Nelamangala Masterplan
BMRDA-2031
Overview
The Nelamangala LPA masterplan zone governs all land use in one of Bengaluru's fastest-growing western corridors. The Nelamangala LPA Masterplan 2031, provisionally approved by the Bangalore Metropolitan Region Development Authority under G.O. No. UDD 150 BMR 2013, divides the local planning area into nine use zones, each with distinct permitted uses, FAR limits, and conversion requirements under the Karnataka Town and Country Planning Act, 1961. This page covers the zone classification system, the regulatory traps that catch buyers in this corridor, and the micro-markets where the plan creates or destroys land value.
Agricultural zone and phase-II land: the trap that resets a Nelamangala deal to zero
Residential
Permitted as-of-right
Plots, villas, apartments, group housing (min. 1 ha)
Requires DC conversion?
Yes, from agriculture
Key restriction
Hospitals need min. 750 sq m and 12 m road
Commercial
Permitted as-of-right
All residential uses plus offices, retail, warehouses, multiplexes
Requires DC conversion?
Yes, from agriculture
Key restriction
Mezzanine permitted on commercial only
Industrial
Permitted as-of-right
All industries including IT/BT; 40% residential quarters allowed for 10+ ha sites
Requires DC conversion?
Yes, from agriculture
Key restriction
KSPCB clearance required for obnoxious industries
Agricultural (Phase I)
Permitted as-of-right
Farmhouses up to 200 sq m plinth within 1.2 ha minimum plot
Requires DC conversion?
Not required for agricultural use
Key restriction
No layout or CLU in this zone
Agricultural (Phase II)
Permitted as-of-right
Agriculture only
Requires DC conversion?
No NOC for any non-agricultural development permitted
Key restriction
Do not purchase for residential/industrial development
Parks and Open Spaces
Permitted as-of-right
Parks, playgrounds; ancillary uses max 5% of area, G+1 only
Requires DC conversion?
N/A
Key restriction
30 m no-development buffer around lakes of 10 ha and above; 9 m around Raj Kaluves
Zone
Permitted as-of-right
Requires DC conversion?
Key restriction
Residential
Plots, villas, apartments, group housing (min. 1 ha)
Yes, from agriculture
Hospitals need min. 750 sq m and 12 m road
Commercial
All residential uses plus offices, retail, warehouses, multiplexes
Yes, from agriculture
Mezzanine permitted on commercial only
Industrial
All industries including IT/BT; 40% residential quarters allowed for 10+ ha sites
Yes, from agriculture
KSPCB clearance required for obnoxious industries
Agricultural (Phase I)
Farmhouses up to 200 sq m plinth within 1.2 ha minimum plot
Not required for agricultural use
No layout or CLU in this zone
Agricultural (Phase II)
Agriculture only
No NOC for any non-agricultural development permitted
Do not purchase for residential/industrial development
Parks and Open Spaces
Parks, playgrounds; ancillary uses max 5% of area, G+1 only
N/A
30 m no-development buffer around lakes of 10 ha and above; 9 m around Raj Kaluves
DC conversion for non-agricultural use is mandatory under Section 95 of the Karnataka Land Revenue Act. Under the 2025 amendments to that Act, misuse of conversion orders now attracts cancellation, land confiscation, and fines of up to Rs 1 lakh plus Rs 2,500 per day , recorded as an encumbrance on the RTC extract. If a seller cannot show you a dated conversion order cross-referenced against the actual survey number on the masterplan map, the transaction is not ready to proceed.
Where the Nelamangala LPA masterplan creates investable land: NH-48, Arasinakunte, and the STRR node
Arasinakunte / Adarsh Nagar (NH-48)
Zone classification
Residential
Current price range
Rs 3,600–6,100/sq ft
Primary growth driver
BMRDA-approved plotted development
Key risk
Unsanctioned layouts adjacent to approved ones
Dobbaspet industrial belt
Zone classification
Industrial
Current price range
Rs 2–2.5 Cr per 10,000 sq ft
Primary growth driver
Logistics, warehousing, STRR node
Key risk
KSPCB clearances; agricultural zone parcels intermixed
NH-48/STRR junction
Zone classification
Mixed (residential and agricultural phase I transition)
Current price range
Rs 5,500/sq ft average
Primary growth driver
STRR connectivity, proposed airport
Key risk
Phase II land sold as buildable; visit site in monsoon to check drainage
Corridor
Zone classification
Current price range
Primary growth driver
Key risk
Arasinakunte / Adarsh Nagar (NH-48)
Residential
Rs 3,600–6,100/sq ft
BMRDA-approved plotted development
Unsanctioned layouts adjacent to approved ones
Dobbaspet industrial belt
Industrial
Rs 2–2.5 Cr per 10,000 sq ft
Logistics, warehousing, STRR node
KSPCB clearances; agricultural zone parcels intermixed
NH-48/STRR junction
Mixed (residential and agricultural phase I transition)
Rs 5,500/sq ft average
STRR connectivity, proposed airport
Phase II land sold as buildable; visit site in monsoon to check drainage
The Nelamangala-Sondekoppa Road corridor is emerging, with layouts citing its expressway-like upgrade, but civic infrastructure on feeder roads varies sharply by exact location. Do not evaluate a Nelamangala site from satellite imagery alone: roads that look developed in summer can reveal flooding and drainage failures in the monsoon.
Frequently Asked Questions
What is the Nelamangala LPA masterplan and who enforces it?
The Nelamangala LPA Masterplan 2031 is prepared by BMRDA under the Karnataka Town and Country Planning Act, 1961. The Nelamangala Planning Authority handles layout approvals and zoning queries. BMRDA handles appeals. Gram panchayats have no authority here.
Can agricultural land in the Nelamangala LPA be converted and sold as residential plots?
Only in Phase I urbanizable areas, after a valid DC conversion order under Section 95 of the Karnataka Land Revenue Act. Agricultural Zone land cannot be converted at all. Phase II areas cannot receive any non-agricultural NOC during the current plan period.
What documents must I verify before buying a plot in the Nelamangala LPA masterplan zone?
Verify the RTC extract, DC conversion order, layout approval from BMRDA or the Nelamangala Planning Authority, A-Khata or e-Khata from the local body, and an encumbrance certificate going back at least 15 years from the sub-registrar.
What is the FAR allowed for residential construction in the Nelamangala LPA?
FAR ranges from 1.5 on roads up to 9 m wide to 2.5 on roads over 24 m. Group housing on 1–2 ha plots carries a maximum FAR of 1.5 on a minimum 12 m approach road.
Is land near the STRR Dobbaspet node a sound investment in the Nelamangala LPA?
The Dobbaspet–Hoskote STRR stretch opened in March 2024. The node is zoned industrial and logistics in the masterplan. Agricultural and Phase II land in this corridor is actively mislabelled by brokers; verify the exact survey number zone before any offer.
What is the "Yellow Zone" that brokers in Nelamangala refer to?
It is informal broker terminology for the Residential Zone on the masterplan colour map. It has no legal standing. The KTCP Act uses zone names, not colours. Always confirm the formal zone name in the official zoning regulations document.
What penalties apply if I develop land in the Agricultural Zone without conversion in Nelamangala?
Under the Karnataka Land Revenue (Amendment) Rules 2025, penalties include conversion order cancellation, land forfeiture, fines up to Rs 1 lakh plus Rs 2,500 per day for continued violations, and potential criminal prosecution under the Bharatiya Nyaya Sanhita 2023.
Disclaimer
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Data Source & Verification
Source
Official Nelamangala Local Planning Authority (under BMRDA) documents
Official Website
nelamangala.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