West Facing A-Khata Plot in Arasinakunte, Nelamangala | 30×45 | Near Tumkur Highway

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.

This is a 30 × 45 residential plot — 1,350 sq. ft. — in Rajarshi Arya, near Vinayaka Nagara Cross, Arasinakunte, Nelamangala. It is west-facing, DC converted, with 30-foot road access and a short distance to both the bus stop and the Tumkur Highway. The asking rate is ₹5,000 per sq. ft., which works out to ₹67.5 lakh for the full plot, and the seller has indicated slight negotiation is possible.

Below is what the location genuinely offers, and — just as importantly — the specific documents you should ask for before parting with any money. Land buying in the Nelamangala belt rewards buyers who check paperwork properly, and it punishes those who do not.

Where exactly is Arasinakunte, and how far is Bangalore?

Arasinakunte is a village in Nelamangala taluk, Bengaluru North district, with PIN code 562123. The 2011 census recorded a population of 10,567, and the area has grown considerably since as Bangalore has pushed north-west along the highway. It falls under grama panchayat administration rather than BBMP — a point that matters for documentation, and one we return to below.

Nelamangala town sits roughly 27 to 30 km from Majestic, depending on the route taken. With the Tumkur Road flyover, the drive typically runs 45 to 60 minutes and is heavily dependent on the time of day. This is a genuine outer-ring location. If you work in Whitefield or Electronic City, a daily commute from here would be punishing. If you work in Peenya, Dabaspet, or anywhere on the north-west industrial belt, it is entirely reasonable.

Nelamangala's significance comes from the junction of NH-48 and NH-4, which is why the town has become Karnataka's logistics and warehousing centre. Industrial employment around Peenya and Dabaspet drives steady local demand for housing, and that demand is not tied to the IT hiring cycle the way East Bangalore's is. That is a real diversification argument, not a marketing line.

What about metro connectivity?

Be careful with what you are told here. The nearest operational metro is on the Green Line at Madavara, with Manjunath Nagar station on the same stretch having opened in November 2024. Depending on which part of Arasinakunte you are in, Madavara is roughly 8 to 10 km away.

A Nelamangala metro extension has been discussed and appears in numerous listings for this area. It is proposed, not sanctioned and under construction. Several plot listings across this corridor present the extension as though it were imminent. Buy this plot on the strength of what exists today — highway access, industrial employment nearby, and land at a fraction of city rates. If a metro extension eventually arrives, treat it as upside you did not pay for.

Is the "A-Khata" description on this plot accurate?

This deserves a direct answer rather than a comfortable one. A-Khata, in the sense most Bangalore buyers understand it, is a BBMP document. Arasinakunte is not in BBMP jurisdiction — it is under a grama panchayat in Nelamangala taluk.

Sellers across the outer Bangalore belt routinely use "A-Khata" as shorthand for "properly documented and tax-compliant," and that is very likely what is meant here. But you should ask for the specific documents that actually exist in panchayat jurisdiction: Form 9 and Form 11 issued by the grama panchayat, or the newer e-Khata record where the panchayat has migrated. Ask for the document itself, not a description of it.

DC conversion is the other pillar. This confirms the land has been converted from agricultural to non-agricultural residential use by order of the Deputy Commissioner. Ask for the conversion order with its number and date, then verify the survey number on that order matches the survey number on the sale deed. Mismatches happen more often than buyers expect.

One more item the listing does not mention: layout approval. Most legitimate plotted layouts along this corridor advertise BMRDA or NPA approval. Ask whether Rajarshi Arya carries layout approval and from which authority. An unapproved layout can create genuine problems at the point of resale or when you apply for a construction loan.

How does the pricing compare?

At ₹5,000 per sq. ft., the total comes to ₹67.5 lakh for 1,350 sq. ft. Published third-party estimates for the wider Nelamangala plot market in 2026 sit broadly in the ₹3,500 to ₹6,500 per sq. ft. band, varying sharply with layout approval status, distance from the highway, and whether the layout is gated with completed infrastructure.

So this asking rate sits in the upper-middle of the published range rather than at the bargain end. Whether that is justified depends on things you can only assess in person: the state of the internal roads, whether water and electricity connections are actually laid, how many plots in the layout have houses built on them, and how far the plot really is from the highway. A layout with occupied houses is worth measurably more than an empty grid of survey stones, and the difference is not always visible in a listing photo.

Who does this plot suit?

It suits a buyer who intends to build within a reasonable timeframe and works in the north-west industrial belt or has flexible working arrangements. West-facing plots are sometimes discounted against east-facing in Bengaluru; if you are not concerned by orientation, that can work in your favour during negotiation.

It also suits a patient land investor. Land in this corridor has appreciated with highway and infrastructure expansion, and the plot format gives you flexibility an apartment never will. Our comparison of plot versus apartment returns in Bangalore lays out the trade-off, and the same logic that has driven plotted development across North Bangalore applies along this stretch, at lower entry prices.

It suits a buyer needing an immediate daily commute to central or eastern Bangalore considerably less well. Be honest with yourself about that before you fall for the price.

What to verify before you pay anything

Ask for the mother deed and the title chain going back thirty years. Obtain a fresh encumbrance certificate covering that same period. Get the DC conversion order and check the survey number against it. Get the panchayat Form 9 and Form 11, or the e-Khata equivalent. Confirm the layout approval authority. Verify current tax receipts with no arrears.

Land records can be checked directly on the Karnataka government's Bhoomi land records portal, and any RERA registration claimed for a layout should be confirmed on the Karnataka RERA portal rather than accepted on trust. Buyers new to this document sequence will find our first-time buyer guide for Bangalore works through it in order.

Walk the boundary with the seller and confirm the physical dimensions match the 30 × 45 stated. Check that the 30-foot road access is a formed road, not a paper road that exists only on the layout plan.

Arranging a site visit

Call or WhatsApp 9606230962 or 7676870876 to see this plot, or tell us your requirement through our property requirement form and we will send comparable options across the Nelamangala and Tumkur Road corridor. Our other verified Bangalore listings are available to browse as well.

We would rather tell you what to check and lose a sale than have you discover a documentation problem after registration.