Every distance published here is road distance from the project's coordinates, routed and cross-checked against a second router, with congestion-calibrated travel times. None is a straight line and none is a free-flow drive time. Several figures in circulation about this location are wrong by a factor of three, and where that is so, this page shows the corrected number.
Macro Positioning — The North Bengaluru Airport Belt
Bengaluru's northern corridor is organised around a single anchor rather than an office cluster. That anchor is Kempegowda International Airport, which handled 44.47 million passengers and 532,012 tonnes of cargo in FY2025-26 and has been India's leading perishables gateway for five consecutive years. Around it sits an industrial and logistics belt with a very different tenant profile from the software campuses of Whitefield — advanced manufacturing, aerospace maintenance, electronics, energy storage and precision optics.
The state's delivery vehicle for most of that industry is the Karnataka Industrial Areas Development Board (KIADB), which acquires land, lays out plots and allots them to industrial occupiers. Its Hi-Tech Defence & Aerospace Park is the belt's flagship holding, and the Phase-2 layout — officially the Haraluru–Muddenahalli Industrial Area — is where this parcel sits.
Housing here has followed industry rather than led it, which is why the corridor's branded launches cluster along the NH-44 spine at Sadahalli, Bagalur and Shettigere rather than inside the industrial estates. And the corridor's road infrastructure has improved in a way its social infrastructure has not: the Satellite Town Ring Road opened through this stretch in March 2024, while the nearest supermarket to this parcel is still seven kilometres away.
Micro Positioning — Haraluru, and What the Address Actually Is
The parcel comprises KIADB Plot Nos. 13, 14-P, 14-P1, 19-P, 19-P1, 20, 24 and Road No. 8. Those numbers appear in the developer's own environmental filing and are the most precise statement of the address in the public record.
| Administrative field | Value |
|---|---|
| Industrial area | KIADB Hi-Tech Defence & Aerospace Park Phase-2 (officially the Haraluru–Muddenahalli Industrial Area) |
| Revenue villages | Haraluru and Muddenahalli |
| Hobli | Channarayapatna |
| Taluk | Devanahalli |
| District | Bengaluru Rural, renamed Bengaluru North by cabinet decision on 2 July 2025 |
| Postal code | 562135 (Channarayapatna BO, Devanahalli block) |
| Coordinates | 13.211184, 77.765831 |
| Land tenure | KIADB allotment — the ownership document on record is an allotment letter, not a sale deed |
Three corrections belong here, because each appears in circulating material and each is wrong.
The district name. It is routinely written as "Bengaluru Rural". The Karnataka cabinet renamed it Bengaluru North on 2 July 2025, and both names still appear on official correspondence during the transition — so this site names both.
The locality token. Muddenahalli is a correct revenue village name for part of this parcel but a poor search term: it is shared with the far better-known Sathya Sai township in Chikkaballapura, roughly 23 kilometres north. Haraluru is the village token used throughout this site.
The postal code. This pocket is 562135, not 562110. Channarayapatna Hobli falls under the Channarayapatna branch office in the Devanahalli block.
One point of nomenclature matters for anyone searching the public record. The project appears in the developer's environmental filing as Prestige Holland & Battersea — PARIVESH proposal SIA/KA/INFRA2/588626/2026, submitted on 11 August 2026 by Apex Realty Management Private Limited, a Prestige Group special-purpose vehicle. That is the name to search in any government database covering this parcel. Marketing names and filing names frequently differ, and the marketed name will only be settled at registration.
Inside a Notified Industrial Area — What That Means
The parcel is not private freehold land, and three consequences follow.
Tenure. The document recorded in the developer's own filing is an allotment letter. KIADB allotments carry conditions on use, on transfer and on commencement timelines that a sale deed does not. Any buyer should ask to see the allotment terms and the sanctioned use category before committing.
