Bulwark Highgrove is a 30-acre gated plotted community by Bulwark Group at Dyavarahalli, off Chapparakallu Road, near IVC Road and the STRR, Devanahalli, North Bangalore. This is a pre-launch, phased development. Phase 1 offers 153 residential plots. Plot sizes are 30x40, 30x50 and 40x60. That works out to 1,200 to 2,400 sq.ft of land. The base rate is ₹5,999 per sq.ft. Prices start from ₹80.76 Lakhs. You build your own home on your plot.
Bulwark Highgrove sits on Bengaluru's airport corridor in Devanahalli. Kempegowda International Airport is a 15-minute drive. Amity University, Harrow International School and Akash Hospital are each about 5 minutes away. Foxconn, the KIADB IT Park and the Devanahalli Business Park are around 10 minutes out. Stonehill International School and the Padukone-Dravid Sports Centre are also a short drive. Prestige Golfshire Club is 15 minutes away.
Plot pricing is simple. The base land rate is ₹5,999 per sq.ft across every size. A 1,200 sq.ft plot comes to about ₹80.76 Lakhs all-in. A 1,500 sq.ft plot is about ₹1.00 Crore. A 2,400 sq.ft plot is about ₹1.60 Crore. North and East-facing plots carry a ₹350 per sq.ft premium; corner plots ₹500 per sq.ft. These figures are a marketing reference and are subject to change. Confirm the current cost sheet with our team before booking.
Bulwark Highgrove is launching soon. K-RERA registration has been applied for; the registered layout will govern once issued. Plot handover is proposed, subject to K-RERA registration — no firm date is committed. Verify the current status at rera.karnataka.gov.in before booking.
For Quick Glance
| Fact Category | Details |
| Project Type | Gated Plotted Community (Pre-Launch) |
| Total Land Area | 30 Acres |
| Airport Access | Kempegowda International Airport, a 15-minute drive |
| Plot Sizes | 30x40, 30x50 & 40x60 (1,200 – 2,400 sq.ft of land) |
| Starting Price | ₹80.76 Lakhs onwards* — indicative |
| Total Plots (Phase 1) | 153 plots |
| RERA Status | Applied |
| Base Rate | ₹5,999 per sq.ft of land |
| Possession | Proposed, subject to K-RERA registration |
Dig into the detail: explore the full 30x40, 30x50 and 40x60 plot sizes and the size-wise Bulwark Highgrove price list, review the plotted master layout, walk through the clubhouse and community amenities, and check connectivity from Devanahalli and IVC Road.
Plot Sizes at Bulwark Highgrove
- 30 x 40: 1,200 sq. ft. of land
- 30 x 50: 1,500 sq. ft. of land
- 40 x 60: 2,400 sq. ft. of land
- Odd sites: 23 irregular plots (areas on request)
Phase 1 Details
Phase 1 sits on the 30-acre layout. It carries 153 plots in all. That is 77 plots at 30x40, 20 at 30x50, 33 at 40x60, and 23 odd sites. The layout includes a clubhouse, landscaped parks, and internal roads 15m, 12m and 9m wide. A Proposed Phase 2 and a Future Development parcel sit alongside.
Key Highlights and Unique Selling Points
- 30-Acre Gated Plotted Community: Bulwark Highgrove lays out 153 Phase-1 plots across 30 acres in Devanahalli. Plot sizes run 30x40, 30x50 and 40x60. You build your own home to your own plan on your land.
- Airport-Corridor Address: The community sits on Bengaluru's airport corridor. Kempegowda International Airport is a 15-minute drive. Foxconn and the KIADB IT Park are each around 10 minutes away.
- Clear ₹5,999 per sq.ft Land Rate: One base rate applies across every plot size. A 1,200 sq.ft plot starts from ₹80.76 Lakhs all-in. North and East-facing and corner plots carry a small premium.
- Ready Community Infrastructure: Internal roads run at 15m, 12m and 9m widths. The layout carries an overhead water tank, underground sanitary and electricity lines, street lighting, and plot levelling and demarcation.
- Clubhouse & Amenity Set: A clubhouse anchors the community. It pairs with a swimming pool, gym, tennis and basketball courts, a cricket practice net, a pickleball court, jogging and walking tracks, and landscaped parks.
- Schools & Healthcare Close By: Amity University, Harrow International School and Akash Hospital are each about 5 minutes away. Stonehill International School and the Padukone-Dravid Sports Centre are around 10 minutes.
- IVC Road & STRR Connectivity: The site sits off Chapparakallu Road, near IVC Road and the Satellite Town Ring Road (STRR). These roads drive North Bangalore's real estate growth and give the address strong capital appreciation potential.
- Land as a Long-Term Asset: Plotted land in a fast-growing airport corridor gives buyers direct ownership. Over time, well-located plots hold strong resale value and capital appreciation.
- Multi-Phase Master Layout: A Proposed Phase 2 and a Future Development parcel sit alongside Phase 1. That gives the gated community clear room to grow.
- 24x7 Gated Security: An entrance arch, a security room, and round-the-clock gated security cover the community.
- Built by Bulwark Group: Bulwark Highgrove is developed by Bulwark Group, with a corporate office on Nandidurga Road, Jayamahal Extension, Bengaluru.
Bulwark Highgrove Project Status
Bulwark Highgrove is launching soon. No firm launch or handover date is committed yet.
- Status: Pre-launch / launching soon
- K-RERA registration: Applied — the registered layout will govern once issued
- Plot handover: Proposed, subject to K-RERA registration
Reviews, Ratings and Brochure
Bulwark Highgrove Reviews so far are positive, going by early buyer interest and local property data. Most of the interest comes down to three things. The Devanahalli airport-corridor location. The clear ₹5,999 per sq.ft land rate. And the gated-community infrastructure. Buyers who see plotted land as a long-term asset treat this as a practical entry point on the corridor.
