STRR
KRDCL
Overview
Bengaluru STRR land buying decisions require knowing which of the three phases is operational, which is legally frozen, and which localities sit inside the 1,019 sq km STRR Planning Authority jurisdiction. The Satellite Town Ring Road (NH-948A) is a 280.8 km access-controlled expressway under NHAI connecting 12 satellite towns under the Bharatmala Pariyojana. Phase 1 (Dobaspete to Hoskote, 80 km) was inaugurated on March 11, 2024 at a combined cost of over ₹2,750 crore. Phase 2 is on hold. This page covers what that hold means for plots in and around Kanakapura and Anekal, and which corridors carry verified title and conversion status.
Devanahalli, Hoskote, Doddaballapur and Sarjapur: Where STRR Connectivity is Already in the Land Price
Devanahalli
STRR Section
Phase 1 (operational)
Primary Growth Driver
Airport, Aerospace Park, ITIR
Current Approval Route
BIAAPA layout approval; BDA for some pockets
Key Risk
Hi-tech zone acquisition risk; check master plan
Hoskote
STRR Section
Phase 1 (operational)
Primary Growth Driver
Logistics, Bengaluru-Chennai Expressway, industrial
Current Approval Route
Hoskote Planning Authority under BMRDA
Key Risk
Agricultural plots without conversion widely marketed
Doddaballapur
STRR Section
Phase 1 (operational)
Primary Growth Driver
Textile industry, logistics, Multi-Modal Logistics Park at Dobaspete
Current Approval Route
BMRDA local planning authority
Key Risk
Revenue sites and Gram Panchayat layouts still common
Sarjapur
STRR Section
Phase 3 (under construction)
Primary Growth Driver
IT residential spillover from Whitefield; ORR decongestion
Current Approval Route
BMRDA, Anekal Planning Authority
Key Risk
Phase 3 completion timeline tied to Bannerghatta clearance
Corridor
STRR Section
Primary Growth Driver
Current Approval Route
Key Risk
Devanahalli
Phase 1 (operational)
Airport, Aerospace Park, ITIR
BIAAPA layout approval; BDA for some pockets
Hi-tech zone acquisition risk; check master plan
Hoskote
Phase 1 (operational)
Logistics, Bengaluru-Chennai Expressway, industrial
Hoskote Planning Authority under BMRDA
Agricultural plots without conversion widely marketed
Doddaballapur
Phase 1 (operational)
Textile industry, logistics, Multi-Modal Logistics Park at Dobaspete
BMRDA local planning authority
Revenue sites and Gram Panchayat layouts still common
Sarjapur
Phase 3 (under construction)
IT residential spillover from Whitefield; ORR decongestion
BMRDA, Anekal Planning Authority
Phase 3 completion timeline tied to Bannerghatta clearance
Sarjapur is the most commonly misread corridor. Buyers price Sarjapur plots at STRR-connectivity valuations even though the relevant STRR section (Phase 3 southern package near Attibele and Anekal) is still under construction and the adjacent Phase 2 Bannerghatta section remains on hold. The ORR already serves Sarjapur directly. STRR adds a second connectivity layer once Phase 3 is complete, but that completion depends on resolution of the Bannerghatta clearance issue.
Frequently Asked Questions
What is the Bengaluru STRR and why does it matter for land buying near satellite towns?
The STRR (NH-948A) is a 280.8 km NHAI expressway connecting 12 satellite towns under Bharatmala Pariyojana. Phase 1 (80 km, Dobaspete to Hoskote) opened March 2024. The STRR Planning Authority governs 1,019 sq km of land jurisdiction across these towns.
Which sections of the Bengaluru STRR are operational and which are under construction?
Phase 1 (Dobaspete to Hoskote, 80 km) is operational since 2024. Phase 2 (56 km through Bannerghatta National Park) is on hold pending forest clearance. Phase 3 western packages (144 km) had tenders issued September 2024 and are under construction.
Why is STRR Phase II on hold and what does it mean for land near Anekal?
Phase 2 requires an 8.1 km elevated viaduct through Bannerghatta National Park's core zone, diverting 11 hectares of forest. Forest Conservation Authority clearance is pending. Buyers near Anekal and Kanakapura should not price plots on a Phase 2 completion assumption.
Is DC conversion mandatory before buying agricultural land near the STRR?
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.
Which STRR corridors have the strongest investment rationale for Bengaluru land buyers?
Devanahalli (airport, Aerospace Park), Hoskote (logistics, Bengaluru-Chennai Expressway), and Doddaballapur (Multi-Modal Logistics Park, operational Phase 1) are the three corridors with verified STRR connectivity and documented employment anchors.
What approvals must a plotted layout near STRR carry to be legally secure?
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.
What is the STRR Planning Authority and which areas does it cover?
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.
Disclaimer
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Data Source & Verification
Source
Official Karnataka Road Development Corporation Limited (KRDCL) documents
Official Website
krdcl.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active