Zoning. KIADB's own pre-feasibility report for this industrial area sets out a land-use table across the whole 1,210.85-acre layout: Industrial 703.15 acres, KSSIDC-Industrial 25.00, Commercial 26.92, Amenities 28.72, Utility 32.15, Park and Green Buffer 169.08, Parking 60.70, Road 160.95, and NH-207 4.18. There is no residential line item at all, and the entire commercial allocation across the layout is smaller than this single 32.26-acre parcel. The developer has nonetheless filed the scheme as a Residential & Commercial Development. Precedent for residential use inside the wider park exists — Brigade's 75-acre township holds Plots 305–309 in this same layout, 1.38 kilometres away — but a residential allocation in the Phase-2 layout table itself has no published basis. This is a genuine open question, not a settled one.
Utilities. On KIADB-allotted land, water supply is KIADB's responsibility rather than BWSSB's. A residential tower here inherits an industrial-estate utility regime, not a city one. That is the single most consequential thing about this address, and it is covered in the trade-offs below.
A naming trap also needs clearing. Two different things here have been called "Phase 2". The already-acquired, allotted and building Phase-2 layout — Brigade's plots, Exide's 80 acres, Carl Zeiss, IFFCO — is real, and is where this parcel sits. A separate 1,777.29-acre extension, proposed across the same thirteen villages, was dropped by the Karnataka cabinet on 15 July 2025 after roughly 1,200 days of farmer protest, and on 6 December 2025 that block was declared a permanent Special Agricultural Zone, expressly to prevent real-estate use. Any suggestion that the Aerospace Park is currently expanding into these villages is false. This parcel carries numbered KIADB plots and a layout road number, which places it in the laid-out tranche — but survey numbers have not been published, so nobody can state with certainty which side of that line every plot in the schedule falls on.
Road Connectivity
The Satellite Town Ring Road — the strongest fact at this address
The Satellite Town Ring Road, which carries the designation NH-648 here, has its carriageway 3.32 kilometres away by road, about seven minutes at morning peak. The Dabaspete–Devanahalli–Hoskote section has been open since 11 March 2024. This is delivered infrastructure, not announced infrastructure, and it is what gives an internal industrial-estate address a route to Hoskote and the eastern corridor in one direction, and to Doddaballapur, Dabaspete and NH-48 in the other. The road number is worth getting right, because the STRR carries different national highway designations along its length: at this location it is NH-648.
Access to NH-44 (Ballari Road), the corridor's main north–south artery, is at Devanahalli, 9.74 kilometres away. Every journey toward central Bengaluru, and every journey to the airport, runs through either the STRR or that NH-44 access.
| Route | Routed distance | AM peak |
|---|---|---|
| Satellite Town Ring Road (NH-648) carriageway | 3.32 km | 7 min |
| Devanahalli town centre | 9.16 km | 18 min |
| NH-44 / Ballari Road access at Devanahalli | 9.74 km | 20 min |
| Hebbal flyover | 37.59 km | — |
| MG Road | 44.66 km | — |
The last mile is still a building site
Within 1.5 kilometres of the site, OpenStreetMap records 169 road segments — 55 tagged as under construction, and 138 with no surface recorded at all. Only twelve carry a name, and all twelve are the STRR itself. The Phase-2 internal grid is being laid rather than finished. That is normal for a filling KIADB layout, but a buyer visiting today should expect unsealed surfaces and construction traffic on the approach.
The Airport — Six Kilometres Away, Nineteen by Road
This is the single most important correction on the page.
| Destination | Straight line | By road | Realistic drive |
|---|---|---|---|
| KIA Terminal 1 | 6.54 km | 19.34 km | 26 min off-peak / 39 min AM peak |
| KIA Terminal 2 | 6.54 km | 19.94 km | 27 min / 40 min |
The airport boundary is close. The airport entrance is not, because Kempegowda International Airport has no eastern gate. Every route from this parcel to a terminal runs about 1.4 kilometres of local road, then roughly 8.2 kilometres west along the STRR/NH-648, then 3.3 kilometres south on NH-44, and finally back in along the KIAL entry road — an arc around a four-kilometre-wide airfield. Two independent routing engines agree to the metre.
Any claim that the airport is six kilometres from this project, or that the drive is ten or fifteen minutes, is measuring the straight line and reporting it as a journey. Free-flow routers return 21 minutes for this pair, implying an average of 57 km/h on a stretch that includes an urban section through Devanahalli; that figure should not be relied on either. Budget 26 minutes off-peak and closer to 40 at morning peak.
