Bengaluru’s Evolution and Zoning Dynamics: A Closer Look at Farmland Appreciation Trends

Bengaluru’s Evolution and Zoning Dynamics: A Closer Look at Farmland Appreciation Trends

January 10, 2024

The Author : Ms. Anusha B. V.
Read Time: 4 minutes

Bengaluru, once known for its serene lakes and gardens, has transformed into India’s bustling IT hub. With an anticipated growth rate of 6% in 2023, the city grapples with burgeoning population density, soaring from 2,985 to 4,378 individuals per square kilometer between 2001 and 2011 projecting a trajectory of higher population density in future realized the urban uplifters demand for increased personal spaces. This rapid urbanization strains infrastructure, triggering traffic congestion, inadequate public transport, and a housing shortfall. The influx of residents intensifies demands for housing and commercial spaces, potentially propelling a surge in real estate and construction. While this expansion brings forth opportunities, including job prospects for locals and a potential economic upturn, Bengaluru faces the challenge of balancing growth with sustainable urban planning. It’s crucial to ensure development aligns with the evolving needs of its growing population


NoTill Approach at Hosachiguru


Figure 1: Population trends in Bengaluru  


NoTill Approach at Hosachiguru


Figure: Land use dynamics in Bengaluru 
[Source: ] 


It is not just the exploding population, but the demographics that makes the earning potential of the influx that is propelling the growth for Bengaluru. The need for larger and greener spaces is what makes land the best investment for the decade. Also, with a depreciating rupee and rise in income levels, land is the only asset that is a perfect hedge against inflation and being an asset that has limited inventory will only make it the safest investment.   




The zoning in Bengaluru provides a glimpse into the city’s evolving landscape, impacting the potential for resource availability and land appreciation. The city is segmented into distinctive zones, each exhibiting varying degrees of development and growth potential. 


NoTill Approach at Hosachiguru

Central Zone: High land values and limited availability have saturated the central area, restricting further expansion. The scarcity of land has shifted development towards luxury apartments. This indicates that a significant portion of the investment is directed towards depreciating structures rather than appreciating assets like land 

East Zone: East Bengaluru is witnessing substantial growth with a rise in residential supplies, driven by the presence of IT-ITeS companies and available land parcels. This fosters new developments. The upcoming KHIR city in the north/east zones also indicates promising potential for future land investments.” 

South Zone: South Bengaluru, with the second-highest new residential supply, is growing due to abundant land, a booming IT sector, industrial developments, and proposed infrastructure upgrades like the metro rail. This area sees a rise in mid-segment residential activities. The expansion has led to the conversion of green belt zones to yellow belt zones, allowing agricultural land to be used for commercial activities. This suggests a significant potential for investing in agricultural lands, which have a higher appreciation potential compared to residential or commercial lands.  

West Zone: West Bengaluru, with fewer new projects than other zones, is transitioning from independent bungalows to upscale apartments. Apart from the Peenya industrial area, no significant developments are anticipated in this region. Hence, it is often the least preferred choice for investors 

North Zone: North Bengaluru, set for significant growth, is the center of proposed projects like ITIR, aerospace SEZs, and business parks. With 25 mega tech parks planned, most promoting the ‘Walk to Work’ concept, it’s poised to transform. Its proximity to the airport, expressway, and metro rail, along with affordable land parcels and infrastructure enhancements, boosts its growth potential. Envisioned as a self-sustained satellite town, it offers substantial investment opportunities.              

The diverse nature of Bengaluru’s zones and Land use dynamics hints at unrealistic urban and development trajectories, influencing future land and resource availability within the city leading to a surge in demand for land on the city’s periphery. As residents climb the socio-economic ladder, land is seen not just as property, but an experiential asset. It’s a space for relaxation, family time, hobbies, farming, and sustainable living. This shift adds depth to land’s utility, transforming it into a source of enrichment. 

Interestingly, Bengalureans are now seeking farmland, envisioning it as a prospective home and a sanctuary for creating resources for the future. This stems from an aspiration to create a life-centric experience, immersing themselves in nature’s bounty. 

This trend reflects a mindset shift towards harmonious coexistence with nature. It’s about creating a sustainable future where resources are nurtured and replenished. It’s about building homes that are ecosystems teeming with life. It’s about transforming the urban landscape, one farmland at a time. This is the new Bengaluru – a city dreaming of green expanses even as it expands its concrete horizons. 


Farmland appreciation Trends in Bengaluru (2001-2016)


The study conducted by H. V. Harishkumar and B. V. Chinnappa Reddy sheds light on the fascinating trends of farmland appreciation in various areas around Bengaluru from 2001 to 2016. 

In the Bengaluru urban area, an astonishing pattern emerges as farmland values surged, tripling every five years since 2001. Notably, between 2006 and 2011, the highest percentage increase occurred. This surge was attributed to pivotal infrastructural developments like the establishment of the international airport in 2008, along with the enhancement of roadways such as the signal-free corridor on an elevated expressway and the expansion of NH7 to six lanes from Hebbal to Devanahalli airport. 


Peri-urban Bengaluru, witnessing rapid growth due to the presence of the international airport, experienced a remarkable fourfold increase in farmland values during 2002-06 and 2007-12.  The most substantial surge in land values occurred between 2001-2006, spurred by anticipations of future developments in the area. 

Contrastingly, Bengaluru’s rural areas exhibited lower land values due to minimal urban influence. However, between 2006-11, these areas witnessed the highest percentage increase in land values, hinting at substantial potential for appreciation in the future when urbanization gains momentum. 

The study highlights crucial insights. Developmental activities near farmland trigger the highest appreciation and following this appreciation. Furthermore, peri-urban areas highlight more potential for appreciation compared to urban areas, where prices have already reached saturation levels. 

Understanding these trends is critical for investors and stakeholders in the real estate sector, guiding strategic decisions in land acquisition and development. The study’s findings provide valuable insights into the nuanced dynamics of farmland appreciation, guiding future investments and development strategies in and around Bengaluru. 


“Unlocking Bengaluru’s Farmland Potential: Invest Smart with Hosachiguru” 


Hosachiguru presents an unparalleled opportunity for asset appreciation, an ideal weekend retreat, and an opportunity to lead a sustainable lifestyle by growing your own food and staying amidst a like-minded community of green enthusiasts. Seamlessly connect with nature while securing your investment amidst Bengaluru’s expanding zones. Our cherry-picked locations ensure clear legal titles, sufficient water, and excellent quality soil. The apt locations of Hosachiguru for growth align with the trends highlighted by H. V. Harishkumar and B. V. Chinnappa Reddy’s study, emphasizing developmental proximity as a catalyst for maximum appreciation. Embrace the tranquil farm life, envisage future gains, and relish the perfect blend of rural serenity with urban convenience.

Hosachiguru has also earned the trust of over 1500+ community members who are living a green life. The company has the highest rating amongst its peers and are the largest farmland management company in India with over 500+ staff members. Hosachiguru farmlands have appreciated between 10%-25% per annum across projects over the last decade and have been a source of food and a wealth of experience for the Co-farmer community members.  




  2. City of oportunities that promote walk to work , Oct 2008 
  3. Revised Master Plan for Bengaluru-2031 



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