Bangalore land has quietly outperformed almost every other asset in the city. Yet for every buyer who rode that appreciation, another is stuck with an E-Khata plot no bank will finance. This guide covers the best areas, the approvals that actually matter, the documents to verify, and whether a plot beats an apartment in 2026 — from the buyer's side of the table, which is the only side BricksGuru sits on.
- Devanahalli plots have appreciated ~364% over 10 years and ~189% over 5 years, according to Square Yards data.
- BDA-approved plots carry A-Khata and easy bank loans; DTCP/BMRDA plots carry E-Khata and selective financing.
- Plot loans fund only 70–80% of value — budget a 20–30% down payment.
- A plot is a wealth asset (10+ year hold); an apartment is an income asset (rent from day one).
- Never pay more than 10% advance before a registered agreement for sale — that's your legal RERA protection.
Is buying a plot in Bangalore a good investment in 2026?
Yes — if you buy the right approval in the right corridor and hold for 7+ years. Plots deliver a higher long-term return than apartments because you own only the appreciating asset (land), not depreciating construction. The trade-off: a plot earns no rental income until you build, and bank financing is stricter.
Land is finite and Bangalore keeps growing outward along its infrastructure spines — the airport corridor, the Outer and Peripheral Ring Roads, and the IT belts. That is why a well-chosen plot compounds: you are buying a slice of the city's expansion path. But "well-chosen" is doing a lot of work in that sentence. The difference between a plot that triples and one that traps your capital is almost always the approval and the title, not the brochure render of a future clubhouse.
Where are the best places to buy plots in Bangalore?
The strongest 2026 corridors are Devanahalli and the North Bangalore airport belt for appreciation, Sarjapur Road for IT-driven demand, and Anekal or Nelamangala for budget entry. Match the corridor to your holding period, not to the hype.
| Corridor | Price (₹/sqft, 2026) | Why it's moving |
|---|---|---|
| Devanahalli / Airport belt | 5,500–13,000 | Airport, KIADB Aerospace Park, STRR — +364% in 10yr |
| Sarjapur Road | 12,000–14,000 | IT jobs, plotted-development demand, +98% in 5yr |
| North Bangalore (Bagalur, Budigere) | 6,000–10,000 | Airport corridor, STRR — Bagalur +118% since 2021 |
| Hoskote | 4,000–7,000 | Industrial growth, affordable entry |
| Chandapura–Anekal / Nelamangala | 3,000–6,000 | Budget-friendly first purchase |
According to Square Yards, Sarjapur Road plots rose 17.1% in the last year alone, while Devanahalli's airport-side Bagalur pockets have crossed ₹9,600/sqft, up ~118% since 2021. For a deeper view of the northern corridor, read our guide on North Bangalore's airport belt.
What's the difference between BDA, DTCP and BMRDA approved plots?
BDA-approved plots are the safest — they carry A-Khata automatically, trace title to the state government, and every bank finances them. DTCP and BMRDA layouts (most outer-corridor developments) usually carry E-Khata and face selective lending. This single factor separates a safe plot from a money trap.
- BDA-approved — cleanest title in Bangalore, automatic A-Khata, universally loanable. Available only inside BDA jurisdiction.
- BMRDA / DTCP-approved — outer growth corridors; title relies on DC conversion plus layout approval, typically E-Khata, and financing varies by bank.
The A-Khata versus E-Khata distinction decides how easily you can resell and borrow — we explain it in full in A-Khata vs B-Khata, explained. Buyer takeaway: A-Khata means the easiest resale and loan; an E-Khata plot in a genuine growth corridor can still be excellent, but verify the approval yourself and confirm at least one major bank will finance it before paying a token.
What documents should I check before buying a plot in Bangalore?
Verify seven documents: the authority-approved layout plan, RERA registration, the registered sale deed, a 15-year Encumbrance Certificate, the Khata certificate and extract, the RTC/Pahani, and the authority NOC. Never rely on a brochure.