Read correctly, the airport remains a significant asset — as regional context rather than adjacency. A household that flies weekly is better placed here than almost anywhere else in the metropolitan area. It is simply not a walk-out-the-door amenity.
Metro — Stated Plainly
There is no metro station planned near this site. The nearest station on any approved alignment is KIAL Terminals, 17.94 kilometres away by road, and it sits inside the airport on the far side of it.
Namma Metro's Blue Line Phase 2B runs from KR Puram to KIAL Terminals along the NH-44 spine, currently targeted for December 2027 after slipping from June 2027. The alignment does not turn east toward Haraluru at any point, and no eastward branch serving the KIADB Phase-2 layout appears in any published plan. Material describing "proposed metro connectivity" for this parcel is describing a line that will pass roughly ten kilometres to the west. When Phase 2B opens, the practical position for a resident here is a 20-kilometre drive to a park-and-ride at the airport, which is not a commuting proposition.
Rail
Devanahalli railway station is 9.56 kilometres away, about 19 minutes at morning peak. It sits on the Bengaluru–Chikkaballapura line and carries suburban and passenger services rather than the long-distance network. For intercity travel the practical options remain KSR Bengaluru City and Yeshwantpur Junction, both on the far side of the city and reached by road. Devanahalli is named in discussions of the suburban rail programme's northern corridor, but no dated commitment applies to this pocket and none is published here as a benefit.
Employment — the Real Walk-to-Work Story
Material in circulation positions this project against the aerospace and defence cluster. Routed distances do not support that framing. Boeing's India Engineering & Technology Centre, Collins Aerospace, Dynamatic Technologies, Rossell Techsys and Eaton Aerospace are all in the Aerospace SEZ cluster on the far side of the airport, 12 to 17 kilometres away with the airfield in between.
What is genuinely close is a different and, for a residential buyer, arguably better cluster: the industrial occupiers of Phase-2 itself, all inside 3.61 kilometres.
| Employer / destination | Routed km | AM peak |
|---|---|---|
| Brigade WTC Devanahalli / Innovation Gardens township | 1.38 | 3 min |
| Exide Energy Solutions lithium-ion gigafactory | 2.50 | 5 min |
| Autocrat Engineers | 2.53 | 5 min |
| Carl Zeiss campus | 2.94 | 6 min |
| Satellite Town Ring Road (NH-648) carriageway | 3.32 | 7 min |
| IFFCO Nano Urea plant | 3.61 | 7 min |
Exide Energy Solutions is the anchor: a lithium-ion cell gigafactory on roughly 80 acres in this layout, with a first phase of 6 GWh targeted for the end of 2026 and 12 GWh planned. A cell plant of that scale employs across the full skill ladder — process engineers, quality and metrology staff, maintenance, logistics, plant operations — and it is 2.5 kilometres away. Carl Zeiss brings a precision-optics manufacturing and engineering campus at 2.94 kilometres, with IFFCO's Nano Urea plant and Autocrat Engineers completing the immediate cluster.
Alongside them sits Brigade's 75-acre KIADB township at 1.38 kilometres, whose offices, retail, school and hospital components, as and when delivered, would be the nearest such facilities to this parcel by a wide margin. That is neighbourhood context and nothing more: this project has no association with, and no claim on, another developer's amenities.
The parcel's own filing is worth noting. It states an operational permanent employment of 9,914 posts against only 50 during construction. A purely residential scheme of the size described does not generate ten thousand permanent operational jobs — management, security and facilities for that many homes would run in the low hundreds. That figure is consistent with the filing's own title, a Residential & Commercial Development, and points to a substantial workplace component on this parcel alongside the apartments. Neither the split nor the commercial floor area has been published.
