Bangalore Farmland Price Index
What agricultural land actually trades at across Bangalore's corridors — from the deal flow of a developer that transacts 50+ parcels and negotiates 200+ every quarter. Not portal listings. Not registration values.
Q3 2026 in one paragraph: raw agricultural land trades at ₹60L–1Cr+ per acre in Bangalore's vicinity, ₹90L–1.5Cr in the proven Thalli–Hosur corridor, ₹70L–3Cr around Kanakapura, and ₹80L–4Cr in the Doddaballapur/North Bangalore belt. Road class and proximity to a satellite town's housing market — not distance alone — decide where in the band a parcel lands. Prices in these belts have been roughly doubling every 2–3 years.
Corridor Bands — Q3 2026
| Corridor | Raw land, per acre | Band character |
|---|---|---|
| Bangalore vicinity (≤ ~50km) | ₹60L – ₹1Cr+ | Entry anchor; rises sharply near growth infrastructure |
| Thalli–Hosur (TN, 50–95km S) | ₹90L – ₹1.5Cr | Proven corridor — appreciation thesis already delivered; converged with vicinity rates |
| Kanakapura (KA, 50–80km SW) | ₹70L – ₹3Cr | Widest spread — satellite-town gradient dominates (see drivers) |
| Doddaballapur / North Bangalore | ₹80L – ₹4Cr | Airport-economy belt; top of band is conversion-adjacent, not farm value |
Basis, Q3 2026: 50+ observed transactions and 200+ active negotiations across the four corridors this quarter. Registration/guidance values excluded — they are not connected to market prices. Bands describe observed market activity, not a valuation or an offer.
What Moves a Parcel Across the Band
Three observed drivers explain most of the spread — distance from Bangalore explains surprisingly little.
Driver 1
The satellite-town gradient
Towns like Kanakapura and Doddaballapur hold a primary housing-plot market at ₹3,000–5,000/sq ft. Go roughly 10km out and that market ceases to exist. A parcel's position relative to that advancing boundary — not its distance from Bangalore — sets its ceiling.
Driver 2
Road access class
Parcels with direct road access or main-road frontage trade at a 100–300% premium over interior parcels in the same area. The premium is persistent across corridors.
Driver 3
Tar vs kachcha
Tar-road parcels trade at more than 2x kachcha-road parcels — in any region we operate. Access quality is the cheapest signal of a parcel's real liquidity.
The Boundary in Motion — Observed Cases
Each case is labelled transacted (an actual sale) or quoted (asking price). The difference matters — insist on it in anything you read about land prices.
Jawalagiri village, Thalli corridor
We purchased raw land here for one of our projects in 2022 at around ₹30 lakh/acre. In mid-2026, a one-acre main-road parcel in the village sold for ₹1.75 crore — to a local buyer ready to pay. Honest decomposition: part of that multiple is the main-road premium and a motivated buyer, not pure time appreciation. It is not the median outcome. But low-priced agricultural land has a way of surprising everyone.
Kanakapura region
Parcels that were priced around ₹40 lakh/acre (~2023) are now being quoted at ₹1.2 crore for raw land — asking prices in our live negotiations, roughly 3x in under three years.
Doddaballapur region
Parcels priced around ₹45 lakh/acre (~2023) are now quoted at ₹1.5 crore — about 3.3x in under three years, in the airport-economy belt.
Inside our own projects — co-farmer resales
Every completed One Acre Farms project has recorded co-farmer resales. Mr. Vijayaraghavan entered Hilltop Farm Retreat at ~₹90/sq ft and exited at ₹275/sq ft — his plot bought by his neighbour. Mr. Hari bought a parcel at ₹125/sq ft and sold it to his neighbour Mr. Shankar at ₹200/sq ft within 18 months. Both resales were neighbour-to-neighbour: in a managed community, your most likely buyer is the co-farmer next door.
All appreciation references are historical observations. Past performance is not a guarantee of future returns. This is not financial advice — consult a SEBI-registered financial advisor.
What's actually driving demand
Not airport speculation. The marginal buyer in 2026 is a lifestyle seeker — a Bangalore family that already owns its house or plot and doesn't want a third identical asset it can never use. Farmland is the asset class you can stand on, harvest from, and hand down, while it appreciates.
On proposed infrastructure, our standing rule: "Proposed projects are just that — proposed — till any stone is moved." Treat the Hosur airport as upside on an already-proven corridor, never as the thesis.
Methodology
- Sources: observed transactions (deals we executed or personally verified) + active seller/broker negotiations. 50+ transactions, 200+ negotiations per quarter.
- Labels: every data point is transacted or quoted. Never blended.
- Excluded: registration/guidance values (disconnected from market), portal listings (asking-price theatre).
- Cadence: refreshed quarterly. Next edition: October 2026.
- Confidentiality: live acquisition areas are never named; historical cases only.
Index FAQs
What is the Bangalore Farmland Price Index?
The Bangalore Farmland Price Index (BFPI) is a quarterly report of agricultural land prices across Bangalore's farmland corridors, published by The One Acre Farms. It is built from observed transactions and active negotiations — 50+ transactions and 200+ negotiations per quarter — not from portal listings or registration values. Every data point is labelled transacted (an actual sale) or quoted (an asking price).
What does farmland cost near Bangalore in Q3 2026?
Q3 2026 observed bands per acre for raw agricultural land: Bangalore vicinity (within ~50km) ₹60L–1Cr+; Thalli–Hosur corridor ₹90L–1.5Cr; Kanakapura corridor ₹70L–3Cr; Doddaballapur/North Bangalore ₹80L–4Cr. Wide bands are real: road class and position relative to the nearest town's housing-plot market move a parcel across the band far more than distance alone.
Why do the price bands vary so much within one corridor?
Three observed drivers. First, the satellite-town gradient: towns like Kanakapura and Doddaballapur hold a primary housing-plot market at ₹3,000–5,000 per sq ft that ceases to exist roughly 10km out — land near that boundary prices differently from deep-interior farmland. Second, road access: parcels with direct or main-road access trade at a 100–300% premium over interior parcels. Third, road quality: tar-road parcels trade at more than double kachcha-road parcels in any region.
Why doesn't the index use registration or guidance values?
Because registration/guidance values are not connected to market prices for agricultural land around Bangalore. Portal datasets and articles built by scraping registration records systematically misread this market. The index uses only what the field shows: actual transactions and live negotiations.
How fast are farmland prices near Bangalore rising?
Prices in these belts have been roughly doubling every 2–3 years — and observed cases run ahead of that: parcels in Jawalagiri village (Thalli corridor) that transacted around ₹30 lakh/acre in 2022 saw a main-road acre sell at ₹1.75 crore in 2026; Kanakapura parcels quoted at ₹40 lakh (~2023) are now quoted at ₹1.2 crore; Doddaballapur parcels from ₹45 lakh to ₹1.5 crore in under three years. Past movement is not a guarantee of future prices.
What is driving farmland demand near Bangalore?
Primarily demographics, not infrastructure speculation: the marginal buyer in 2026 is a lifestyle seeker — a Bangalore family that already owns its house or plot and wants the one asset class it can actually use on weekends while still getting monetary appreciation. Proposed infrastructure like the Hosur airport is upside, not the thesis: proposed projects are just that — proposed — till any stone is moved.
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