Premium Residential Sites on IVC Road, Devanahalli | BIAAPA & RERA Approved

Published: 14 August 2026 | Updated on: 19 August 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.

These residential sites on IVC Road near Devanahalli are offered in two dimensions: 30 × 40, giving 1,200 sq. ft., and 40 × 50, giving 2,000 sq. ft. The seller describes the development as BIAAPA approved and RERA registered, DC converted, with individual A-Khata, and ready for both registration and construction. Embassy Tech Park and Assetz's development are cited as nearby.

The airport corridor is the most actively marketed plotted-land belt in Bengaluru right now, and that popularity brings a specific risk we deal with directly below. Read the verification section before you visit — it will make the visit far more useful.

What is IVC Road, and where does it sit?

IVC Road runs through North Bengaluru near Kempegowda International Airport. Sources disagree on what the initials stand for — some render it Inter-Village Connectivity Road, others International Airport Cargo Road — and we have not found an authoritative answer, so we are noting the disagreement rather than picking one.

What is not in dispute is the corridor's trajectory. This belt has moved from farmland to one of the city's most active plotted-development zones inside fifteen years, driven by the airport and the industrial and business-park investment that followed it. Developers including Assetz, Provident, Brigade, Sobha, Prestige, and Century have all launched here.

Road connectivity runs through NH-44 towards Hebbal and the city, with the Satellite Town Ring Road linking the corridor outward. Devanahalli railway station provides existing rail access.

What about the metro and suburban rail everyone mentions?

Be precise here, because listings in this corridor rarely are. The Namma Metro Blue Line extension towards the airport is under construction, and published target dates vary considerably between sources — some cite 2026, others December 2027. It is not operational today.

The Sampige line of the Bengaluru Suburban Railway, running from KSR Bengaluru to Devanahalli and the airport, was approved in 2019 with a planned opening around 2029.

Both are real, funded, sanctioned projects rather than speculation — that is a genuine distinction from many corridors. But neither carries a passenger today, and infrastructure timelines in Bengaluru have a long history of moving. Price the land on what exists now. Treat the metro as upside you did not pay for, exactly as we advise on the North Bangalore plotted development corridor generally.

How do you verify a BIAAPA approval claim?

This is the most important section on this page.

BIAAPA — the Bangalore International Airport Area Planning Authority — is the planning body for roughly 792 sq. km. spanning Devanahalli, Doddaballapur, and Bangalore North taluks. Layouts within that area require its approval.

The Authority has itself publicly warned buyers about this corridor. In an inspection reported by Deccan Herald, BIAAPA officials found layouts near Devanahalli displaying boards claiming BIAAPA approval for developments that did not exist in the Authority's records at all. The boards were removed and the local gram panchayat was asked to act. BIAAPA issued a public notification asking purchasers to cross-check with the Authority before proceeding, and it maintains a list of approved layouts.

So: ask for the BIAAPA approval number in writing and verify it with the Authority directly. A genuine approval carries a reference in the form BIAAPA/TP/[number]/[year]. Ask also for the release order, which is the separate document confirming which specific plots the developer is permitted to sell. Approval of a layout and release of individual plots are two different things, and buyers are caught by that gap regularly. BIAAPA's office is at Devanahalli Town in Bangalore Rural district — a visit there is worth more than any assurance given on site.

The same discipline applies to the RERA claim. This listing states RERA registration without giving a number. Ask for it, then check it on the Karnataka RERA portal yourself. We have found registration numbers quoted inconsistently across aggregator sites more than once, which is why we never publish one we have not confirmed.

Does BIAAPA approval mean the same thing as A-Khata?

No, and conflating them is a common and expensive mistake. BIAAPA approval concerns layout planning — whether the development itself is sanctioned. Khata concerns the property record and tax liability attached to an individual site. A layout can hold valid BIAAPA approval while an individual plot's Khata position is still incomplete.

The listing states individual A-Khata. Ask which authority issues it. In this belt, the answer depends on precisely where the land falls: Devanahalli Town Municipal Council for properties inside municipal limits, or e-Swathu Form 9 and Form 11 through the gram panchayat for land outside them. Get the actual document and check that the survey number on it matches the survey number on the sale deed.

DC conversion is the third pillar — the Deputy Commissioner's order converting the land from agricultural to residential use. Ask for the order with its number and date. Land records can be cross-checked on the Karnataka government's Bhoomi portal.

What do sites like this cost?

The asking price for these specific sites has not been shared with us in writing, so we are not publishing one. Contact us and we will confirm the current rate directly with the seller.

For context only: published third-party estimates place BIAAPA-approved plotted land in the Devanahalli corridor broadly between ₹3,500 and ₹6,900 per sq. ft. during 2026, with 30 × 40 sites commonly quoted between ₹50 lakh and ₹85 lakh all-in. Where a specific development sits within that band depends on gated infrastructure, distance from the airport, layout completion, and how much of the corridor's future has already been priced into the land.

One note on the nearby-project references: the listing mentions "Assets Apartments," which we believe refers to Assetz Property Group, an active developer in this corridor. Confirm the actual adjacency on site rather than relying on a name in a listing.

Who should consider this corridor?

It suits a patient investor with a genuine multi-year horizon. The airport corridor's growth is driven by infrastructure that is being built now and completes over the next several years. Buyers who need liquidity inside two or three years are in the wrong asset.

It suits anyone building a home with a working connection to the airport, the business parks, or the industrial investment in this belt. A 40 × 50 site at 2,000 sq. ft. gives comfortable room for an independent house with a garden — space that is unobtainable at any comparable price closer in.

Our comparison of plot versus apartment returns in Bangalore sets out how the two behave over a holding period, and buyers new to land documentation should work through our first-time buyer guide before making any payment.

Arranging a site visit

Call or WhatsApp 9606230962 or 7676870876 and we will confirm the current pricing, the BIAAPA approval number, and the RERA registration before you travel. Or send your requirement through our property requirement form and we will include comparable options across the Devanahalli belt. Our other verified Bangalore listings are available to browse.

We would rather spend an hour verifying an approval number than watch a buyer register a site in a layout that was never sanctioned.