What is not near
| Destination | Routed km |
|---|---|
| Altius Aerotech (nearest aerospace employer) | 10.43 |
| Eaton Aerospace India | 12.46 |
| KIADB Bengaluru Aerospace Park core | 12.96 |
| Collins Aerospace India Operations Centre | 13.19 |
| Dynamatic Technologies | 14.99 |
| Boeing India Engineering & Technology Centre | 16.11 |
| Rossell Techsys | 16.14 |
| Nearest planned metro station (KIAL Terminals) | 17.94 |
| Foxconn ITIR plant, Byadarahalli | 31.08 |
| ITPL Whitefield | 35.23 |
| Manyata Tech Park | 36.86 |
| MG Road | 44.66 |
Schools
| School | Routed km |
|---|---|
| Kittur Rani Chennamma Residential School (Government) | 4.27 |
| Brigade Orchards School, Devanahalli | 8.83 |
| Nalanda Group of Institutions | 10.72 |
| Akash International School, Devanahalli | 10.79 |
| Sterling English Residential School | 15.96 |
| Harrow International School (Doddaballapur Road) | 22.22 |
| Delhi Public School Bangalore North | 26.46 |
| Stonehill International School | 27.05 |
| Ryan International School, Yelahanka | 30.40 |
| Canadian International School, Yelahanka | 30.52 |
| Vidyashilp Academy, Jakkur | 33.01 |
The nearest school of any kind is a government residential school at 4.27 kilometres; the nearest mainstream private option is inside Brigade's township at 8.83. The nearest international school is Harrow at 22.22 kilometres. Stonehill and Canadian International are often described as Devanahalli schools; both are on the Yelahanka side, 27 and 30 kilometres away, and neither is a daily-run proposition from here. For a household with school-age children this is the constraint to test first: a 22-kilometre run each way, twice a day, on a corridor with an unfinished last mile, is a materially different daily life from the same run in a delivered suburb.
Hospitals
| Hospital | Routed km |
|---|---|
| Government Hospital, Sulibele | 7.35 |
| Ramaiah Leena Multispeciality, Devanahalli | 8.24 |
| Sri Shirdi Sai Hospital, Devanahalli | 8.93 |
| Manasa Hospital, Devanahalli | 9.47 |
| Akash Institute of Medical Sciences (teaching hospital) | 10.78 |
| Government Hospital, Devanahalli | 11.19 |
| Cytecare Cancer Hospitals, Yelahanka | 29.22 |
| Manipal Hospital, Yelahanka | 29.71 |
| Sparsh Hospital, Yelahanka | 30.21 |
| Baptist Hospital, Hebbal | 37.18 |
| Aster CMI Hospital, Hebbal | 37.42 |
The nearest multispeciality hospital is Ramaiah Leena at 8.24 kilometres, about 16 minutes, and Akash Institute of Medical Sciences at 10.78 kilometres is the most substantial facility in the taluk. There is no tertiary private hospital within 25 kilometres. The first are the Yelahanka cluster at 29 to 30 kilometres and the Hebbal pair at 37. For a cardiac or trauma emergency that is the honest position, and it is one of the real costs of this address today.
Retail, Groceries and Hospitality
| Destination | Routed km |
|---|---|
| The Arcade / Bazaaro, Brigade Orchards | 7.06 |
| Sattva Park Cubix, Devanahalli | 7.75 |
| DMart, Devanahalli | 9.98 |
| DoubleTree by Hilton Bengaluru Airport | 13.40 |
| Taj Bangalore (KIA) | 19.53 |
| Shoppers Stop @ KIA Terminal 2 | 19.98 |
| Orion Uptown Mall | 26.58 |
| Bhartiya Mall of Bengaluru, Thanisandra | 29.73 |
| Phoenix Mall of Asia, Hebbal | 34.72 |
There is no mall, no organised high street and no cinema within seven kilometres. The nearest supermarket-grade retail is the Arcade and Bazaaro cluster inside Brigade Orchards at 7.06 kilometres; the nearest DMart is 9.98 kilometres away in Devanahalli; the first full mall is Orion Uptown at 26.58. Hospitality is better served, because the airport supports it — DoubleTree by Hilton at 13.40 kilometres and Taj Bangalore at the airport. Useful for visiting family and business hosting; no substitute for daily-needs shopping.
The Honest Trade-offs
Water is the defining constraint
Devanahalli has no perennial surface water source and no Cauvery supply. The taluk runs on deep borewells and tanker deliveries. The region is officially classified over-exploited for groundwater, and Devanahalli specifically has been reported consuming around 169 per cent of its permissible extraction — drawing the aquifer down faster than it recharges, as a matter of record rather than forecast.