The official Bulwark Highgrove Brochure covers the master layout, plot sizes, the amenity set, and the cost sheet. It is a handy reference for buyers and investors weighing the plot. The PDF brochure can be downloaded for free from this website.
RERA:
Bulwark Highgrove has applied for registration with RERA. The current status is Applied. There is no Bulwark Highgrove RERA number yet — the number will be published once the Karnataka RERA Board issues it. The registered layout will govern the project once registration is issued. Verify the current status at rera.karnataka.gov.in.
Booking Amount:
A plot at Bulwark Highgrove is reserved with a booking amount. The rest follows a stage-linked plan tied to layout development. Our team can walk you through the current cost sheet and booking process.
Booking amounts: ₹3 Lakhs for the 30x40 and 30x50 plots; ₹5 Lakhs for the 40x60 plot.
Payment Structure
The Bulwark Highgrove payment plan is development-linked. Payments release as the layout is built out.
- On booking — booking amount
- 25% on the Agreement of Sale
- 35% on completion of plot levelling and road demarcation
- 30% on completion of roads, sanitary and electricity lines
- 10% on registration of the plot
This staged plan makes it easier to plan finances while the gated community takes shape.
About Bulwark Group
Bulwark Highgrove is developed by Bulwark Group, a Bengaluru-based real-estate developer. The group's corporate office is at #196, 1st Floor, Nandidurga Road, Jayamahal Extension, Bengaluru 560046. You can read more about the developer at bulwarkgroup.in.
Bulwark Highgrove is the group's gated plotted community on the Devanahalli airport corridor. It brings 153 Phase-1 plots, ready community infrastructure, and a full amenity set to one of North Bangalore's fastest-growing corridors. For plot availability, the current cost sheet, or a site visit, reach our team on +91 88612 65544.
Project Highlights
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Plotted Land
![Bulwark Highgrove Project Type]( "Bulwark Highgrove Project Type is plotted land")
Project Type
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₹80.76 Lakhs* Onwards
![Bulwark Highgrove Starting Price]( "Bulwark Highgrove Starting Price is ₹80.76 Lakhs* Onwards")
Starting Price
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Pre-Launch
![Bulwark Highgrove Project Status]( "Bulwark Highgrove Project Status is Pre-Launch")
Project Status
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30 Acres
![Bulwark Highgrove Total Land Area]( "Bulwark Highgrove Land Area is 30 Acres")
Land Area
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Bulwark Group
![Bulwark Highgrove Builder]( "Bulwark Highgrove Builder is Bulwark Group")
Builder
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153 (Phase 1)
![Bulwark Highgrove Total No Of Plots]( "Bulwark Highgrove Total No Of Plots is 153 in Phase 1")
No. of Plots
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30x40, 30x50 & 40x60
![Bulwark Highgrove Plot Sizes]( "Bulwark Highgrove Plot Sizes are 30x40, 30x50 and 40x60")
Plot Sizes
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1,200 to 2,400 sq. ft
![Bulwark Highgrove Plot Areas]( "Bulwark Highgrove Plot Areas are 1,200 sq.ft to 2,400 sq.ft")
Plot Areas
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153 (Phase 1)
![Bulwark Highgrove Total Plots]( "Bulwark Highgrove Total Plots is 153 in Phase 1")
Total Plots
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₹5,999 / sq.ft of land
![Bulwark Highgrove Base Rate]( "Bulwark Highgrove Base Rate is ₹5,999 per sq.ft of land")
Base Rate
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Applied
![Bulwark Highgrove Rera Status]( "Bulwark Highgrove Rera Status is Applied")
Rera No
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Subject to K-RERA
![Bulwark Highgrove Possession]( "Bulwark Highgrove Possession is proposed, subject to K-RERA registration")
Possession
About Bulwark Highgrove: A Gated Plotted Community on Bangalore’s Airport Corridor
Bulwark Highgrove is Bulwark Group's gated plotted community at Dyavarahalli, Devanahalli. Phase 1 offers 153 residential plots across a 30-acre layout. Plot sizes are 30x40 (1,200 sq.ft), 30x50 (1,500 sq.ft) and 40x60 (2,400 sq.ft), plus 23 odd sites.
The community sits on Bengaluru's airport corridor, off Chapparakallu Road near IVC Road and the STRR. Kempegowda International Airport is a 15-minute drive. This is a pre-launch project worth a look for 2026. It is placed to tap the steady demand for plotted land in Devanahalli.
North Bangalore's growth is driven by the airport, the Satellite Town Ring Road, and the IVC Road corridor. With employers like Foxconn, the KIADB IT Park, and the Devanahalli Business Park close by, the corridor supports steady end-user demand and capital appreciation.
As a community by Bulwark Group, Bulwark Highgrove meets the growing need for owned land near the airport. If you want a plot to build your own home, or a high-growth land asset in North Bangalore, Bulwark Highgrove is a practical, RERA-applied option to evaluate.
- Plots: 30x40 (1,200 sq.ft), 30x50 (1,500 sq.ft) and 40x60 (2,400 sq.ft), plus 23 odd sites, across the 30-acre Phase 1 layout.
- Base rate: ₹5,999 per sq.ft of land, uniform across sizes, starting from ₹80.76 Lakhs all-in.
The Vision: Why Bulwark Highgrove?
Bulwark Highgrove turns a well-connected 30-acre parcel into a planned, gated plotted community. The layout gives each plot ready roads, water, and power lines, so you can build your own home on your own timeline. The idea is simple. Own the land, then build the home you want.
