Land rates, site prices and property rates per sq ft along Bangalore airport road in 2026, from Jakkur to Devanahalli, plus guidance vs market value.
Along Bangalore’s airport road (Bellary Road, NH 44), average asking rates for homes in 2026 run from about ₹13,000 per sq ft at Jakkur, near the city, to around ₹9,600 at Devanahalli and ₹8,000 further north. Land and plots follow the same gradient: gated plots near the corridor ask ₹6,500–14,000 per sq ft, while converted sites a few kilometres off it start below ₹2,000. Here is the full corridor, locality by locality.
These are asking prices from listings and research reports, not registered sale prices. Rates change plot by plot with approvals, road frontage, corner or east-facing position and whether the layout is gated. Use them as a starting range, then check recent registrations and the guidance value with the sub-registrar before you negotiate.
Property rates along the airport road, from Jakkur to Devanahalli
| Locality | Average asking rate (₹/sq ft) | Recent change | Quarter |
|---|---|---|---|
| Jakkur | ₹13,000 | −4.8% | Sep 2026 |
| Kogilu | ₹11,150 | −1.8% | Sep 2026 |
| Yelahanka | ₹10,100 | +0.7% | Jun 2026 |
| Hunasamaranahalli | ₹9,200 | +0.4% | Sep 2026 |
| International Airport Road | ₹11,250 | +10.9% | Sep 2026 |
| Bagaluru | ₹10,400 | +2.0% | Sep 2026 |
| Huvinayakanahalli | ₹10,450 | +2.4% | Sep 2026 |
| Devanahalli | ₹9,600 | +3.9% | Jun 2026 |
| Sathnur | ₹8,000 | n/a | Sep 2026 |
Land and site prices on the airport road corridor
Plot rates are lower than apartment rates per sq ft, because they do not include construction, but they follow the same pattern: highest near the city and the airport, lower as you move off the main road.
| Area | Plot / site price (₹/sq ft) | Type of land | Source |
|---|---|---|---|
| Chikkajala | ₹10,500 – ₹14,000 | Gated layouts, planning-authority approved | BookNewProperty, Mar 2026 |
| Shettigere | ₹6,500 – ₹11,500 | Branded, RERA-registered gated plots | BookNewProperty, Mar 2026 |
| Nandi Hills foothills | ₹8,500 – ₹10,500 | Converted and authority-approved plots | BookNewProperty, Mar 2026 |
| Devanahalli | ₹4,580 – ₹9,400 | Plotted project averages | Housing.com, Nov 2026 |
| Bagalur outskirts | ₹4,100 – ₹6,000 | Converted and municipal-approved plots | BookNewProperty, Mar 2026 |
| Singarahalli | ₹1,200 – ₹1,800 | Converted and panchayat land | BookNewProperty, Mar 2026 |
For the wider region, including Doddaballapur Road, Hoskote and Yelahanka, see plot prices in North Bangalore 2026. For gated options close to the airport, read about villa plots near Bangalore airport.
Guidance value vs market value on the airport road
The guidance value is the minimum value the state uses to charge stamp duty and registration. Market prices on the corridor sit well above it. In Devanahalli, Square Yards lists a government registration rate of about ₹6,250 per sq ft against an average asking rate of about ₹9,600.
| Category | Guidance value change from 1 Oct 2023 |
|---|---|
| Agricultural land | Up to 50% |
| Sites | Up to 30% |
| Apartments | 5% – 20% |
Stamp duty (5% in Karnataka) and registration charges are calculated on the higher of the agreement value and the guidance value, so the guidance value matters even when you pay more than it. Look up the value for a specific survey number on the state’s Kaveri portal or ask the sub-registrar.
Is the airport road still worth buying on?
The corridor has the deepest long-term demand in North Bangalore: the airport, the aerospace and hardware parks, business parks and the airport metro line under construction. The recent figures also show that the market is maturing, with some city-end localities flat or slightly down while areas nearer the airport, such as International Airport Road (+10.9%), keep rising. For plots, the safest value is usually in approved, gated layouts a short drive off the main road, where rates are lower than on the highway itself but infrastructure is already in place. See what BIAAPA approval means before you shortlist.
Airport road land rates: common questions
What is the land rate on Bangalore airport road per sq ft?
What is the site price near Kempegowda International Airport?
Which area on airport road is best for buying a plot?
What is the difference between guidance value and market value in Bangalore?
Did land prices in North Bangalore rise after the 2023 guidance value revision?
Sources
- Square Yards: Devanahalli property rates (Sep 2026)
- Square Yards: Yelahanka property rates (Sep 2026)
- Square Yards: Bagaluru property rates (Sep 2026)
- BookNewProperty: North Bangalore land price matrix (17 Mar 2026)
- Housing.com: residential plots in Devanahalli (updated 3 Nov 2026)
- Housing.com News: new guidance value in Karnataka from 1 October 2023
- JLL Homes: plotted development in Bengaluru 2025 (18 Aug 2025)
