Bengaluru Business Corridor Set to Reshape City’s Real Estate and Mobility Landscape

Dubbed the Peripheral Ring Road and now called the Bengaluru Business Corridor (BBC), the long-overdue corridor was expected to change the face of the city in real estate, infrastructure, and urban mobility altogether. This 73.5-km long expressway, with eight lanes and access-controlled, was to be the biggest such project in the country, taking the northern, eastern, and southern fringes of the city with relieving the Outer Ring Road of some pressure and decongesting economic activity.

Project modifications were made in favor of advancing under the full financing of HUDCO to the tune of ₹27,000 crore by the BDA; earlier, attempts were made to implement the project under the PPP. Changing the strikingly different funding pattern hastened project implementation under the BDA. Seven days after the tender cancellations, in November 2024, things started to move faster with project implementation again under the BDA. Prior to November 2024, the tenders canceled were those held in March 2022, January 2024, and July 2024, with each cancellation due to roadblocks in financing. Operational plans propose a completion date of December 2027; however, experts are fairly optimistic that it may see the light of day around 2028-29. With all of these hurdles, the acquisition of some land for roughly 2,560 acres now gives some doubt over actually realizing that date by man.

Where the corridors are concerned, the multimodal integration design will link it up with the major highways such as Tumakuru Road, Bellary Road, Sarjapur Road, NICE Road—and it will skip over the forthcoming Metro Phase 3, Satellite Town Ring Road, and Suburban Rail, giving a visible boost to cross-city connectivity.

From an investment point of view, real estate prices around the corridor starting with Sarjapur, Devanahalli, Hoskote, Whitefield, and Yelahanka have already appreciated by 10–25%, with an anticipated growth of a further 20–40% in the next 5 to 7 years. Hence, developers are launching plotted layouts, villas, and warehouses in a rapid manner around various junctions of the corridor, with the rental yield bidding 5–7%.

Urban experts hail the BBC as Bengaluru’s second urban spine, which can redefine the how and where of Bengaluru’s growth. The project lends itself to changing attitudes among families and businesses toward affordable yet well-connected peripheral locations to establish homes and start commercial setups. This would further take the pressure off the city’s core.

From a simple road to a smart and decentralised infrastructure-led growth—a world of smart decentralised infrastructure-led growth is now emerging along the Bengaluru Business Corridor as work begins from blueprint to reality.