For buyers and investors: plotted land in a fast-growing airport corridor gives direct ownership and clear long-term value. You are not buying a built-up home; you are buying land you control.
The clubhouse and amenity set add day-to-day lifestyle value on top of the land. Together they support the community's long-term resale value.
The Airport-Corridor Advantage: Why Devanahalli Land Makes Sense
Direct Corridor Access to North Bangalore
Owning a plot near IVC Road and the STRR puts you on one of North Bangalore's fastest-growing corridors. This is a planned, well-connected pocket, not a congested inner suburb. The airport, employers, schools, and hospitals are all a short drive away. Foxconn and the KIADB IT Park are each around 10 minutes out.
For homeowners, this cuts commute times and keeps the land in demand. Steady end-user interest keeps a well-located plot a high-value asset.
Built-In Growth and Investment Security
Devanahalli is backed by real infrastructure. The airport, the STRR, IVC Road, and the KIADB and business-park employment base all anchor it. As these mature, well-located land in a gated community holds a defensive position. You are securing a stake in North Bangalore's airport-corridor growth. That supports faster capital appreciation and long-term value over unplanned pockets.
Bulwark Highgrove: Where the Project Stands
Bulwark Highgrove is a pre-launch, launching-soon project. K-RERA registration has been applied for; the registered layout will govern once issued.
1. Regulatory Milestone: K-RERA Registration
The project has applied for registration with the Karnataka RERA Board. The current status is Applied, and there is no RERA number yet. Once the number is issued, the registered layout becomes the binding source for the plot inventory, sizes, and timelines. Verify the current status at rera.karnataka.gov.in.
2. Market Momentum: Steady Pre-Launch Interest
Interest in the pre-launch window has been steady. Early buyers can register interest with our team to shortlist a plot and lock a booking. This interest reflects the Devanahalli corridor's positioning and the clear ₹5,999 per sq.ft land rate. Final plot sequencing and availability firm up as K-RERA registration is issued.
3. Layout Development
Bulwark Highgrove's layout works cover roads, water, sanitary and electricity lines, plot levelling and demarcation, and the compound wall and gated entry.
- Infrastructure works: internal roads at 15m, 12m and 9m widths, an overhead water tank, and underground sanitary and electricity lines run through the layout.
- The clubhouse and community amenities come up alongside the plotted layout; details are as per the K-RERA-approved layout.
4. The Pre-Launch Booking Window
Buyers can register interest now and reserve a plot with a booking amount ahead of the public launch.
- Current entry point: plots start from ₹80.76 Lakhs all-in for a 1,200 sq.ft plot at ₹5,999 per sq.ft.
- Investment outlook: pre-launch rates may be revised as the project moves toward K-RERA registration. Buyers who prefer entering early should review the current cost sheet with our team.
Devanahalli Airport Corridor: Key Drivers of Land Appreciation in 2026
North Bengaluru's airport corridor has moved from a "high-potential" zone to one of Karnataka's most active growth belts. Backed by the airport, the STRR, and a heavy state infrastructure push, Devanahalli offers a mix of capital appreciation and strong end-user demand.
Here is why Devanahalli plotted land is worth a look in 2026. Below are the key drivers making the airport corridor a leading land-investment pocket.
1. Kempegowda International Airport
The airport is the single biggest catalyst for the Devanahalli corridor. It is a 15-minute drive from Bulwark Highgrove. Airport-adjacent land tends to see steady demand from professionals, businesses, and investors.
- Investment insight: land within a short drive of the airport commands a structural premium. That proximity supports both end-user demand and long-term capital appreciation over pockets far from the airport.
2. STRR (Satellite Town Ring Road) Connectivity
The Satellite Town Ring Road (STRR) has reshaped regional logistics and cross-town access. It bypasses the city core and links Devanahalli to the wider region.
- The 2026 impact: the STRR is lifting land values across the sectors it touches. By easing movement and opening direct corridors, it makes well-connected airport-corridor pockets strong alternatives to congested inner zones.
3. IVC Road & NH Connectivity
IVC Road and the airport highway give the corridor clean, direct links to the rest of North Bangalore. Bulwark Highgrove sits off Chapparakallu Road, near IVC Road and the STRR.
- Strategic advantage: these roads keep Devanahalli among the most accessible quadrants for people moving between home, the airport, and the KIADB and business-park employment base.
4. Employment Base: Foxconn, KIADB & Business Park
The corridor's employment base is a quiet driver of land demand.
- Corridor focus: Foxconn, the KIADB IT Park, and the Devanahalli Business Park are each around 10 minutes from the community. That employment base supports steady demand for homes built on plots here.
5. Education & Sports Anchors
Devanahalli has drawn a strong set of schools and sports institutions. Amity University and Harrow International School are each about 5 minutes away. Stonehill International School and the Padukone-Dravid Sports Centre are around 10 minutes.
- Investor security: a solid education and sports base pulls families to the corridor. That steady end-user demand protects long-term land value from the risks of unplanned sprawl.
6. Business Parks & Commercial Growth
With the KIADB IT Park, the Devanahalli Business Park, and Foxconn nearby, Devanahalli is no longer just an airport suburb.
- Economic moat: this employment base is drawing companies and workers to the corridor. That creates steady demand for homes built on plots like those at Bulwark Highgrove, close to where people work.
7. Healthcare & Leisure Anchors
The corridor's healthcare and leisure base adds day-to-day convenience for residents.
- The airport-corridor draw: Akash Hospital is about 5 minutes away and Manipal Hospital is within reach. The Prestige Golfshire Club is around 15 minutes out. These anchors add to the corridor's long-term appeal for buyers who want land near real amenities.
