Commercial Property for Sale on Adugodi Main Road, Near Forum Mall, Bengaluru

Published: 6 November 2026 | Updated on: 7 November 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property, 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

Property Highlights

About This Property

This is a commercial property on Adugodi Main Road, near Forum Mall (Koramangala), South Bengaluru, listed at Rs 4.83 Cr. Adugodi is a central commercial area between Koramangala and Madiwala. A commercial property near Forum Mall benefits from high footfall and road visibility.

Verify the built-up area, floor, frontage, current lease terms, zoning classification and permissible uses. Commercial properties near major retail destinations command higher rents but also have higher property tax. Proximity to Forum Mall is a significant location advantage.

About Adugodi

Adugodi is in South-Central Bengaluru, between Koramangala and Madiwala. The area has a mix of commercial establishments, residential complexes and institutional buildings.

Hosur Road runs through the area connecting to Silk Board, Electronic City and the city centre. Forum Mall is a major landmark. Public transport is well established.

Connectivity and Nearby Landmarks

• Forum Mall - walking distance
• Hosur Road - direct access
• Silk Board Junction - approximately 2 km
• Koramangala - approximately 1 km
• Madiwala - approximately 1 km
• BTM Layout - approximately 2 km
• Electronic City - approximately 10 km

Why Consider This Property

Commercial properties in central Bengaluru near major landmarks command higher rents and longer leases than residential properties. A location near Forum Mall provides visibility and footfall.

Commercial leases are typically 3 to 9 years with periodic rent escalation. Verify the zoning, permissible uses and current lease terms before buying.

Stamp Duty and Registration Cost Estimate

At Rs 4.83 Cr, stamp duty at 5% and registration fee (1% or 2%, unconfirmed as of November 2026) plus cess and surcharge at about 0.6% apply. Use our stamp duty calculator for a detailed estimate.

For transactions above Rs 50 lakh, TDS at 1% must be deducted (Form 141 from April 2026). If buying as an investment, review capital gains tax implications.

What to Inspect During a Site Visit

For commercial properties, check the frontage visibility from the main road, foot traffic patterns during business hours, parking availability for customers and staff, and the condition of the electrical and plumbing systems. Verify the floor loading capacity if the intended use involves heavy equipment or inventory storage. Check the fire safety installations (extinguishers, exit signs, smoke detectors) and whether they meet the local fire department requirements.

Visit during business hours to observe the foot traffic and the type of businesses operating nearby. A commercial property benefits from being near complementary businesses (a restaurant near offices, a clinic near residential areas). Check the signage regulations for the area - some municipal zones restrict sign sizes and types.

Adugodi as a Commercial Location

Adugodi's location between Koramangala and Madiwala places it at the intersection of two busy commercial corridors. Hosur Road carries heavy traffic from Silk Board toward Electronic City, giving roadside commercial properties high visibility. The Forum Mall draws thousands of visitors daily, and the surrounding streets have a mix of retail shops, restaurants, offices and service businesses. Commercial property values in central Bengaluru areas like Adugodi have historically appreciated faster than peripheral locations due to the scarcity of available space and the steady demand from businesses.

Legal Checklist Before Buying

• Verify zoning classification and permissible commercial uses
• Check commercial property tax rates (higher than residential)
• Review existing lease agreements
• Get a 15-year encumbrance certificate
• Verify the khata type
• File Form 141 for TDS if above Rs 50 lakh

What is the price?

Rs 4.83 Cr. Stamp duty and registration are additional.

Is it currently leased?

Not specified. Verify lease terms with the seller.

Where on Adugodi Main Road?

Near Forum Mall in South-Central Bengaluru.

What are commercial tax rates?

Commercial property tax in Bengaluru is higher than residential. Check with the GBA for the applicable rate.

Commercial Property Considerations

Commercial properties in Bengaluru operate under different rules than residential ones. Property tax rates are higher (about 20% to 40% more than residential rates in the same zone). Trade licences, fire safety NOCs and health licences (for food-related businesses) are the tenant's responsibility but the property's compliance record affects its value. Check whether the property has faced any compliance issues in the past.

Commercial leases in Bengaluru typically run for 3 to 9 years with a 5% to 10% annual rent escalation clause. The security deposit for commercial properties is usually 6 to 12 months' rent. Lock-in periods of 1 to 3 years are common. When buying a tenanted commercial property, review the existing lease carefully - the terms bind the new owner. A long-term lease with a creditworthy tenant at market rent is valuable; a lease locked at below-market rent with years remaining is a liability.

Capital gains tax on commercial property follows the same rules as residential. If held for more than 2 years, long-term capital gains tax at 12.5% (without indexation from FY 2024-25) applies. Short-term gains are taxed at the buyer's income tax slab rate. Consult a chartered accountant before buying commercial property as an investment.

Disclaimer: All details are based on information provided by the property owner. Verify independently before making a purchase decision. OneCity Property is not responsible for any discrepancies.