For years, investors looking for land near Bengaluru have explored locations across the city’s northern, eastern and southern corridors. But as Bengaluru continues to expand and urban real estate becomes increasingly expensive, attention is gradually moving toward emerging growth corridors on the western side of the city.
One such destination is Kunigal.
Located along the Bengaluru–Mangaluru corridor and connected through NH-75, Kunigal combines accessibility, agricultural landscapes, expanding infrastructure and proximity to Bengaluru. For investors looking beyond conventional urban real estate, the region is attracting growing interest in managed farmland near Bengaluru.
At Mogg’s Estates, we have closely followed the development of Kunigal and its surrounding investment landscape. From major infrastructure initiatives to the proposed development around the historic Kunigal Stud Farm, several factors are putting this region firmly on the investment map.
Here’s a closer look at why farmland investment in Kunigal is gaining attention.
1. The Kunigal Stud Farm and Bengaluru Turf Club Development
One of the most significant recent developments involving Kunigal is the Karnataka government’s decision concerning the relocation of the Bengaluru Turf Club (BTC) to the historic Kunigal Stud Farm.
In February 2026, the Karnataka Cabinet approved the leasing of approximately 110 acres and 20 guntas of land at the Kunigal Stud Farm to the Bengaluru Turf Club for 29 years. The decision is intended to facilitate the club’s relocation from its existing Bengaluru location.
The development has the potential to bring greater attention to Kunigal’s hospitality, tourism and supporting infrastructure ecosystem.
However, the development is still subject to legal and environmental considerations. In June 2026, the Karnataka High Court issued notices concerning a petition challenging the allotment of the Kunigal Stud Farm land.
For investors, this makes the Kunigal Stud Farm development an important factor to monitor rather than a guaranteed driver of future property appreciation.
2. Strong Connectivity Through NH-75
Connectivity remains one of the most important factors when evaluating farmland near Bengaluru.
Kunigal benefits from its position along NH-75, connecting Bengaluru with destinations toward Hassan and Mangaluru. NHAI records also identify the Nelamangala–Devihalli stretch of NH-75 in Karnataka.
This connectivity provides Kunigal with an important advantage: investors can access a greener, less urban environment while remaining connected to Bengaluru and its surrounding growth corridors.
For weekend farmland ownership, accessibility can be just as important as the land itself.
3. Proximity to Nelamangala and the STRR Network
Kunigal’s proximity to Nelamangala further strengthens its strategic location.
Nelamangala acts as an important road junction connecting several major routes around Bengaluru. The Satellite Town Ring Road (STRR) network is also designed to improve connectivity between Bengaluru’s peripheral towns and reduce the need for traffic to pass through the city.
NHAI documentation identifies the STRR corridor’s intersection with NH-75, reinforcing the importance of this wider western Bengaluru connectivity network.
As Bengaluru’s urban footprint continues to expand outward, locations with access to major highways and peripheral connectivity can become increasingly attractive for both residential and land-based investments.
4. The Growing Appeal of Managed Farmland
The concept of farmland ownership is changing.
Traditionally, purchasing agricultural land often meant taking responsibility for everything from irrigation and plantation management to maintenance and labour.
Managed farmland offers a different approach.
Instead of simply purchasing undeveloped agricultural land, buyers can own a defined plot within a professionally managed farmland community, while a dedicated team takes care of plantation and farm maintenance.
This creates two important benefits:
1. Land Ownership
The investor owns a tangible piece of land that can potentially benefit from long-term changes in the surrounding region.
2. Hassle-Free Farm Management
Professional teams can handle plantation, irrigation, maintenance and day-to-day farm operations, allowing owners to enjoy the property without having to manage agricultural activities themselves.
The actual returns from agricultural activities, land appreciation or other uses depend on the specific project, ownership structure and applicable laws. Investors should therefore evaluate the legal documents and financial terms carefully before purchasing.
5. Why Mogg’s Terra Hill Stands Out in Kunigal
At Mogg’s Estates, the focus is not simply on selling farmland. The objective is to create professionally managed agricultural communities where land ownership can be combined with nature and lifestyle.
Mogg’s Terra Hill is a 40-acre managed farmland project located in Kunigal, approximately 45 minutes from Nelamangala. The project comprises 100+ plots and is surrounded by plantations and natural landscapes.
The project combines agricultural land ownership with infrastructure and lifestyle features designed for both farming and weekend use.
Nature Meets Lifestyle
Terra Hill is surrounded by greenery, plantations and natural landscapes, creating an environment away from the congestion of Bengaluru.
Water and Irrigation Infrastructure
The property features a 4-acre water stream along with borewell, bore recharge and drip irrigation infrastructure. Water pipelines are also provided to individual plots according to the project details.
Lifestyle Amenities
Terra Hill includes amenities such as a clubhouse, swimming pool, children’s play area and badminton court, along with spaces for activities such as camping, cycling, trekking and bird watching.
Professional Farm Management
One of the key advantages of managed farmland is that owners don’t have to handle every aspect of farm maintenance themselves.
Mogg’s Estates provides farm management support, plantation management and on-site manpower, along with infrastructure such as fencing, security and irrigation systems.
6. Why Consider Farmland Near Bengaluru?
For many Bengaluru residents, farmland ownership represents more than a traditional investment.
It can combine:
- Long-term land ownership
- Access to a natural environment
- Professional farm management
- Agricultural and plantation activities
- Weekend lifestyle opportunities
- Potential long-term appreciation
The key is choosing the right location and evaluating the land, title, approvals, infrastructure, management structure and overall investment terms carefully.
Kunigal’s combination of highway connectivity, proximity to Bengaluru, agricultural surroundings and ongoing regional development makes it a location worth watching.
The Bottom Line
Kunigal is gradually evolving from a predominantly agricultural town into a location attracting greater attention from infrastructure, tourism and land investors.
The development around the Kunigal Stud Farm, connectivity through NH-75 and the wider growth of Bengaluru’s peripheral corridors are important factors shaping the region’s future.
For those exploring farmland investment near Bengaluru, managed farmland can offer an alternative to conventional urban property ownership by combining land with agricultural management and lifestyle benefits.
Mogg’s Terra Hill brings this concept to Kunigal through a 40-acre managed farmland community with plantations, water infrastructure, lifestyle amenities and professional farm management.
Ready to explore managed farmland in Kunigal?
Schedule a site visit to Mogg’s Terra Hill and experience the property, surrounding landscape and infrastructure for yourself.
Visit Mogg’s Terra Hill and discover a different way to own land near Bengaluru.