8. Plotted Land as an Entry Point
Devanahalli plots offer a clear entry point for 2026 buyers.
- Entry-point advantage: where built-up inventory in older pockets has hit a price ceiling, well-located plots near the airport still have room to grow as infrastructure matures. With a uniform base rate of ₹5,999 per sq.ft of land and plots starting from ₹80.76 Lakhs, early buyers are positioned to capture upside as the corridor develops.
Why Bulwark Highgrove (Devanahalli) Works in 2026
| Metric | Bulwark Highgrove (Devanahalli) | Older / Central Micro-Markets |
| Infrastructure Age | New / Airport-Corridor (STRR, IVC Road, KIA) | Legacy / Heavily Congested |
| Growth Outlook | Strong, infrastructure-led | Slower, near price ceiling |
| Planned Open Spaces | High (30-acre gated layout, landscaped parks) | Low (Overdeveloped Saturated Sectors) |
| Entry Price | ₹5,999 / sq.ft of land (from ₹80.76 Lakhs) | Higher per-sq.ft built-up cost |
Devanahalli Investment Thesis
North Bangalore Airport Corridor | 2026 Analysis
Why Devanahalli Land Beats Saturated Micro-Markets
Older pockets of North Bangalore remain the traditional "prestige" choice. But the Devanahalli airport corridor has changed the maths on entry cost and growth.
- Market reality: built-up inventory in saturated, land-locked core sectors sells at a high per-sq.ft cost and has limited room to grow. A well-located plot at Bulwark Highgrove, at a uniform ₹5,999 per sq.ft of land, gives direct ownership and clear upside as the airport, employment, and road infrastructure matures.
The Airport-Corridor Price Story
The airport, the STRR, and IVC Road together drive land values on this corridor. Devanahalli is one of North Bangalore's clearest infrastructure-led growth stories.
- Current entry: ₹5,999 per sq.ft of land; plots start from ₹80.76 Lakhs all-in for a 1,200 sq.ft plot.
- Outlook: pre-launch rates may be revised as the project moves toward K-RERA registration. Buyers entering early, ahead of the public launch, are placed to capture the value that builds as the corridor develops. Review the current cost sheet with our team before booking.
Why Plot Facing and Location Matter
In a gated plotted community, where your plot sits inside the layout matters. Three factors drive long-term value for buyers picking a plot at pre-launch.
- Park and road frontage boosts value. Plots facing the landscaped parks or the wider internal roads typically hold stronger resale value than tucked-in plots. This pattern holds across well-planned plotted communities.
- Facing carries a premium. North and East-facing plots carry a ₹350 per sq.ft premium, and corner plots ₹500 per sq.ft. Many buyers prefer these for the light and the build flexibility they allow.
- Airport-corridor location anchors value. Bulwark Highgrove sits a 15-minute drive from Kempegowda International Airport, near IVC Road and the STRR. That location gives every plot a resale-liquidity floor that far-flung layouts cannot match. Factor both the facing premium and this corridor location into your decision.
Plot Sizes and Price
Plot prices at Bulwark Highgrove start from ₹80.76 Lakhs for a 1,200 sq.ft plot and go up to about ₹1.60 Crore for a 2,400 sq.ft plot. The base land rate is a uniform ₹5,999 per sq.ft across all sizes. These are indicative Bulwark Group pre-launch prices, as the project is still in the pre-launch stage. Below is the size-wise cost table, showing plot size, area, and the indicative all-in price at Bulwark Highgrove.
| Plot Size | Area (sq. ft.) | All-in Price (Rs.) |
|---|---|---|
| 30 x 40 | 1,200 sq. ft. | ₹80.76 Lakhs Onwards |
| 30 x 50 | 1,500 sq. ft. | ₹1.00 Crore Onwards |
| 40 x 60 | 2,400 sq. ft. | ₹1.60 Crore Onwards |
| Odd Sites | Irregular (23 plots) | On Request |
*Prices are indicative and may change based on plot facing, corner location, or premium-location charges. The all-in figures shown include infrastructure, maintenance, legal, GST and clubhouse charges, but exclude registration and khata transfer charges. Confirm the current cost sheet with our team before booking.
Cost Sheet, Payment Plan & Offers
Bulwark Highgrove pricing is built to give early buyers an advantage on the fast-growing Devanahalli corridor. Buyers pay in stages as the layout is developed. That makes it easier to plan finances for a plot near the airport.
Early buyers may also benefit from long-term capital appreciation. Land rates on the airport corridor tend to rise as the airport, the STRR, and IVC Road connectivity improve.
Bulwark Highgrove Plot Cost Breakdown (2026)
Here is the size-wise cost for the three main plot sizes at Bulwark Highgrove. Every plot is priced at the same ₹5,999 per sq.ft base land rate. The difference is simply the plot area.
| Plot Detail | 30 x 40 | 30 x 50 | 40 x 60 | Odd Sites | Notes |
| Plot Area | 1,200 sq.ft | 1,500 sq.ft | 2,400 sq.ft | Irregular | Of land |
| No. of Sites | 77 | 20 | 33 | 23 | Phase 1 = 153 |
| Base Rate | ₹5,999/sq.ft | ₹5,999/sq.ft | ₹5,999/sq.ft | ₹5,999/sq.ft | Uniform |
| All-in Price | ₹80.76 Lakhs | ₹1.00 Crore | ₹1.60 Crore | On request | A+B+C |
| Best For | Compact home | Mid-size home | Large home | Special plots | Build to suit |
| PLC | N/E facing +₹350/sq.ft | N/E facing +₹350/sq.ft | N/E facing +₹350/sq.ft | Corner +₹500/sq.ft | Where applicable |
| Dimension | 30 ft x 40 ft | 30 ft x 50 ft | 40 ft x 60 ft | Irregular | In feet |
Who Bulwark Highgrove Suits
Market Status: 2026 | Devanahalli Airport Corridor
Bulwark Highgrove works for a few different buyers. Some want a plot to build their own home near the airport. Others want to hold well-located land as a long-term asset. The three main plot sizes cover both. Here is a quick guide by buyer type.
