Short answer: Tumkur Road property rates were ₹5,300 to ₹10,200 per sq ft in H1 2026, up 16% in a year, according to Knight Frank. ANAROCK put the average launch value at ₹9,200. Guidance values run from ₹2,00,000 per sq m on the highway frontage to ₹40,000 in Chikkabidarakallu. The Green Line runs along the road.
- Market range: ₹5,300 to ₹10,200 per sq ft, up 16% in 12 months and 18% in six (Knight Frank, H1 2026).
- Launch figure: ₹9,200 per sq ft average in Q4 2025, with 1,000 units launched in 2021–2025 (ANAROCK).
- Guidance values: ₹2,00,000 per sq m on the highway, ₹70,000 in Dasarahalli and ₹60,000 in Peenya.
- Metro running: the Green Line runs from Yeshwanthpur to Madavara along the road.
- Our LANE check: lorry noise, access to the metro, notified use, edge of the city.
- Who governs Tumkur Road?
- What are property rates on Tumkur Road?
- Is there a metro on Tumkur Road?
- Where does Tumkur Road get its water?
- Is Tumkur Road flood-prone?
- Worked examples
- The LANE check for Tumkur Road (our framework)
- Tumkur Road buyer's checklist
- What mistakes do buyers make on Tumkur Road?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Tumkur Road (Tumakuru Road, NH-48) runs north-west from Yeshwanthpur past Peenya, Jalahalli Cross, Dasarahalli and Nagasandra towards Nelamangala. It mixes industrial estates, older layouts and newer apartment projects. This guide uses official records and named sources, and says where data runs out.
Who governs Tumkur Road?
Two corporations. Yeshwanthpur's PIN 560022 is fully West, and 560073 (Nagasandra, Dodda Bidarakallu) is 88% West. Peenya's 560057 is North, and 560058 is split West and North. About 12% of 560073 lies outside GBA, and land past Madavara towards Nelamangala is outside it. Inside GBA, stamp duty, cess, surcharge and registration add up to 7.6%; outside, 7.65%. Check your plot with our ward and corporation lookup.
What are property rates on Tumkur Road?
Market prices
Knight Frank's H1 2026 report put Tumkur Road at ₹5,300 to ₹10,200 per sq ft. That's up 16% in 12 months and 18% in six, the fastest 12-month rise of the four West locations it tracks (Knight Frank). ANAROCK's April 2026 report put the average launch value at ₹9,200 per sq ft in Q4 2025, with 1,000 units launched in 2021–2025, 9% of its West-zone launches (ANAROCK).
Official guidance values
These come from the 2023 gazette (Rajajinagar book). Divide by 10.764 for per sq ft.
| Line | Guidance value (₹/sq m) | Per sq ft (approx.) |
|---|---|---|
| National highway, Jalahalli Cross to 8th Mile | 2,00,000 | 18,580 |
| Nagasandra, national highway | 2,00,000 | 18,580 |
| Road from the highway to Herohalli via Nagasandra | 1,60,000 | 14,864 |
| Industrial Suburb, Tumkur Road (Yeshwanthpur end) | 1,25,000 | 11,613 |
| HMT main road | 1,10,000 | 10,219 |
| Dasarahalli main road | 1,10,000 | 10,219 |
| Tumkur Road to Kanteerava Studio | 1,00,000 | 9,290 |
| Goraguntepalya 1st Main Road | 80,000 | 7,432 |
| Dasarahalli | 70,000 | 6,503 |
| Apartment lines (named buildings) | 58,000–64,000 | 5,388–5,946 |
| Peenya, Peenya 1st and 2nd Stage | 60,000 | 5,574 |
| Chikkabidarakallu, highway-attached land | 50,000 | 4,645 |
| Chikkabidarakallu and Madavara | 40,000 | 3,716 |
The highway frontage lines are mostly commercial plots. Kaveri can also add floor, amenity and parking amounts for flats. Our guidance value table covers other areas.
Rents
We didn't find a consultant rent figure for Tumkur Road. Ask the seller for current lease papers rather than relying on listing sites.
What's being built
Taluk totals from the RERA register are too broad to isolate Tumkur Road, and the register has no locality field. Use our RERA project review guide before you book.
Is there a metro on Tumkur Road?
Yes. The Green Line runs above the road from Yeshwanthpur to Madavara. Its extension from Nagasandra to Madavara opened in November 2024 (The News Minute, news).
| Line | Stations along the road (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Green Line | Yeshwanthpur, Goraguntepalya, Peenya Industry, Peenya, Jalahalli, Dasarahalli, Nagasandra, Manjunathanagar, Chikkabidarakallu, Madavara | Running |
| Phase 3 Orange Line | Peenya (interchange), Kanteerava Nagar, BEL Circle (per BMRCL's DPR) | Approved August 2024, PIB target 2029 |
The Orange Line will cross Tumkur Road at Peenya on the outer ring road (PIB). Most Green Line stations sit right on the highway, so your walk depends on how far your gate is from the road. Our metro lines guide covers the rest.
Where does Tumkur Road get its water?
The Dasarahalli and Yeshwanthpur zones are among the eight old zones covered by Cauvery Stage 5, built for villages added to the city in 2007. By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected (The Hindu, news). Projects beyond the GBA line may rely on borewells and tankers. Ask for the BWSSB connection and recent bills. Our Cauvery Stage 5 guide explains how.
Is Tumkur Road flood-prone?
We didn't find a 2026 official list naming Tumkur Road locations. In April 2026, the West City Corporation had 48 of the city's 101 listed flood-prone locations, the most of any corporation, and the North had 6 (The New Indian Express, news). That figure covers the whole corporation, not this road.
