Short answer: Official Devanahalli property rates (guidance values) for town sites run ₹4,500 to ₹44,000 per sq m, or about ₹418 to ₹4,088 per sq ft. No major consultant publishes a Devanahalli price series. The airport metro is targeted for 2027 but won't reach the town itself, and the town's water still depends heavily on groundwater.
- Outside the city: Devanahalli town is run by a Town Municipal Council, and planning in the airport area sits with BIAAPA, not BDA or GBA.
- Prices are a gap: Knight Frank's table doesn't cover Devanahalli, and listing-portal prices aren't evidence. Registered values on encumbrance certificates are the most useful guide.
- Metro: the Blue Line's Hebbal–airport stretch is targeted for September 2027 (news). It serves the airport, not Devanahalli town.
- Water: a shallow-aquifer plant meets about 10% of the town's demand; a ₹44.87 crore AMRUT 2.0 water scheme is at the project-report stage.
- Our 4A check: authority, approval, aquifer, access.
- Who governs Devanahalli?
- What are property rates in Devanahalli?
- Is there a metro to Devanahalli?
- Where does Devanahalli get its water?
- Is Devanahalli flood-prone?
- Worked examples
- The 4A Devanahalli check (our framework)
- Devanahalli buyer's checklist
- What mistakes do buyers make in Devanahalli?
- Frequently asked questions
- Talk it through with acre&key
- Sources
Devanahalli is the old fort town next to Kempegowda International Airport, about where the city's northern growth meets farmland. Many people look here because of the airport and the aerospace and IT parks planned around it. This guide sticks to what official records and named sources say, and flags what nobody has published.
Who governs Devanahalli?
Three bodies matter, and none is the Greater Bengaluru Authority:
- Devanahalli Town Municipal Council runs the town, its property records and water supply (Bengaluru Rural district site).
- Gram panchayats run villages outside the town. Their property records sit on e-Swathu.
- BIAAPA, the Bengaluru International Airport Area Planning Authority, is the local planning authority for the Devanahalli area, one of the authorities listed by BMRDA under the KTCP Act (BMRDA).
This affects what you pay and what you check. The stamp duty surcharge is 2% of duty in municipal areas and 3% in panchayat areas. A layout should have land conversion, BIAAPA approval and released sites. Our plot buyer's guide and approvals guide walk through these checks.
What are property rates in Devanahalli?
Official guidance values
Residential site rates from the 2023 gazette (in force since 1 Oct 2023), Bengaluru Rural registration-district book, Devanahalli town:
| Gazette line (Devanahalli town, residential site) | Per sq m | Per sq ft |
|---|---|---|
| B B Road | ₹44,000 | ₹4,088 |
| B B Road, 1st Division (near PLD Bank) | ₹43,000 | ₹3,995 |
| Bajar Road (3rd Division) | ₹30,000 | ₹2,787 |
| Taluk Office Road (1st Division) | ₹25,000 | ₹2,323 |
| Prasannahalli | ₹18,800 | ₹1,747 |
| Shivanna Layout | ₹18,000 | ₹1,672 |
| Sarovara Beedi | ₹12,100–15,100 | ₹1,124–1,403 |
| A K Colony (lowest town line) | ₹4,500–6,000 | ₹418–557 |
Named private layouts in town are notified separately; the ones we read run ₹21,600 to ₹27,600 per sq m. Villages outside the town have their own lines. Look up the exact one on Kaveri, and compare with other areas in our rates-by-area table. No revision had been notified as of 19 Oct 2026.
Market prices
This is the honest gap. Knight Frank's Bengaluru price table doesn't include Devanahalli, and ANAROCK's market tables cover other areas. Listing portals publish asking prices, which aren't evidence of what anything sold for. We have no official or consultant market series for Devanahalli to cite. The most useful evidence is registered values for the same layout or building, from encumbrance certificates on Kaveri.
What we can say: Knight Frank calls North Bengaluru the city's fastest-growing residential corridor, with launches up 10% and sales up 11% in H1 2026.
What's being built
Devanahalli taluk wasn't among the three east taluks in our RERA study, so we don't have a delivery figure. Check each project's completion date and extensions on Karnataka RERA. Plotted layouts must be RERA-registered too, above the size threshold.
Is there a metro to Devanahalli?