| Buyer Type | Recommended Plot | Why It Fits | Entry (approx.) |
| First-Home Buyer | 30 x 40 (1,200 sq.ft) | The entry plot. Best for a compact home near the airport at the lowest all-in cost. | ₹80.76 Lakhs+ |
| Growing Family | 30 x 50 (1,500 sq.ft) | The mid-size plot. More room to build a larger home while staying in a gated community. | ₹1.00 Crore+ |
| Investor / Large Home | 40 x 60 (2,400 sq.ft) | The largest plot. Best for a spacious home or holding a premium land parcel for the long term. | ₹1.60 Crore+ |
Deep Dive: What Sets Bulwark Highgrove Apart
1. An Airport-Corridor Land Position
Bulwark Highgrove sits on one of North Bangalore's clearest growth corridors, off Chapparakallu Road near IVC Road and the STRR. Kempegowda International Airport is a 15-minute drive.
- The corridor gives the land a clear infrastructure-backed floor. The airport, the STRR, and IVC Road anchor demand. Employers like Foxconn, the KIADB IT Park, and the Devanahalli Business Park, each around 10 minutes away, support steady end-user interest in homes built here.
2. A Gated, Planned Community
Bulwark Highgrove keeps a private, planned character. Phase 1 spreads 153 plots across a 30-acre gated layout with ready infrastructure.
- Resale value is anchored by the planned layout. Internal roads at 15m, 12m and 9m widths, an overhead water tank, underground sanitary and electricity lines, an entrance arch, and 24x7 gated security run through the community. That structure supports stronger resale value and long-term capital appreciation.
3. Amenities on Top of the Land
Beyond the land itself, Bulwark Highgrove adds a full lifestyle layer that most plotted layouts skip.
- The community pairs a clubhouse with a swimming pool, gym, tennis and basketball courts, a cricket practice net, a pickleball court, jogging and walking tracks, a children's play area, a senior citizen park, and landscaped parks. Amenities of this range add day-to-day value and support the community's long-term resale value.
Plot Sizes
Bulwark Highgrove Plot Sizes are 30x40, 30x50 and 40x60 residential plots, sized 1,200 to 2,400 sq.ft of land. They suit buyers who want to build their own home in a gated community. Below is the list of plots available in Phase 1.
| Plot Size | Area (sq.ft. of land) | No. of Sites |
| 30 x 40 | 1,200 | 77 sites |
| 30 x 50 | 1,500 | 20 sites |
| 40 x 60 | 2,400 | 33 sites |
| Odd Sites | Irregular | 23 sites |
| TOTAL | — | 153 plots (Phase 1) |
- 30 x 40 plots (1,200 sq.ft) — the entry plot, 77 sites in Phase 1.
- 30 x 50 plots (1,500 sq.ft) — the mid-size plot, 20 sites.
- 40 x 60 plots (2,400 sq.ft) — the largest plot, 33 sites.
- Odd sites (irregular) — 23 special-shaped plots; areas on request.
These plots range from 1,200 sq.ft to 2,400 sq.ft of land. Every plot is priced at ₹5,999 per sq.ft. Bulwark Group's community in Devanahalli sits a 15-minute drive from Kempegowda International Airport, near IVC Road and the STRR.
Plot Sizes at Bulwark Highgrove
A plot is a parcel of land you own and build on. Plotted communities are popular in North Bangalore because they give buyers direct ownership, shared amenities, and gated security, while letting them design their own home. Well-located plots near the airport tend to hold strong resale demand.
Bulwark Highgrove is planned as a gated plotted community with 30x40, 30x50 and 40x60 plots in the Devanahalli corridor. It sits a short drive from the airport corridor's schools, employers, and hospitals. Amity University and Harrow International School are about 5 minutes away. Foxconn and the KIADB IT Park are around 10 minutes. Akash Hospital is about 5 minutes, and Stonehill International School and the Padukone-Dravid Sports Centre are around 10 minutes.
Layout & Infrastructure
The Bulwark Highgrove layout is built for easy living. Internal roads run at 15m, 12m and 9m widths, with footpaths and street lighting. An overhead water tank, underground sanitary lines, and underground electricity serve the plots.
Plot levelling, demarcation, and a compound wall with a gated entrance are part of the layout. Anything not listed here is as per the K-RERA-approved layout.
Best Plots to Build On
For buyers who want to build a home in the community, park-facing and corner plots are popular. These plots offer:
- Open views of the landscaped parks and green spaces in the community
- Quieter, more private frontage
- A gated-community lifestyle on the airport corridor
40 x 60 Plot (2,400 sq.ft)
- Plot Area: 2,400 sq.ft of land
- Dimension: 40 ft x 60 ft
- Best for: a large, spacious home with garden space
- All-in price: about ₹1.60 Crore at ₹5,999 per sq.ft
30 x 40 Plot (1,200 sq.ft)
- Plot Area: 1,200 sq.ft of land
- Dimension: 30 ft x 40 ft
- Best for: a compact home; the entry plot in the community
- All-in price: from ₹80.76 Lakhs at ₹5,999 per sq.ft
Plot sizes shown are marketing references. The K-RERA-registered layout on the Karnataka RERA portal is the legally binding source.
