Tumkur Road
Tumkur Road is the Bangalore stretch of NH-48, running north-west from Yeshwanthpur through Peenya and Jalahalli to Nelamangala. Once known mainly as an industrial highway, it is now one of the city's fastest-growing home corridors. A working metro line, a 10-lane highway upgrade and new ring roads are driving this change.
This guide covers the route, its job hubs, new projects, property prices and where plotted townships fit in.
Tumkur Road at a Glance
| Detail | Information |
|---|---|
| Highway | NH-48 (old NH-4), Bangalore to Tumakuru, Pune and Mumbai |
| City Stretch | Yeshwanthpur to Nelamangala |
| Key Localities | Yeshwanthpur, Peenya, Jalahalli, Dasarahalli, Nagasandra, Madavara, Nelamangala |
| Metro | Green Line up to Madavara (BIEC) |
| Major Job Hubs | Peenya Industrial Area, Dabaspet Industrial Hub |
| Average Asking Rate | About ₹11,850 per sq.ft. (Square Yards, March 2026) |
The Tumkur Road Route Explained
Tumkur Road begins near Yeshwanthpur, one of Bangalore's busiest rail and road junctions. From there, it runs north-west through Peenya, Jalahalli and Dasarahalli.
Further out, the road passes Madavara, home to the big exhibition centre known as BIEC. It then reaches the Nelamangala Toll Plaza, where the city's edge gives way to open land.
Beyond Nelamangala, NH-48 continues to Tumakuru and then on towards Pune and Mumbai. This makes Tumkur Road a main gateway between Bangalore and north Karnataka and Maharashtra.
The road carries trucks, intercity buses and daily commuters for most of the day. An elevated stretch over the inner section helps through traffic avoid the busy local roads below.
Jobs and Industry Along Tumkur Road
Tumkur Road has long been Bangalore's main industrial belt. Peenya Industrial Area, on the inner stretch, holds thousands of small and mid-sized factories. Many of them make machine tools, parts and engineering goods.
Further out, the Dabaspet Industrial Hub has grown along NH-48 beyond Nelamangala. Warehousing and logistics firms have also spread along the corridor, drawn by highway access to north India.
This deep base of jobs keeps housing demand steady across the whole stretch. Many workers prefer to live close to Peenya or Dabaspet, rather than cross the city every day.
Metro Connectivity on Tumkur Road
The Green Line of Namma Metro runs right along Tumkur Road. Its stations include Yeshwanthpur, Peenya, Jalahalli and Nagasandra, among others.
In November 2024, the line was extended by 3.14 km from Nagasandra to Madavara. This added three new stations, with the line now ending at Madavara (BIEC).
The next big step is the Madavara to Tumakuru metro, a line of about 60 km. BMRCL submitted its detailed project report to the Karnataka government in May 2026. The route will pass through Nelamangala and Dabaspet on its way north.
BMRCL has also looked at two depots for this line, one in Nelamangala and one in Tumakuru. The metro study also plans new growth near five stations up to Nelamangala.
Road Projects Shaping Tumkur Road
Three major road projects are now changing travel on and around Tumkur Road.
NH-48 Widening to 10 Lanes
NHAI is widening the 44 km Nelamangala to Tumakuru stretch of NH-48 into a 10-lane road. The work costs ₹844 crore and adds service roads, flyovers and underpasses. It also aims to remove 13 accident blackspots on the stretch, with full completion expected by March 2027.
Bengaluru Business Corridor
The Bengaluru Business Corridor, earlier called the Peripheral Ring Road, starts at Tumkur Road. Its first package links Tumkur Road with Ballari Road, with ₹3,348 crore tenders floated in March 2026. This road should give the corridor a direct route towards the airport side of the city.
Satellite Town Ring Road
The Satellite Town Ring Road starts at Dabaspet on NH-48 and loops around Bangalore. Around 144 km of it is expected to be open by November 2026. It links Dabaspet with Doddaballapur, Devanahalli and Hoskote, away from city traffic.
Tumkur Road Property Prices
Tumkur Road property prices have climbed fast as these projects move ahead. Square Yards listing data placed the average asking rate near ₹11,850 per sq.ft. in March 2026. The same data showed ₹7,400 per sq.ft. in December 2025, so the jump has been sharp.