Not to the town. The Blue Line runs from Central Silk Board via KR Puram and Hebbal to the airport, with stations at Airport City and the terminals (station names per news reports). The Hebbal–airport section is targeted for September 2027, and the full line for March 2028, according to the Bengaluru development minister (Times of India, 9 Oct 2026, news). Deccan Herald reported in August 2026 that work beyond Yelahanka was lagging, so treat these as targets.
From the town, you'd still need a road trip to the nearest airport-line station. Time it before you count it.
Where does Devanahalli get its water?
Devanahalli isn't part of Bengaluru's Cauvery network. The town council has relied largely on groundwater. Since August 2024, a shallow-aquifer treatment plant near Sihineerukere has supplied about 6.4 lakh litres a day, roughly 10% of the town's demand. The lake is recharged partly with treated wastewater from the Hebbal–Nagawara valley (The Hindu, Oct 2024, news).
A ₹44.87 crore water supply scheme for the town is listed under AMRUT 2.0 at "DPR prepared" stage (AMRUT 2.0 platform). That isn't a completion date. In villages and new layouts, expect borewells and tankers unless a project proves otherwise. Our water questions list what to ask.
Is Devanahalli flood-prone?
There's no public flood-point list for Devanahalli; the city's list covers only the five Bengaluru corporations. The risk to check is site-level: tank beds, valley drains and low plots in new layouts. Lake buffers became size-based (0 to 30 m) under Act 19 of 2026, measured from the lake's revenue boundary. Our lake and drain checks show how to pull the survey maps, and a visit after heavy rain tells you the rest.
Worked examples
Worked example 1: town or village, same plot price
Illustrative. A plot bought at ₹40,00,000.
| Charge | Devanahalli town (municipal) | Panchayat village |
|---|---|---|
| Stamp duty 5% | ₹2,00,000 | ₹2,00,000 |
| Cess 10% of duty | ₹20,000 | ₹20,000 |
| Surcharge (2% / 3% of duty) | ₹4,000 | ₹6,000 |
| Registration 2% | ₹80,000 | ₹80,000 |
| Total | ₹3,04,000 | ₹3,06,000 |
Only ₹2,000 apart. The real differences are records, approvals and water. Our full cost guide covers the rest.
Worked example 2: the same site size on two town lines
Illustrative. A 1,200 sq ft site (111.48 sq m).
| Gazette line | Guidance value | Minimum charges at 7.6% |
|---|---|---|
| B B Road, ₹44,000 per sq m | ₹49,05,285 | ₹3,72,802 |
| Shivanna Layout, ₹18,000 per sq m | ₹20,06,708 | ₹1,52,510 |
The floor on B B Road is more than double. If you're paying close to the guidance value, find the exact line first.
Worked example 3: a plot priced below the floor
Illustrative. A 1,200 sq ft site on Taluk Office Road, guidance value ₹27,87,094.
| Agreed price | Guidance value ÷ price | Above 110%? |
|---|---|---|
| ₹25,00,000 | 1.115 | Yes |
| ₹26,00,000 | 1.072 | No |
At ₹25 lakh, the guidance value is more than 110% of the price, which can trigger the income-tax gap rules for both seller and buyer, as explained in our guidance value vs market price post. Duty would also be charged on ₹27.87 lakh (₹2,11,819 at 7.6%). Check with your CA.
The 4A Devanahalli check (our framework)
| Check | Question | Where to look |
|---|---|---|
| Authority | Town council or gram panchayat? | Tax receipt; e-Aasthi (town) or e-Swathu (village) record |
| Approval | Converted land, BIAAPA-approved layout or plan, sites released? | Conversion order, approved plan, release letter, RERA page |
| Aquifer | Where does water come from, and is it enough? | Written source from the seller or builder; borewell details; town connection |
| Access | How long to the airport, the city and the nearest metro station? | Drive it at peak hour; Blue Line status |
Devanahalli buyer's checklist
- [ ] Town council or panchayat confirmed from the tax receipt
- [ ] Property record (e-Aasthi or e-Swathu Form 9/11) matches the deed
- [ ] Land conversion order and BIAAPA layout or building approval seen
- [ ] Site released by the planning authority, if it's in a layout
- [ ] Guidance value line found on Kaveri for the exact property
- [ ] Past registered values checked on encumbrance certificates
- [ ] Water source confirmed in writing
- [ ] Tank beds and drains checked on survey maps; site seen after heavy rain
- [ ] RERA registration checked for projects and larger layouts
- [ ] Title checked by a lawyer (our legal checks guide)
What mistakes do buyers make in Devanahalli?