Book a Site Visit
Once Bulwark Highgrove's K-RERA number is allotted, our team can arrange an on-site visit to walk the plots and the layout. Until then, buyers can:
- Register interest through the enquiry form to shortlist a plot size and facing
- Request the brochure, master layout, and cost sheet
- Get a callback from our team to talk through pricing and the booking process
Master Plan
Bulwark Highgrove Master Plan spans 30 acres and lays out 153 residential plots in Phase 1. Inclusions cover:
- 153 plots in 30x40, 30x50 and 40x60 sizes, plus 23 odd sites
- Internal roads at 15m, 12m and 9m widths, with footpaths and street lighting
- A clubhouse with a swimming pool, gym, and sports courts
- Landscaped parks, a senior citizen park, a children's play area, and avenue trees
- An overhead water tank, underground sanitary and electricity lines
- An entrance arch, a security room, a compound wall, and 24x7 gated security
This master plan gives buyers land to build on in a planned, green setting. It keeps a healthy, open environment across the 30-acre gated community in North Bangalore.
The layout is planned so roads, parks, and utilities are in place before you build. Wide internal roads and landscaped parks thread through the community, giving each plot a calm, well-connected setting near the airport.
Planned Layout: Roads, Utilities & Parks
Bulwark Highgrove is a well-planned plotted community. The 30-acre layout is organised around a clear road grid at 15m, 12m and 9m widths, with plots, parks, and utility lines set out before construction. That planning makes it easier to build and live here.
The Gated-Layout Advantage
The plotted layout is planned for easy living and long-term value. It gives buyers three clear benefits:
- Wide, well-planned roads. Internal roads at 15m, 12m and 9m widths keep traffic and access smooth across the community.
- Corner and facing plots. Corner plots and North/East-facing plots are marked in the layout. These carry a premium and give more light and build flexibility. Final plot allotment is as per the K-RERA-approved layout.
- Ready utilities. Water, sanitary, and electricity lines run to the plots, with street lighting throughout. You build on land that is already serviced.
Designed for the Home You Build
Bulwark Highgrove gives you land and lets you design your own home. The plots are set out with clear frontage and access, so whether you pick a 30x40, 30x50 or 40x60 plot, you have room to build the way you want. Landscaped parks and open space are built into the 30-acre layout.
Master Plan Layout With Zone Identification
| Zone Number | Feature / Amenity | Description |
| 01 | Main Entry / Exit | The main entrance from Chapparakallu Road, with an entrance arch, a security room, and round-the-clock gated security. |
| 02 | Clubhouse | A clubhouse with a swimming pool, kids pool, gym, indoor games, and a party or banquet hall. |
| 03 | Central Landscape Features | Landscaped parks, a flower garden, a reflexology park, and avenue trees threaded through the community. |
| 04 | Residential Plots | 153 residential plots in 30x40, 30x50 and 40x60 sizes, plus 23 odd sites, laid out across the 30-acre Phase 1. |
| 05 | Sports Zone | Sports courts including tennis, basketball, squash, a cricket practice net, a pickleball court, and a multipurpose court. |
| 06 | Wellness & Activity Zone | The wellness zone includes a yoga deck, a meditation zone, a gazebo, a senior citizen park, and walking and jogging tracks. |
Key Layout Features of Bulwark Highgrove
Entry & Exit
- Main Entrance: An entrance arch off Chapparakallu Road, with a security room and gated access.
- Airport Access: Kempegowda International Airport is a 15-minute drive, near IVC Road and the STRR.
- Gated Security: A compound wall and round-the-clock security cover the community.
Plot Layout & Views
- Planned Grid: 153 plots are set out across the 30-acre layout in 30x40, 30x50 and 40x60 sizes.
- Open Setting: Landscaped parks and green spaces sit between the plot rows.
- Facing & Corners: North and East-facing and corner plots are marked in the layout and carry a premium. Final plot allotment is as per the K-RERA-approved layout.
Clubhouse Location
- Central Position: The clubhouse is placed centrally so every plot is a short walk away.
- Near Sports Courts: The tennis, basketball, and pickleball courts sit next to the clubhouse.
Parks & Open Space
- Landscaped Parks: Parks, a flower garden, a reflexology park, and a senior citizen park are built into the layout.
- Avenue Trees: Avenue trees line the internal roads, keeping the community green.
Roads & Utilities
- Internal Roads: Internal roads run at 15m, 12m and 9m widths, with footpaths.
- Water & Power: An overhead water tank, underground sanitary lines, and underground electricity serve the plots.
- Street Lighting: Street lighting runs throughout the community.
Walking & Jogging Tracks
- Tracks: Walking and jogging tracks are built into the green zones.
- Safe for All: Wide roads and footpaths keep movement safe for kids and elders.
- Plot Demarcation: Every plot is levelled and demarcated before handover.
Location and Connectivity
Bulwark Highgrove is at Dyavarahalli, off Chapparakallu Road, near IVC Road and the STRR, in Devanahalli, North Bengaluru. This is a fast-growing residential and investment corridor on Bengaluru's airport side.
- Micro-market: Devanahalli – IVC Road – STRR (North Bangalore airport corridor)
- Employment proximity: Foxconn, KIADB IT Park, Devanahalli Business Park
- Key roads: Chapparakallu Road, IVC Road, the STRR, and the airport highway
- Airport advantage: Kempegowda International Airport is a 15-minute drive
Project Address
- Street:Dyavarahalli, off Chapparakallu Road
- Area:Devanahalli (near IVC Road and the STRR)
- City:Bangalore
- State:Karnataka
- Country:India
- Zip Code:562110
Landmark & Map Details
- Landmark: Off Chapparakallu Road, near IVC Road and the STRR; a short drive from Amity University and Harrow International School
- Nearby Areas: Devanahalli, Dyavarahalli, IVC Road, the airport corridor
- Pincode: 562110
Location Advantages of Bulwark Highgrove
Bulwark Highgrove Location is on Bengaluru's airport corridor in Devanahalli, and this is one of the biggest advantages of the project. It sits near IVC Road and the STRR, close to the airport, schools, and employers. The area is calm and green while staying well connected.
