Anekal Masterplan: Zone Check and Land Use Guide
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
The Anekal LPA Master Plan 2031 identifies four planning districts: Anekal, Sarjapura, Attibele, and Jigani. Each has a different zone character and risk profile. Understanding which district and zone your plot falls in is the single most important pre-purchase step.
The Jigani–Bommasandra–Electronic City–Attibele belt is explicitly identified in the Master Plan as a major economic cluster, anchored by industrial zones around NH-44 (formerly NH-7) from Electronic City to the Tamil Nadu border. This is the corridor where industrial zone land commands a significant premium and where agricultural land adjacent to industrial zones is most frequently misrepresented.
The table below maps the key corridors to their master plan zone character and current growth drivers.
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 (RV Road to Bommasandra, 19.15 km, 16 stations) has been fully operational since 11 August 2025; Bommasandra station is approximately 10 minutes from Chandapura. The STRR Dobbaspet-Hoskote section opened in March 2024, improving connectivity between Anekal, Sarjapura, and Attibele. The Peripheral Ring Road (PRR) remains unbuilt — its July 2024 tender was cancelled; a fresh tender for a 19.8 km northern stretch was released in early 2026 but construction has not commenced , 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. Check your survey number's zone on 1acre Premium.
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 all BMRDA LPA jurisdictions combined, with Anekal among the most-affected areas 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?
DC conversion alone does not authorize construction — you still need an Anekal Planning Authority layout sanction to obtain a building plan approval or a valid Khata. Note: under the Karnataka Land Revenue (Amendment) Rules, 2025, farmland that already falls within a residential or commercial zone on the Anekal LPA Master Plan 2031 map is automatically treated as converted, removing the need for a separate DC conversion application in those zones. Even so, the Anekal Planning Authority layout approval is a separate and mandatory step regardless of conversion status.
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 has accelerated since the Namma Metro Yellow Line became operational in August 2025 — Bommasandra station (the terminus) provides direct metro access to Electronic City and Central Silk Board. Jigani carries an industrial zone designation and is not suitable for residential development without plot-level zone verification. Check your survey number's zone on 1acre Premium.
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 (RV Road to Bommasandra, 16 stations, 19.15 km) has been fully operational since 11 August 2025 — Bommasandra station is the terminus and is approximately 10 minutes by road from Chandapura. The STRR Dobbaspet–Hoskote section opened in March 2024 and serves the Anekal corridor. The Peripheral Ring Road (PRR, rebranded Bengaluru Business Corridor) remains unbuilt — its latest concessionaire tender was cancelled in July 2024; a fresh tender for a 19.8 km northern stretch was released in early 2026 but construction has not commenced. Price land only on confirmed operational or under-construction infrastructure; do not rely on PRR timelines.
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.
Can I see the Anekal Masterplan along with all the survey numbers?
Yes. On the 1acre map, you can load the Anekal Masterplan layer and the Survey Number layer together. This lets you see, at any location, both the masterplan zone and the individual survey numbers overlaid on satellite imagery — so you know exactly which zone your survey number falls in before committing. Both layers are available with a Premium subscription. Subscribe to 1acre Premium.
Disclaimer
Anekal Masterplan: Zone Check and Land Use Guide is only accessible with Premium Subscription.
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