- Treating "near the airport" as a price. There's no published market series; use registered values.
- Counting the airport metro as a town metro. It serves the airport.
- Skipping the approval chain. Conversion, BIAAPA approval and release are separate papers.
- Assuming piped water. The town's own scheme is still at the project-report stage.
This is general information, not legal or tax advice. Ask a property lawyer to check title, conversion and approvals, and a CA about the tax side.
Frequently asked questions
Official guidance values for Devanahalli town sites run ₹4,500 to ₹44,000 per sq m, about ₹418 to ₹4,088 per sq ft, under the 2023 gazette. No major consultant publishes a Devanahalli market series, so check registered values in the same layout on Kaveri encumbrance certificates.
It suits people who work at or near the airport, or who want land at lower guidance values than the city. Against that, there's no metro in the town, water depends heavily on groundwater, and approvals need careful checking. Run the authority, approval, aquifer, access check.
Not to the town. The Blue Line's Hebbal–airport stretch, with stations at Airport City and the terminals (station names per news reports), is targeted for September 2027, according to October 2026 news reports. From Devanahalli town you'd still need to travel by road to the nearest station.
BIAAPA, the Bengaluru International Airport Area Planning Authority, is the local planning authority listed by BMRDA for the area. A layout also needs a land conversion order, and sites should be released before sale. The town council or panchayat then issues the property record.
No. Devanahalli isn't on Bengaluru's Cauvery network. The town relies largely on groundwater, with a shallow-aquifer plant meeting about 10% of demand since 2024. A ₹44.87 crore AMRUT 2.0 water scheme is at the project-report stage. Ask every seller for the water source in writing.
There's no public flood-point list for Devanahalli. Risk is site-level: tank beds, valley drains and low plots in new layouts. Check the lake's revenue boundary and buffer on survey maps, and visit the site after heavy rain before you buy.
Under the 2023 gazette, Devanahalli town lines include ₹44,000 per sq m on B B Road, ₹30,000 on Bajar Road, ₹25,000 on Taluk Office Road and ₹18,000 in Shivanna Layout. Villages and named layouts have their own lines on Kaveri.
About 7.6% of the price in the town (municipal area) and 7.65% in panchayat villages: 5% duty, 10% cess, the 2% or 3% surcharge on duty, and 2% registration. On a ₹40 lakh plot that's ₹3,04,000 or ₹3,06,000.
Sources
Checked 19 Oct 2026.
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Bengaluru Rural registration-district book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Bengaluru Rural district, Devanahalli TMC: https://bangalorerural.nic.in/en/public-utility/devanahalli-tmc/
- BMRDA, local planning areas (BIAAPA and others): https://bmrda.karnataka.gov.in/8/local-planning-areas/en
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (North Bengaluru launches and sales): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- Times of India, Blue Line phased opening, 9 Oct 2026 (news): https://timesofindia.indiatimes.com/city/bengaluru/bengaluru-metro-blue-line-delayed-to-march-2028-how-the-58km-airport-corridor-will-open-in-phases-which-stretches-will-be-ready-first-and-when-commuters-can-expect-services-from-central-silk-board-to-kia/photostory/134829302.cms
- Deccan Herald, Hebbal–airport link lagging, Aug 2026 (news): https://www.deccanherald.com/india/karnataka/bengaluru/hebbal-airport-metro-link-unlikely-by-june-2027-work-beyond-yelahanka-lags-4117442
- The Hindu, aquifer treatment plant for Devanahalli town, 7 Oct 2024 (news): https://www.thehindu.com/news/cities/bangalore/treatment-plant-uses-aquifer-to-supply-6-lakh-litres-of-potable-water-to-devanahalli-town-near-bengaluru/article68717754.ece
- MoHUA, AMRUT 2.0 approved projects (Devanahalli town water supply, ₹44.87 crore, DPR prepared): https://amrut.mohua.gov.in/approvedProjects/list/OXhRK3hRdEZJSC9hdmxYZXVTM0ZFdz09/UXg5RVludk5MdEhqNzQybml3QVcrQT09
- Karnataka Tank Conservation and Development Authority (Amendment) Bill 2025, as passed (Act 19 of 2026): https://kla.kar.nic.in/council/house/bills/156/33E.pdf
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