- Kempegowda International Airport is a 15-minute drive
- Amity University and Harrow International School are each about 5 minutes away
- Foxconn and the KIADB IT Park are around 10 minutes out
- The Devanahalli Business Park is around 10 minutes away
- Off Chapparakallu Road, near IVC Road and the STRR
Connectivity Snapshot
| Key Infrastructure | Distance / Travel Time |
| Kempegowda International Airport | 15-minute drive |
| Amity University & Harrow School | 5-minute drive |
| Foxconn & KIADB IT Park | 10-minute drive |
| Prestige Golfshire Club | 15-minute drive |
*Travel time may change based on traffic conditions.
Positioned on the North Bangalore growth corridor.
The Airport Corridor Hub
- 15 MINS Kempegowda International Airport: A quick drive to the airport, near IVC Road and the STRR.
- 10 MINS Foxconn & KIADB IT Park: Close to the corridor's growing employment base.
- 10 MINS Devanahalli Business Park: Direct access to the corridor's business hub.
- 5 MINS Amity University & Harrow School: Top schools and a university within a short drive.
Ready Infrastructure
Bulwark Highgrove gives you serviced land. Internal roads at 15m, 12m and 9m widths, an overhead water tank, underground sanitary and electricity lines, and street lighting run through the layout.
Signature Amenities
- Clubhouse, Swimming Pool & Gym
- Landscaped Parks & Avenue Trees
- Jogging & Walking Tracks
Long-Term Value
Land appreciation potential on the airport corridor
Connectivity to Bulwark Highgrove
The community is at Dyavarahalli, Devanahalli, North Bengaluru. The area has good road access and sits close to the airport and the corridor's employers. Because of this, many buyers and investors look at this location for building a home and for long-term investment.
Airport Connectivity
Kempegowda International Airport is close to the community.
- Travel time: About a 15-minute drive
- Route: Via Chapparakallu Road, IVC Road, and the airport highway
- Handy for: Frequent flyers and airport-linked businesses
This makes it convenient for people who travel often.
Bus and Public Transport
Buses and app-based cabs connect Devanahalli and IVC Road to the airport and the rest of North Bengaluru.
- Buses along the airport corridor
- App-based cabs available 24/7
- A quick drive to the airport for onward travel
Road Connectivity
Road access is one of the main advantages of this location.
Important Road Links:
- Chapparakallu Road
- IVC Road
- Satellite Town Ring Road (STRR)
- Airport highway
These roads help you reach the airport, employers, and the city easily.
Distance from Key Places (Bulwark Highgrove)
| Main Area | Distance |
| Kempegowda International Airport | 15-minute drive |
| Foxconn | 10-minute drive |
| Stonehill International School | 10-minute drive |
| Manipal Hospital | 30-minute drive |
*Travel time may vary based on traffic.
Important Road Links
- Chapparakallu Road: The community sits right off this road, linking it to IVC Road and the wider corridor.
- IVC Road: A key North Bangalore corridor connecting Devanahalli to the airport belt and nearby employers.
- Satellite Town Ring Road (STRR): Improves connectivity across the outer-city and peripheral regions.
- Airport highway: A quick link to Kempegowda International Airport and the rest of the city.
Upcoming Improvements
- STRR expansion for smoother outer-city travel
- Ongoing road upgrades along the IVC Road corridor
- Continued growth of the airport and the KIADB employment belt
- New business and industrial parks around Devanahalli
Overall, the location already has strong road and airport connectivity. It will benefit further from the STRR and the corridor's continued growth.
Market Comparison – Older Zones vs Devanahalli
| Market Phase | Mature / Developed | Emerging / High-Growth |
| Location Profile | Hebbal | Devanahalli (airport corridor) |
| Avg. Price (2026) | Higher built-up cost | ₹5,999 per sq.ft of land |
| Open Space | Limited | Gated plotted community with landscaped parks |
| Best For | Built-up homes | Land ownership and long-term appreciation |
Neighbourhood
Strategically positioned in Devanahalli, off IVC Road – the airport corridor of North Bengaluru
Connectivity
- Kempegowda International Airport 15 Mins
- Foxconn 10 Mins
- KIADB IT Park 10 Mins
- Devanahalli Business Park 10 Mins
Business Hubs
- Foxconn 10 Mins
- Devanahalli Business Park 10 Mins
Education
- Amity University 05 Mins
- Harrow International School 05 Mins
- Stonehill International School 10 Mins
- Padukone-Dravid Sports Centre 10 Mins
Healthcare
- Akash Hospital 05 Mins
- Manipal Hospital 30 Mins
Leisure
- Prestige Golfshire Club 15 Mins
- Esteem Mall Shopping & Dining
- Padukone-Dravid Sports Centre 10 Mins
Top Reasons to Choose Devanahalli for Investment
1. Airport & Express Connectivity
Bulwark Highgrove is at Devanahalli, part of the fast-growing, infrastructure-driven airport corridor of North Bengaluru.
- Kempegowda International Airport is a 15-minute drive, near IVC Road and the STRR.
- The corridor links residents directly to Foxconn, the KIADB IT Park, and the Devanahalli Business Park, each around 10 minutes away.
