Bengaluru’s Satellite Town Ring Road: A Catalyst for Real Estate Growth
Bengaluru’s Satellite Town Ring Road (STRR) is a 288-kilometre expressway connecting 12 satellite towns around the city. This ambitious project aims to alleviate urban congestion, boost real estate development, and drive economic growth in these peripheral areas.
Real EstateSatellite TownsInfrastructureUrban DevelopmentBengaluruReal Estate NewsJul 02, 2025
The Bengaluru Satellite Town Ring Road (STRR) is a 288 km access-controlled expressway, with 243 km in Karnataka and 45 km in Tamil Nadu, under the Bharatmala Pariyojana scheme. The STRR is a project to connect 12 satellite towns (Hoskote, Devanahalli, Doddaballapura, Nelamangala, Kanakapura, Ramanagara, Attibele, Anekal, Magadi, Sarjapur, Bidadi, and Dobbaspete) into a circular corridor around the city. STRR connects 6 National Highways and 8 State Highways to improve regional connectivity, congestion relief, and facilitate urban development. The project is expected to be completed by 2027.
The STRR is expected to drive significant real estate growth in the connected towns, driven by several key factors:
1. Improved Interconnectivity and Commuting Times : The STRR strengthens connectivity among the 12 satellite towns, alleviating pressure on the Outer Ring Road (ORR) and national highways. Quicker commuting and reduced transit congestion enhance livability and facilitate daily activities.
2. Affordability and Housing : Land values along the STRR are 30–50% lower than in the core of Bengaluru, spurring demand for plotted layouts, villas, and gated communities. This makes it an attractive option for homebuyers looking for more affordable housing options.
3. Industrial Corridor and Commercial Development : Proximity to job hubs such as Aerospace Park and ITIR facilitates market absorption of residential land supply. The STRR’s connectivity is expected to boost industrial and commercial development in these areas.
4. Rise of New Investment Hot Spots : Towns like Magadi, Kanakapura, and Ramanagara are emerging as undervalued but high-upside real estate markets, attracting both residential and commercial investments.
Here’s a closer look at the 12 satellite towns connected by the STRR:
1. Hoskote : Hoskote is evolving into a plotted development and logistics center with STRR connectivity and proximity to the IT Corridor at Whitefield. There is growing demand for both industrial and residential lands.
2. Devanahalli : A major investment zone near Kempegowda International Airport, Devanahalli benefits from STRR connectivity, Aerospace Park, and ITIR. Land values are increasing by 15-20% annually, with a strong demand for premium villas and gated communities.
3. Doddaballapura : With a significant industrial base and warehousing, this node is witnessing increased interest from the tech manufacturing sector. Announcements regarding KHIR City and Foxconn have catalyzed demand for housing and land consumption.
4. Nelamangala : Known for its legacy as a warehousing and freight logistics destination, Nelamangala benefits from STRR’s easier access to Tumkur via NH-48. Demand for industrial plots and small-sized factory land is increasing.
5. Sarjapur : Once an emerging suburb catering to IT professionals, Sarjapur is poised to benefit from the STRR’s easing of gridlocks on the ORR. It represents a mixed-use and high-end residential market.
6. Anekal : Leveraged for its affordable housing and proximity to Electronic City, Anekal has seen urban sprawl from the city. The STRR connection adds another dimension of appeal for new homebuyers looking to keep it affordable.
7. Kanakapura : Renowned for its picturesque landscapes and sustainable living, Kanakapura is being explored as a mid-priced destination for villas and weekend homes. STRR has increased its accessibility and appeal to retirees and wellness-oriented buyers.
8. Ramanagara : Ramanagara is poised to become a warehousing and logistics destination due to enhanced connectivity from the STRR. The region is rapidly progressing as industrial activity builds up.
9. Attibele : A border town on the boundary of Karnataka and Tamil Nadu, Attibele facilitates cross-state logistics and affordable housing. Enhanced connectivity through the STRR improves land use development across the state line.
10. Bidadi : Home to Toyota and other manufacturing companies, Bidadi is developing along an industrial corridor. Improved logistics surrounding the STRR are boosting real estate properties, including warehousing and housing tied to manufacturing.
11. Magadi : Magadi is emerging as a warehousing and plotted land hosting zone. STRR connectivity provides a boost for early-stage investors and marketing profiles.
12. Dobbaspete : Located strategically on Tumkur Road, Dobbaspete is a major freight and industrial trade node. The STRR provides resiliency through connectivity and opportunities for land investment.
The STRR project is a significant step towards sustainable urban development in Bengaluru, promising to transform the real estate landscape and economic prospects of the connected towns.
Frequently Asked Questions
What is the Satellite Town Ring Road (STRR)?
The Satellite Town Ring Road (STRR) is a 288-kilometre access-controlled expressway connecting 12 satellite towns around Bengaluru. It aims to improve regional connectivity, reduce congestion, and facilitate urban development.
How will the STRR benefit real estate development?
The STRR will improve connectivity, reduce commuting times, and make land values more affordable in the satellite towns. This will spur demand for residential and commercial properties, driving real estate development in these areas.
Which towns are connected by the STRR?
The STRR connects 12 satellite towns around Bengaluru: Hoskote, Devanahalli, Doddaballapura, Nelamangala, Kanakapura, Ramanagara, Attibele, Anekal, Magadi, Sarjapur, Bidadi, and Dobbaspete.
What are the key drivers of real estate growth along the STRR?
Key drivers include improved interconnectivity and commuting times, affordability and housing, industrial corridor and commercial development, and the rise of new investment hot spots.
When is the STRR expected to be completed?
The STRR project is expected to be completed by 2027.
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