Master Planning & Urban Zoning Near Kempegowda Airport (2025 Guide)
North Bangalore is changing fast. One of the biggest reasons for this change is the careful planning around Kempegowda International Airport (KIA). What used to be open land is now turning into one of Bengaluru's most active development zones. Roads, metro lines, business parks, and residential areas are all coming together thanks to a clear master plan.
This guide explains how urban zoning near the airport works, what new infrastructure is being built, where investment is rising, and how projects like Godrej MSR City in Shettigere are becoming part of the bigger picture.
Kempegowda Airport is already one of India's busiest. A new expansion plan, approved in late 2024, will be carried out over the next five years. The goal is simple—handle over 100 million passengers and 1.5 million tonnes of cargo every year.
Here's what's planned:- Terminal 1 is getting a complete upgrade.
- Terminal 2 (second phase) will help handle more flights.
- A site is kept ready for Terminal 3, to be built later.
- A new Western Cross Taxiway will speed up aircraft movement.
- Aircraft stands will increase from 140 to over 230.
- A CAT IIIB ILS system will allow flights to land even in foggy weather by mid-2025.
- If needed, an automated shuttle will link terminals in the future.
These upgrades are not just for travel. They also support nearby business parks, cargo hubs, hotels, and new housing areas.
The body managing development near the airport is BIAAPA (Bangalore International Airport Area Planning Authority). It controls zoning and land use across 451 sq km in Devanahalli, Doddaballapura, and Bangalore North taluks.
What Does BIAAPA Do?- Decides what kind of buildings can be built in each area—residential, commercial, industrial, or green.
- Uses a Colour-Coded Zoning Map (CCZM) to make sure buildings don't interfere with airport airspace.
- Gives approvals for layout plans, building height, and legal land use.
If you're building here, you need documents like the Airport NOC, latest Khatha, Encumbrance Certificate, and BIAAPA-approved layout plan.
Right next to the airport, a new urban center is being developed called Bengaluru Airport City. This 463-acre project is being built by Bengaluru Airport City Ltd (BACL) and is planned to be one of the most advanced, eco-friendly smart cities in the country.
By 2026, You'll See:- A business park with office spaces
- A large concert venue called The Hangar
- A mix of restaurants, shops, and entertainment spaces
- A 775-room hotel managed by Ginger and Vivanta
- More IT parks and business zones
- A top-tier hospital and academic campuses
- Research and tech hubs (including 3D printing and central kitchens)
- Over 2,500 hotel rooms and a big convention center
This entire city will be energy neutral, use rainwater harvesting, and follow green building rules.
What's driving interest in this area isn't just jobs—it's access. New roads, metro lines, and rail links are coming up fast:
- The Namma Metro Blue Line is expected to reach the airport by 2026.
- The Satellite Town Ring Road (STRR) is connecting nearby towns like Devanahalli, Hoskote, Nelamangala, and Sarjapur, reducing travel time.
- A Suburban Rail Tunnel is planned on the airport's eastern side.
Godrej MSR City, located in Shettigere, is well connected to NH-44 and is just minutes from the airport and the upcoming STRR—making it a smart choice for buyers looking for convenience and long-term value.
Top Places:
- Devanahalli: Close to the airport and Aerospace Park. Great for villa projects, plotted layouts, and long-term land appreciation.
- Yelahanka: A mature suburb with schools, hospitals, and retail. Good mix of apartments and independent homes.
- Hebbal: Connects to Outer Ring Road and Manyata Tech Park. Known for premium apartments and strong rental demand.
- Thanisandra: Affordable options for young professionals. Close to tech parks and future metro stations.
- Hennur Road: Quiet location with wide roads and good social infrastructure.
- Jakkur: Known for its peaceful layout and accessibility to Hebbal and the airport.
- Bagalur: Still affordable, with growing interest from early-stage investors.
- Apartments: 2 & 3 BHK homes for families and working professionals.
- Villas: For buyers wanting larger private spaces.
- Plots: Popular for those who want to build on their own timeline.
- Commercial units: Office spaces and retail are gaining traction near the metro corridors.
Projects like Godrej MSR City offer a mix of modern apartments, over 50 amenities, and ample green space—set in a location that aligns with BIAAPA's zoning norms.
The airport, Airport City, and related business zones are expected to bring in over 3.5 lakh new jobs. These include roles in aviation, IT, hospitality, and logistics. More people working in the area means more homes, more schools, more hospitals, and more demand for everyday services.
- Traffic: Construction and development can lead to temporary congestion.
- Environmental stress: Balancing buildings and green space is key.
- Land acquisition: Buyers should check legal clearances and RERA registrations before investing.
KIA is expected to reach its capacity by 2030. To avoid pressure, the Karnataka government has proposed three new sites for a second airport—two on Kanakapura Road and one near Nelamangala. A final decision is expected in early 2025, and construction can begin after BIAL's exclusivity clause ends in 2033.
The area around Kempegowda Airport is not just growing—it's transforming. With big infrastructure projects, clear zoning rules, and a push for smart, green developments, this part of North Bangalore is quickly becoming a top choice for investment and living.
For buyers looking for quality homes near this growth zone, Godrej MSR City in Shettigere is one of the most promising projects—offering a strong location, trusted brand, and long-term value in a well-planned zone.