Underpasses and service roads along the highway can hold water after heavy rain, so check your street, not just the road. See our lake and drain checks and flood-prone areas map.
Worked examples
These use published figures and illustrative prices.
Worked example 1: a flat at both ends of Knight Frank's range
A 1,200 sq ft flat on a ₹64,000 per sq m apartment line (guidance value ₹71,34,894).
| Price per sq ft | Price | Price ÷ guidance value | Charges at 7.6% | 110% of price |
|---|---|---|---|---|
| ₹5,300 (low) | ₹63,60,000 | 0.89 | ₹5,42,252 (on guidance value) | ₹69,96,000 |
| ₹10,200 (high) | ₹1,22,40,000 | 1.72 | ₹9,30,240 | ₹1,34,64,000 |
At the low end, the guidance value is above the price, so you pay ₹58,892 more in charges than on the price alone. It's also above 110% of the price, so the income-tax rules on the gap apply. Ask a CA before you sign.
Worked example 2: a 1,200 sq ft site on three lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| Highway frontage | 2,00,000 | ₹2,22,96,544 | ₹16,94,537 |
| Dasarahalli | 70,000 | ₹78,03,790 | ₹5,93,088 |
| Chikkabidarakallu | 40,000 | ₹44,59,309 | ₹3,38,907 |
The highway frontage is valued five times the Chikkabidarakallu line. A seller's "on Tumkur Road" can mean either.
The LANE check for Tumkur Road (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Lorry noise | How close is the flat to the highway and truck routes? | Visit at night and at peak hour | Bedrooms facing the highway with no buffer |
| Access to the metro | How long to the nearest Green Line station? | Walk it at peak hour | Crossing the highway with no foot overbridge |
| Notified use | Is the land zoned residential, or industrial next door? | Master plan, conversion order | Residential flat inside an industrial zone |
| Edge | Is the plot inside GBA? | PIN, ward, khata | Khata issuer unclear |
Score each check green, amber or red. Two reds and you should walk away or renegotiate. Our legal checks guide covers conversion and title.
Tumkur Road buyer's checklist
- [ ] Confirm the ward, corporation and khata.
- [ ] Find the exact guidance value row on Kaveri.
- [ ] Work out the price-to-guidance ratio and the 110% test.
- [ ] Check the land use and any conversion order.
- [ ] Visit at night for traffic noise.
- [ ] Time the walk to the nearest Green Line station.
- [ ] Ask for BWSSB bills and tanker spend.
- [ ] Review RERA filings for a new project.
What mistakes do buyers make on Tumkur Road?
- Using one rate for the whole road. Guidance values vary five-fold.
- Ignoring the 110% test on cheaper flats. Low prices can fall below the guidance value.
- Not checking zoning. Industrial estates sit beside housing.
- Assuming every address is inside GBA. Part of 560073 and the stretch past Madavara are outside.
Legal and tax note
This is general information. Ask a CA about income-tax rules when the guidance value is above your price, and a property lawyer about title, conversion and approvals before you pay an advance.
Frequently asked questions
Knight Frank put Tumkur Road at ₹5,300 to ₹10,200 per sq ft in H1 2026, up 16% in a year. ANAROCK's average launch value was ₹9,200 in Q4 2025. Guidance values range from ₹40,000 to ₹2,00,000 per sq m.
It suits buyers working in the north-west or along the Green Line, who want lower prices than central areas. The trade-offs are highway traffic and noise, industrial neighbours and uneven water supply further out. Use the LANE check before you choose.
Yes. The Green Line runs along it from Yeshwanthpur to Madavara, with stations including Peenya, Dasarahalli and Nagasandra (station names per news reports). The Madavara extension opened in November 2024.
It depends on the row. The highway frontage is ₹2,00,000 per sq m, Dasarahalli ₹70,000, Peenya ₹60,000 and Chikkabidarakallu ₹40,000. Many apartment lines are ₹58,000 to ₹64,000.
The Dasarahalli and Yeshwanthpur zones are covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Projects further out may rely on borewells and tankers.
We didn't find an official 2026 list naming Tumkur Road points. The West corporation had 48 of 101 listed locations. Check underpasses, service roads and drains near the property.
Inside GBA, charges total 7.6% of the higher of price and guidance value; outside, 7.65%. On a ₹1.22 crore flat inside GBA, that's ₹9,30,240. Try our stamp duty calculator.
Yeshwanthpur sits at its city end, with Peenya, Jalahalli and Dasarahalli along it. See our Yeshwanthpur guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026: https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- ANAROCK, Bengaluru: Where Talent Meets Capital, Apr 2026 (Tumkur Road launches and average value): https://assets.credai.app/public/knowledge_center_document/1775212502300_Anarock_Bengaluru_Where_Talent_Meets_Capital_003eec8ec3.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Rajajinagar book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The News Minute, Green Line extends to Madavara, 8 Nov 2024 (news): https://www.thenewsminute.com/karnataka/bengalurus-namma-metro-green-line-extends-to-madavara
- The Hindu, piped connections reduce tanker demand, 14 May 2026 (news): https://www.thehindu.com/news/national/karnataka/bengalurus-water-woes-piped-connections-sanchari-cauvery-reduce-tanker-demand/article70978412.ece
- The New Indian Express, 52 of 101 flood-prone locations yet to be fixed, 11 Apr 2026 (news): https://www.newindianexpress.com/cities/bengaluru/2026/Apr/11/52-of-101-flood-prone-locations-in-bengaluru-yet-to-be-fixed-before-monsoon
- PIB, Cabinet approves Metro Phase 3, 16 Aug 2024: https://www.pib.gov.in/PressReleasePage.aspx?PRID=2046081
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
