Question 1

What is the Bengaluru STRR and why does it matter for land buying near satellite towns?

Accepted Answer

The STRR (NH-948A) is a 280.8 km NHAI access-controlled expressway connecting 12 satellite towns around Bengaluru under Bharatmala Pariyojana. Phase 1 (80 km, Dobaspete to Hoskote) opened in March 2024. The STRR Planning Authority governs a 1,019 sq km planning jurisdiction — all layout approvals within this zone require sanction from the relevant local planning authority, not gram panchayats. Check whether your survey number falls inside the STRR corridor or right-of-way before any payment.  View the STRR alignment on 1acre Premium .

Question 2

Which sections of the Bengaluru STRR are operational and which are under construction?

Accepted Answer

Phase 1 (Dobaspete to Hoskote, 80 km, inaugurated March 2024) is operational with tolls collected. Phase 2 (56 km through Bannerghatta National Park's core zone) is on hold pending forest clearance — no construction date is confirmed. Phase 3 (144 km western section, 5 packages, tenders issued September 2024 at ₹4,750 crore) is mostly progressing, but Package 4 (Thattekere–Bagganadoddi, 8.34 km through Bannerghatta) also requires forest clearance and carries the same environmental hold risk as Phase 2. Full project completion (excluding Phase 2 and Package 4) is targeted for 2026–2027.

Question 3

Why is STRR Phase II on hold and what does it mean for land near Anekal?

Accepted Answer

Phase 2 requires a 3.85 km elevated stretch through Bannerghatta National Park's core zone plus ~2 km through the buffer, diverting 11 hectares core + 5.7 hectares buffer. MoEF&CC and the National Wildlife Board have cleared the project; Forest Conservation Authority (FCA) approval is the remaining hurdle. Phase 3 Package 4 (Thattekere–Bagganadoddi, 8.34 km, ₹1,018 cr) also passes through the park with separate clearance pending — buyers near Anekal should not price on either Phase 2 or Phase 3 completion. Note: Phase 3 Package 4 (Thattekere–Bagganadoddi, 8.34 km) also passes through Bannerghatta National Park with forest clearance pending — plots near Anekal should not price in Phase 3 completion assumptions either, until this clearance is confirmed.

Question 4

Is DC conversion mandatory before buying agricultural land near the STRR?

Accepted Answer

Yes. Gram Panchayat approval on unconverted agricultural land is legally invalid under Karnataka law. A valid DC conversion order is mandatory before any residential use. Without it, the plot has no A-Khata eligibility and banks typically refuse loans. Use the 1acre Premium STRR layer (https://1acre.in/subscribe) to verify your survey number's conversion and BMRDA layout-approval status before transacting.

Question 5

Which STRR corridors have the strongest investment rationale for Bengaluru land buyers?

Accepted Answer

Devanahalli, Hoskote, and Doddaballapur all have operational Phase 1 STRR connectivity with documented industrial and logistics employment anchors — Airport/Aerospace Park, NE-7 Expressway, and Multi-Modal Logistics Park respectively. These corridors carry lower infrastructure uncertainty than Phase 3 or Phase 2 zones. Zone verification, DC conversion status, and LPA layout sanction remain mandatory regardless of corridor — STRR connectivity does not change agricultural land's conversion requirements or zoning.

Question 6

What approvals must a plotted layout near STRR carry to be legally secure?

Accepted Answer

A layout needs DC conversion, a sanctioned plan from the relevant local planning authority under BMRDA (Hoskote, Anekal, or Nelamangala), and RERA registration for developments of 8 or more plots.

Question 7

What is the STRR Planning Authority and which areas does it cover?

Accepted Answer

Karnataka set up the STRR Planning Authority in 2016. Its jurisdiction covers 1,019 sq km across 12 satellite towns. Layout approvals within this area must go through local planning authorities under BMRDA, not directly through Gram Panchayats. For layout approvals, approach the relevant local planning authority for your corridor — Hoskote Planning Authority (east), Anekal Planning Authority (south-east), Nelamangala Planning Authority (west), or BIAAPA (north around Devanahalli).

248 Verified lands & plots for sale near the Bengaluru STRR (NH-948A) – Phase Status and Land-Buying Guide.