Cauvery Stage VI — a ₹6,939 crore scheme adding 500 MLD across Devanahalli, Hoskote and Anekal — was approved by the Karnataka cabinet in February 2026 and is at planning stage. The earliest supply date discussed publicly is around 2028, and schemes of this scale routinely run late.
Layered on top is the tenure point: on KIADB-allotted land, water supply is KIADB's responsibility, not BWSSB's. A resident here is on an industrial-estate water regime, dependent on the board's bulk arrangements and on the project's own borewells, storage and treated-water recycling. Any buyer should ask, in writing, what the water source for the completed project will be, what storage is planned, and what the tanker contingency is.
Aircraft overhead
The site sits 4,637 metres beyond the eastern threshold of Runway 09L/27R, with a lateral offset of only 521 metres from the extended centreline, which places it inside the approach funnel. Aircraft on a standard three-degree approach to Runway 27R cross this point at roughly 243 metres — about 800 feet — and departures climbing out on 09L pass directly overhead. Whether that is tolerable is a personal judgement, and one best made standing on the site during a busy arrival bank rather than from a floor plan.
No social infrastructure in the pocket
Nearest supermarket 7.06 km, nearest hospital 8.24 km, nearest international school 22.22 km, nearest tertiary private hospital 29.22 km, nearest mall 26.58 km. Everything a household does weekly involves a drive. That will improve as the belt fills in, but a buyer is committing to today's position for the first several years of ownership.
This is not a commuter suburb
ITPL is 35.23 kilometres away, Manyata Tech Park 36.86, MG Road 44.66 — 65 to 99-minute journeys each way at peak. Nothing here works for a household commuting into the city's established office clusters. The viable working population for this address is the airport belt itself: the Phase-2 industrial cluster, the airport's own ecosystem, and the offices Brigade is building 1.38 kilometres away.
Nothing can be sold yet
Prestige Park Lane KIADB is not registered with Karnataka RERA, and no application for it has been filed. A full parse of the K-RERA project registry — 9,895 rows — returns no registration and no pending application under this name, under "Prestige Holland", under "Prestige Battersea", or under the filing entity Apex Realty Management Private Limited. Under Section 3 of the Real Estate (Regulation and Development) Act 2016 registration is a precondition for advertising a project this size, taking bookings on it or selling in it, so there is no lawful booking, allotment or sale agreement available until then. The environmental application was submitted only on 11 August 2026 and remains under examination, so registration is realistically a year or more away. Verify the position yourself at rera.karnataka.gov.in.
Alongside that: no Terms of Reference has been granted, no environmental clearance exists, and no planning approval is on record. On KIADB-allotted land, plan sanction ordinarily rests with KIADB rather than with the Bengaluru International Airport Area Planning Authority (BIAAPA). An Airports Authority of India height No Objection Certificate is mandatory here regardless of the height eventually proposed, because the site is 6.61 kilometres from the airport reference point and the 2015 Height Restrictions Rules require one anywhere within 20 kilometres.
The Investment Case for This Micro-Market
Set against those constraints, the case rests on four things that are verifiable rather than promised.
Delivered highway access. The STRR at 3.32 kilometres is open, not planned. Corridors re-rate on the delivery of infrastructure rather than its announcement, and this one has already had its delivery event.
Committed industrial capital inside three kilometres. Exide's gigafactory, Carl Zeiss and IFFCO are built or building, and they are the kind of occupier that does not relocate. Industrial employment of that character creates durable local rental demand across a wider income range than an IT park does — precisely the demand a compact one and two-bedroom product is shaped for.
A pricing position below the township tier. Branded new launches in this belt have clustered around ₹9,800 to ₹11,480 per square foot across 2025 and 2026, with the delivered-township tier at Sadahalli, Bagalur and Shettigere pricing higher. This parcel has no delivered township around it and cannot claim that tier on day one, which is why an entry-level product here can be positioned below it.
Room in the envelope rather than strain. The 32.26 acres carry a filed built-up area of 3.84 million square feet, a floor-area ratio of about 2.74 on the total or roughly 2.05 excluding basements. Karnataka permits up to 5.2 on KIADB industrial land. Nothing about this density is aggressive, and the site has room to breathe.
