Satellite Town Ring Road to reshape Bengaluru’s growth, drive real estate boom by 2035

Spanning 280.8 km, the STRR is set to transform Bengaluru’s outskirts into thriving industrial, residential, and leisure hubs, unlocking multi-phase investment opportunities.

Bengaluru’s urban growth map is set for a radical transformation with the 280.8 km Satellite Town Ring Road (STRR) taking shape as a high-speed peripheral expressway linking Hoskote, Devanahalli, Doddaballapura, Dabaspet, Magadi, Ramanagara, Kanakapura, and Anekal. Designed to decentralise the city’s growth, the project, approved by the NHAI in 2018, will be executed in three phases and is expected to be fully operational by 2035.

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Phase 1, connecting Dabaspet to Hoskote (82 km), has been operational since March 2024. Phase 2, from Dabaspet to Ramanagara, is currently in the bidding stage, while Phase 3, linking Ramanagara to Hoskote via Anekal, is partially under construction with re-invited bids for the remaining stretches.

The Meraqi Advisors report reveals that improved connectivity along STRR corridors has already pushed land prices up by 55-90% since 2021 in Devanahalli, Hoskote, Doddaballapura, and Nelamangala, with CAGR rates hitting 11-17%. Newer nodes like Magadi, Kanakapura, and Anekal are set for similar appreciation, offering lucrative land banking prospects.

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Growth will unfold in three phases:

•  2024–2026: Industrial and logistics surge with demand for multi-modal logistics parks, warehousing, vendor hubs, and light manufacturing, especially near Hoskote, Hosur, and Devanahalli.
• 2026–2030: Ecosystem maturity with workforce housing, budget hotels, and integrated residential-industrial townships.
• 2030–2040: Transition to urban lifestyle hubs, with eco-tourism around Nandi Hills and Machanabele Dam, premium housing, highway retail, and smart townships.

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Industry experts, stress that STRR, alongside Namma Metro expansion, Peripheral Ring Road, and KIA’s Terminal 3, will reshape Bengaluru’s geography. Recommendations for investors include targeting STRR junctions, aligning with project phases, leveraging rental clusters, and exploring hospitality zones.

With strategic infrastructure converging, Bengaluru’s future growth will stretch well beyond its current limits, forming a dynamic, self-sustaining urban constellation.

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