Short answer: Old Madras Road vs Hoskote isn't really two places but one road. Official site values fall as you go east: ₹75,000 per sq m on the TC Palya Main Road line in Bhattarahalli, ₹60,000 on the highway at Medahalli, then ₹26,000 on Hoskote's Old Madras Road line. A planned metro would run the whole way.
- One road, a falling floor: guidance values drop from ₹75,000 to ₹18,000 per sq m between Bhattarahalli and Hoskote town.
- Prices are thin at both ends: Knight Frank lists Old Madras Road in its East zone but gives no price; it has none for Hoskote either.
- Planned metro: BMRCL is preparing a project report for a 16.3 km KR Puram–Hoskote line with 11 stations (news). Nothing runs east of KR Puram yet.
- Rules change on the way: the inner stretch was in the former BBMP; the outer villages are under panchayats; Hoskote has a municipal council.
- Our EAST test: entity, access, slope, travel time.
- How do guidance values change along Old Madras Road?
- What do market prices look like?
- Who governs each stretch?
- What's running, and what's planned?
- What about water and floods?
- Worked examples
- The EAST test: picking a point on one corridor (our framework)
- Old Madras Road vs Hoskote checklist
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
This page reads the corridor from the inner end. For the Hoskote end in detail, see our Hoskote guide. For the midpoint junction, see Hoskote vs Budigere Cross.
How do guidance values change along Old Madras Road?
They fall in steps. We matched the 2023 gazette rows (Shivajinagar and Bengaluru Rural books) to the stations in BMRCL's planned line, as reported in the news. Station names per news reports.
| Planned station nearby | Gazette line (residential site) | ₹/sq m | ₹/sq ft (approx.) |
|---|---|---|---|
| TC Palya, Bhattarahalli | Bhattarahalli, attached to TC Palya Main Road | 75,000 | 6,968 |
| Medahalli Junction | Medahalli, Old Madras Road at TC Palya signal (highway) | 60,000 | 5,574 |
| Bhattarahalli | Bhattarahalli village | 50,000 | 4,645 |
| Medahalli Junction | Medahalli Main Road (60 ft) | 47,000 | 4,366 |
| Katamnallur Gate | Kattamnallur Main Road | 35,000 | 3,252 |
| Avalahalli | Avalahalli village | 30,310 | 2,816 |
| Hoskote Toll Plaza / town | Hoskote, Old Madras Road | 26,000 | 2,415 |
| Hoskote Government Hospital | Hoskote, Madras Road East | 18,000 | 1,672 |
Matching a gazette row to a station is our reading of the map, not an official grouping. Guidance values are the 2023 rates still in force; check Kaveri for your date, as our guidance value table explains.
What do market prices look like?
There's little to go on. Knight Frank names Old Madras Road in its East zone but publishes no price for it (H1 2026). Its nearest tracked location is KR Puram, at the corridor's inner end: ₹6,400–13,400 per sq ft, up 20% in a year. Neither consultant gives a Hoskote price.
Portals and builder pages quote prices by stretch, but those are asking prices. Pull encumbrance certificates for recent sales near the property; our encumbrance certificate steps show how.
Who governs each stretch?
Three regimes along one road:
- Inner stretch (Bhattarahalli, Medahalli): gazette rows here cite former BBMP numbers, so expect e-Khata on e-Aasthi and charges of 7.6%. Confirm from the tax receipt.
- Outer villages (Kattamnallur, Avalahalli): mostly gram panchayats, with records on e-Swathu and charges of 7.65%. Our Form 11A and 11B page explains panchayat khatas.
- Hoskote town: Hosakote City Municipal Council, outside GBA, at 7.65%.
Layout approvals can come from BDA, BMRDA or a local planning authority depending on the village. Our approvals guide shows what to check.
What's running, and what's planned?
The Purple Line ends at KR Puram on this side and at Whitefield (Kadugodi) further south. East of KR Puram, the 16.3 km line to Hoskote is at the project-report stage and still needs technical, financial and land approvals (Construction World, 8 Oct 2026, news). At Hoskote, the Satellite Town Ring Road's Dobaspet–Hoskote section is open. Our East Bengaluru infrastructure tracker follows each project.
What about water and floods?
Inner villages added to the city in 2007 fall under Cauvery Stage 5. Outer panchayat villages and Hoskote don't; Hoskote relies largely on borewells, with AMRUT 2.0 works tendered in 2024. An IISc-led study rated nearly 40% of Hoskote taluk as high to very high flood hazard (city news report, 14 Oct 2026, news). Ask every project for its water source in writing; our water questions guide has the list.
Worked examples
These use published figures and illustrative prices.