The honest counterweight is that all four are corridor-level and land-level facts. They are not yet a building. There is no clearance, no sanction, no registration and no price, and the tower, floor and unit figures in circulation come from project information supplied to us rather than from any filing. This location will very probably be developed, and developed well. What it is today is a well-positioned parcel with an unusually good highway fact, an unusually difficult water fact, and a set of approvals that have barely started.
Prestige Park Lane KIADB Location FAQs - Frequently Asked Questions
Who is the developer, and which company has actually filed the project?
Brand attribution is to the Prestige Group, which has been building in Bengaluru since 1986 and has delivered 313 projects and roughly 206 million sq ft across all verticals. The company that has actually filed this project is Apex Realty Management Private Limited, described as a Prestige Group special-purpose vehicle and registered at Prestige Falcon Tower on Brunton Road - not the listed parent, Prestige Estates Projects Limited. That distinction matters, because the SPV would be the counterparty on any future agreement and its balance sheet is not the parent's.
Is there a metro station planned near the site?
No. The nearest planned Namma Metro station is KIAL Terminals, 17.94 km away by road and inside the airport on the far side of it. The Blue Line alignment runs north along NH-44 and does not turn east toward this parcel at any point on the published plan. Phase 2B, from KR Puram to KIAL Terminals, is currently targeted for December 2027, so plan on car or shuttle access rather than rail.
How far is the Satellite Town Ring Road, and is it open?
The Satellite Town Ring Road carriageway - NH-648 at this location - is 3.32 km away by road, about seven minutes at morning peak. The Dabaspete-Devanahalli-Hoskote section has been open to traffic since 11 March 2024. It is the strongest connectivity fact attached to the site precisely because it is delivered rather than announced infrastructure, and it puts Hoskote, Doddaballapur and the Tumkur corridor within a straightforward drive.
Which employers are actually within a short drive?
The genuinely close cluster is industrial rather than aerospace. Exide Energy Solutions' lithium-ion gigafactory sits on 80 acres 2.50 km away by road, with a 6 GWh first phase targeted for the end of 2026 and 12 GWh planned; Autocrat Engineers is 2.53 km, the Carl Zeiss campus 2.94 km and the IFFCO Nano Urea plant 3.61 km, while Brigade's 75-acre KIADB township is 1.38 km away. The aerospace names often attached to this address are far off: Eaton 12.46 km, Collins 13.19 km, Dynamatic 14.99 km, Boeing's engineering centre 16.11 km and Rossell Techsys 16.14 km, all on the far side of the airport.
Is this parcel part of the Aerospace Park extension Karnataka cancelled, and why does the address say Phase-2?
Two different things here have been called Phase 2, and only one is alive. The already-acquired, allotted and building KIADB Hi-Tech Defence & Aerospace Park Phase-2 - the layout containing Brigade's plots, Exide's 80 acres, Carl Zeiss and IFFCO - is real, and this parcel carries numbered plots and a road number within it. A separate 1,777.29-acre extension across the same thirteen villages was dropped by the Karnataka cabinet on 15 July 2025 after roughly 1,200 days of farmer protest, and on 6 December 2025 that block was declared a permanent Special Agricultural Zone expressly to prevent real-estate use. Without published survey numbers nobody can say which side of that line every plot sits on, which is why they are the first document to ask for. Note also that "Phase-2" belongs to the industrial area, not to the project.
What is the expected price at Prestige Park Lane KIADB?
No developer price exists, and because the project is unregistered none can lawfully be quoted. Our own derivation from the corridor's branded new-launch comparables gives an indicative band of Rs 10,500 to Rs 12,000 per sq ft super built-up, midpoint Rs 11,250. On the unit sizes in circulation that works out at roughly Rs 58 lakh to Rs 78 lakh for a 1 BHK, Rs 84 lakh to Rs 1.20 crore for a 2 BHK and Rs 1.47 crore to Rs 2.16 crore for a 3 BHK, before taxes and duties. Those are our estimates with the arithmetic published on the price page, not the developer's numbers.