- Authority-approved layout plan (BDA / BMRDA / DTCP)
- RERA registration — required for layouts of 8+ units or 500+ sqm
- Registered Sale Deed — the actual title document
- Encumbrance Certificate (EC) — minimum 15 years, via Kaveri Online
- Khata Certificate & Extract — confirms A- vs E-Khata
- RTC / Pahani — via Bhoomi, confirms owner and land type
- NOC / final approval from the development authority
Under RERA, a promoter cannot legally collect more than 10% as advance before a registered agreement for sale — a larger upfront demand is a red flag. Don't want to chase all seven yourself? We'll verify a project's RERA and approvals for you, free — that's exactly what our free RERA & legal check is for. Our home-buying checklist lists every document and approval to demand before you commit.
Plot vs apartment: which is the better investment in Bangalore?
For a 10+ year horizon and patient capital, a RERA-approved plot in a growth corridor usually wins on appreciation. For a 3–7 year horizon or if you need rental income, an apartment is the better risk-adjusted choice. There's no universally "better" option — only the one that fits your timeline.
| Factor | Plot | Apartment |
|---|---|---|
| Long-term appreciation (10yr+) | Higher | Moderate |
| Rental income | None (until built) | Immediate |
| Maintenance cost | Very low | Ongoing |
| Financing ease | Harder (70–80% LTV) | Easier |
| Liquidity | Lower | Higher |
If your office and commute matter more than a decade-long land bet, you may be better off in a ready apartment near your work hub — see where to live by your office commute or explore verified projects on our live map.
How do plot loans work in Bangalore?
Banks finance 70–80% of a plot's value, so you fund a 20–30% down payment, over a tenure of up to 15 years. Approval requires clear, marketable title and an approved layout in an approved location.
- Loan-to-value: 70–80% of plot value
- Tenure: up to 15 years (capped by retirement age)
- Eligibility: 21+, stable income, clean title
- Reality check: banks lend only on approved layouts in approved locations, after deep legal and zoning checks — another reason approval status is non-negotiable
Frequently asked questions
Which is the safest plot to buy in Bangalore?+
A BDA- or BBMP-jurisdiction plot with A-Khata, in a developed area with road access, utilities and clean municipal records, is the safest option for both end-use and resale.
What is the difference between A-Khata and E-Khata?+
A-Khata means the property fully complies with municipal rules and is easy to resell and finance. E-Khata plots sit in developing or panchayat zones - they can appreciate well but face selective bank lending until they are regularised.
Are Devanahalli plots still worth buying after the price run-up?+
Yes, for long-term buyers. Airport, aerospace and STRR infrastructure keep demand strong, and some advisories model another 45-55% appreciation by 2031. Verify approvals and avoid overpaying in hyped micro-markets.
Do I need RERA registration for a plot in Bangalore?+
Yes, if the plotted layout has 8 or more units or exceeds 500 sqm. RERA registration protects your advance payment and gives you legal recourse against delays or misrepresentation.
How much money do I need upfront to buy a plot with a loan?+
Plan for at least a 20-30% down payment plus registration and stamp duty (roughly 6-7% of value in Karnataka), since banks finance only 70-80% of the plot cost.
Can I get a home loan to build a house on my plot later?+
Yes. A composite loan covering plot purchase and construction is available from most banks, provided the plot has clear title, an approved layout, and construction begins within the lender's stipulated period.
Which is better for first-time buyers: North Bangalore or Sarjapur Road?+
Sarjapur Road suits buyers wanting IT-corridor demand and quicker liquidity; North Bangalore (Devanahalli, Bagalur) suits patient investors betting on the airport-growth corridor at a lower entry price.
- Plot price and appreciation figures — Square Yards market data, 2026 (indicative).
- BricksGuru guides: A-Khata vs B-Khata · North Bangalore airport belt · Home-buying checklist · Free RERA check
Prices, appreciation figures and approval rules are indicative as of September 2026 and vary by micro-market and time; verify current prices, approvals, Khata status and RERA registration on the official portals before acting. This guide is general information, not financial, legal or investment advice.
Bipasha Das writes about Bengaluru's property market, the home-buying process and legal due diligence, turning complex property decisions into clear, practical steps for first-time buyers and NRI investors.
Thinking of buying a plot?
Tell us your budget and corridor — we'll shortlist only RERA/BDA/DTCP-verified plots and walk you through every document before you pay a rupee. Free, and on the buyer's side.
Talk to our plot advisory team