Prices fall as you move further out along the corridor. Nelamangala, at the outer end, has an average rate of about ₹6,504 per sq.ft., as per Housing.com data. That gap is why many buyers now look at plots on the outer stretch.
| Location on Corridor | Typical Buyer Profile |
|---|---|
| Yeshwanthpur and Peenya | Buyers who want ready flats close to the city |
| Jalahalli and Dasarahalli | Families who want metro access at mid-range prices |
| Madavara and Makali | Buyers looking near BIEC and the metro end point |
| Nelamangala | Plot buyers and investors seeking land at lower rates |
Daily Life Along Tumkur Road
Life on Tumkur Road changes as you move out from the city. Near Yeshwanthpur and Peenya, you get busy markets, old homes and crowded roads. Near Jalahalli, you find more flats, schools and metro stations within walking reach.
Further out, near Madavara and Nelamangala, the pace slows and open land takes over. Here you find new townships, wide roads and more green space. Many families now choose this outer stretch for a calm home with good road links.
The metro helps tie these areas together. You can drive to Madavara, park and take the train to Yeshwanthpur or Majestic. This saves you from long hours in city traffic on most working days.
Why Plots on Tumkur Road Make Sense
Plots on the outer Tumkur Road stretch give you three clear benefits that flats closer in cannot match.
- You pay much less per sq.ft. than on the inner stretch near Yeshwanthpur and Peenya.
- You stand to gain as the metro, the 10-lane highway and the ring roads reach completion.
- You own land outright and can build a home that suits your family and budget.
The best results usually come when you buy approved land and hold it for five years or more. That gives the corridor time to finish its big projects and fill in with homes and services.
KNS Win City on Tumkur Road
KNS Win City by KNS Group sits 2.5 km off Tumkur Road, just past the Nelamangala Toll Plaza. It is Phase III of the KNS Samooha township, with 1,225 BMRDA-approved plots on 74 acres.
Plot sizes run from 600 to 2,400 sq.ft., and prices start at ₹65 Lakhs onwards. Its base rate of ₹5,999 to ₹6,499 per sq.ft. sits well below the Tumkur Road average.
The township keeps highway noise outside, with 24-metre boulevards and 12-metre internal roads inside. A 1-acre clubhouse zone holds more than 40 amenities, and possession is planned for 23 September 2029.
| From KNS Win City | Distance or Time |
|---|---|
| Tumkur Road (NH-48) | 2.5 km, about 5 minutes |
| Nelamangala Railway Station | 4.2 km |
| Madavara (BIEC) Metro Station | 13 km |
| Dabaspet Industrial Hub | About 20 minutes |
| Peenya Industrial Area | About 30 minutes |
Latest News: Tumkur Road
- NH-48 widening is in progress. NHAI is turning the 44 km Nelamangala to Tumakuru stretch into a 10-lane road.
- Accident blackspots will go. The highway work aims to fix 13 spots where crashes often took place.
- Tumakuru metro DPR is submitted. BMRCL sent the report for the 60 km Madavara to Tumakuru line to the state in May 2026.
- Metro depots are planned on the corridor. BMRCL has considered depots at Nelamangala and at Tumakuru.
- Business Corridor tenders cover Tumkur Road. The ₹3,348 crore first package links Tumkur Road with Ballari Road.
- STRR is opening in stages. Around 144 km of the Satellite Town Ring Road should be open by November 2026.
- Tumkur Road prices keep rising. Square Yards data placed the average asking rate near ₹11,850 per sq.ft. in March 2026.
- A new plotted township launched off NH-48. KNS Group launched KNS Win City at Nelamangala on 5 November 2026.
FAQs
Yes, Tumkur Road is a strong corridor for long-term buyers. It has a working metro line, major job hubs and big road projects under way. The outer stretch near Nelamangala offers the lowest entry prices.
The Green Line of Namma Metro runs along Tumkur Road up to Madavara (BIEC). A new extension from Madavara to Tumakuru, through Nelamangala, is now in the planning stage.
Square Yards listing data placed the average asking rate near ₹11,850 per sq.ft. in March 2026. Rates are lower on the outer stretch, with Nelamangala averaging about ₹6,504 per sq.ft.
Key areas include Yeshwanthpur, Peenya, Jalahalli, Dasarahalli and Madavara, along with many smaller ones. The city stretch ends near Nelamangala, where the highway heads towards Tumakuru.
NHAI is widening the 44 km stretch to 10 lanes at ₹844 crore. Reports point to full completion by March 2027.
Yes, KNS Win City by KNS Group is a new plotted township 2.5 km off Tumkur Road. It offers 1,225 BMRDA-approved plots, with prices from ₹65 Lakhs onwards.