Worked example 1: the minimum charges on a 1,200 sq ft site
| Gazette line | Site guidance value | Rate | Minimum charges |
|---|---|---|---|
| Bhattarahalli, TC Palya Main Road | ₹83,61,204 | 7.6% | ₹6,35,452 |
| Medahalli, Old Madras Road | ₹66,88,963 | 7.6% | ₹5,08,361 |
| Bhattarahalli village | ₹55,74,136 | 7.6% | ₹4,23,634 |
| Medahalli Main Road | ₹52,39,688 | 7.6% | ₹3,98,216 |
| Kattamnallur Main Road | ₹39,01,895 | 7.65% | ₹2,98,495 |
| Hoskote, Old Madras Road | ₹28,98,551 | 7.65% | ₹2,21,739 |
From the highway at Medahalli to Hoskote's Old Madras Road line, the floor falls by ₹34,000 per sq m across a 16.3 km line, roughly ₹2,086 per sq m per km. That's an average; the real drop comes in steps.
Worked example 2: when the price is below the floor
Say a seller agrees ₹25,00,000 for a 1,200 sq ft site on Hoskote's Old Madras Road line (illustrative).
| Step | Working | Result |
|---|---|---|
| Guidance value | 1,200 ÷ 10.764 × ₹26,000 | ₹28,98,551 |
| 110% of the price | ₹25,00,000 × 110% | ₹27,50,000 |
| Over the 110% limit? | ₹28,98,551 vs ₹27,50,000 | Yes |
| Gap between guidance value and price | ₹28,98,551 − ₹25,00,000 | ₹3,98,551 |
| Charges at 7.65% on the guidance value | 7.65% × ₹28,98,551 | ₹2,21,739 |
| Charges if the price were used | 7.65% × ₹25,00,000 | ₹1,91,250 |
You pay charges on the guidance value either way. And because it's more than 110% of the price, the gap can be treated as income for you as the buyer under income-tax rules. Ask your CA before you sign.
The EAST test: picking a point on one corridor (our framework)
| Step | Question | Inner stretch | Hoskote end |
|---|---|---|---|
| Entity | Who issues khata and approvals? | City (former BBMP) | Panchayat or municipal council |
| Access | What runs today within walking distance? | Purple Line near KR Puram only | Roads; metro planned |
| Slope | How much lower is the floor than the stretch before it? | Highest floors | Lowest floors |
| Travel time | How long to your office at peak hour? | Shorter | Longer; time it |
Score each green, amber or red. A lower floor further east only helps if access and travel time still work for you.
Old Madras Road vs Hoskote checklist
- [ ] Find the exact gazette row on Kaveri, not the nearest village name.
- [ ] Check the 110% test if the price is close to the guidance value.
- [ ] Confirm the local body and planning authority.
- [ ] Get the water source in writing.
- [ ] Check distance from the main carriageway for noise and trucks.
- [ ] Drive to work at 9 am and 6 pm.
- [ ] Review RERA filings with our RERA project review guide.
Legal and tax note
This is general information. Ask a CA about the 110% test and income-tax treatment, and a property lawyer about conversion, approvals and title before you pay an advance.
Frequently asked questions
No. On official floors, Hoskote is lower. Sites on Old Madras Road at Medahalli are valued at ₹60,000 per sq m, against ₹26,000 on Hoskote's Old Madras Road line.
Only at the inner end. The Purple Line reaches KR Puram. A 16.3 km KR Puram–Hoskote line is at the project-report stage, per news reports.
The inner villages, where gazette rows cite former BBMP numbers. Outer villages such as Kattamnallur and Avalahalli are mostly under panchayats, and Hoskote has its own municipal council.
If the guidance value is more than 110% of your price, the difference can be taxed as your income. On a ₹25 lakh Hoskote site valued at ₹28.99 lakh, the gap is ₹3,98,551. Check with a CA.
No. Hoskote isn't part of Cauvery Stage 5 and relies largely on borewells. Ask any project for its water source in writing.
Not from consultants. Knight Frank lists the road in its East zone without a price. Use recent registrations from encumbrance certificates.
It's a highway to Kolar and Chennai with heavy truck traffic. Visit at peak hour and at night, and compare homes on the main road with those set back from it.
7.6% inside GBA and 7.65% outside, on the higher of price and guidance value. Try our stamp duty calculator.
Sources
Checked 19 Oct 2026.
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Shivajinagar and Bengaluru Rural books (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (East zone list; KR Puram price): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- Construction World, Hoskote metro link plans 11 stations from KR Puram, 8 Oct 2026 (news): https://www.constructionworld.in/transport-infrastructure/metro-rail-and-railways-infrastructure/hoskote-metro-link-plans-11-stations-from-kr-puram/98379
- Bengaluru Rural district, Hosakote CMC: https://bangalorerural.nic.in/en/public-utility/hosakote-cmc/
- KUWS&DB tender, AMRUT 2.0 water supply improvements, Hosakote City (Oct 2024): http://itj.dgciskol.gov.in/public/tender/4373
- City news report, IISc-led flood and drought hazard study, 14 Oct 2026 (news): https://bangaloremirror.indiatimes.com/bangalore/civic/red-alert/articleshow/134923907.cms
