authority layout approval order, DC conversion order, Encumbrance Certificate from the Anekal Sub-Registrar office, individual E-Khata from the local body, and the survey sketch from the village accountant. Cross-check the survey number against the Anekal LPA Master Plan 2031 zone map before any payment.
Disclaimer
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Data Source & Verification
Source
Official Anekal Local Planning Authority (under BMRDA) documents
Official Website
anekal.tpa.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active