- The airport, the STRR, and IVC Road together back the area's long-term growth.
- Unlike congested inner zones, this corridor is driven by real employment and airport-led demand.
2. Land Ownership Advantage
Buying a plot means owning the land, not a built-up home. That gives buyers more control and clear long-term value.
- Built-up homes: higher per-sq.ft cost and less room to grow in older, saturated zones.
- Bulwark Highgrove plots: a uniform ₹5,999 per sq.ft of land, starting from ₹80.76 Lakhs.
Owning land in a growing airport corridor gives a clear "catch-up growth" possibility as infrastructure matures (subject to market conditions).
Recent growth in Devanahalli has been driven by:
- The airport and its expanding catchment
- The STRR and IVC Road connectivity
- New employment and industrial parks around Devanahalli
3. Employment Base Along the Corridor
Bulwark Highgrove sits on the Devanahalli airport corridor, within a short drive of the corridor's growing employment base.
- Foxconn — around 10 minutes away; a major manufacturing employer on the corridor.
- KIADB IT Park — around 10 minutes away; an industrial and IT hub.
- Devanahalli Business Park — around 10 minutes away, anchoring the corridor's commercial growth.
This creates real end-user demand, not just speculative buying.
4. A Short-Drive Connectivity Grid
This location fits neatly into North Bangalore's airport-side grid:
- A 15-minute drive to Kempegowda International Airport
- About 5 minutes to Amity University and Harrow International School
- Around 10 minutes to Foxconn and the KIADB IT Park
- Around 15 minutes to the Prestige Golfshire Club
- Direct access to IVC Road and the STRR
5. Demand Backed by Employment
Demand here is driven by:
- Employees from Foxconn, the KIADB IT Park, and the Devanahalli Business Park
- Staff and families linked to the airport and airport-side businesses
- Families drawn by schools like Amity University, Harrow International School, and Stonehill International School nearby
- Demand for homes: a well-located plot lets buyers build a home to rent or live in on the growing airport corridor.
- Land value in Devanahalli is supported by the airport, the STRR, and the corridor's employment base.
6. Planned, Not Congested, Growth
The Devanahalli airport corridor differs from older, hyper-congested inner areas.
- A planned, gated plotted community with landscaped parks and open space, not cramped inner-city plots.
- Wide internal roads at 15m, 12m and 9m widths keep movement smooth.
- The Satellite Town Ring Road (STRR) improves outer and inter-city connectivity.
- Airport-led infrastructure and organised zoning give structured, planned growth.
The corridor is part of North Bengaluru's long-term airport-led growth, centred on land, connectivity, and planned development.
Schools & Educational Institutional Hub: Schools Near Bulwark Highgrove
| School Name | Distance / Time | Curriculum | Key Highlight (2026) |
| Amity University | 5-minute drive | University | A university campus on the airport corridor, a short drive from the community. |
| Harrow International School | 5-minute drive | CBSE | An international school a short drive from the community. |
| Stonehill International School | 10-minute drive | CBSE | An established international school on the airport corridor. |
| Padukone-Dravid Sports Centre | 10-minute drive | ICSE | A centre for sports excellence near the community. |
Hospitals & Healthcare Centres Infrastructure Near Bulwark Highgrove
| Hospital Name | Distance / Time | Key Specialties | Highlight (2026) |
| Akash Hospital | 5-minute drive | Multi-specialty, Emergency | The nearest hospital to the community, a short drive away. |
| NRV Hospital | On the corridor | Multi-specialty, Advanced Care | A hospital on the Devanahalli corridor. |
| Aster CMI Hospital | Within reach | Multi-specialty | A large multi-specialty hospital in North Bengaluru. |
| Manipal Hospital | 30-minute drive | Multi-specialty | Tertiary multi-specialty care within a drive. |
| Local clinics & pharmacies | In the neighbourhood | Primary care, Pharmacy | Everyday clinics and pharmacies around the community. |
Major Employment Hubs Near Bulwark Highgrove
One of the main reasons for property demand is proximity to North Bangalore’s growing job hubs.
| Business Hub | Distance / Time | Type | 2026 Status |
| Foxconn | 10-minute drive | Manufacturing | A major manufacturing employer on the airport corridor. |
| KIADB IT Park | 10-minute drive | IT & Industrial Park | An industrial and IT hub near the community. |
| Devanahalli Business Park | 10-minute drive | Business Park | A business park anchoring the corridor's growth. |
| Amity University & Harrow School | 5-minute drive | Education | Top schools and a university a short drive from the community, with Stonehill International School around 10 minutes away. |
Lifestyle & Entertainment Centres Near Bulwark Highgrove
| Destination | Distance / Time | Key Features | Popular For |
| Prestige Golfshire Club | 15-minute drive | Golf & Leisure | A premium golf and leisure club near the community. |
| Esteem Mall | On the NH-44 stretch | Retail | A shopping and entertainment mall in North Bangalore. |
| Nandi Hills | A scenic drive away | Hills & Nature | A popular weekend hill destination in the region. |
| Clarks Exotica | Nearby | Resort & Convention | A resort and convention centre on the corridor. |
| Decathlon | Nearby | Sports & Outdoor Retail | Sports and outdoor retail on the corridor. |
IVC Road Corridor
IVC Road is one of the fastest-growing corridors in North Bangalore. It runs through the Devanahalli belt, linking the airport, the STRR, and the corridor's employers. Bulwark Highgrove sits off Chapparakallu Road, near IVC Road and the STRR.
As of 2026, the area already has:
- A 15-minute drive to Kempegowda International Airport
- A growing employment base around Foxconn, the KIADB IT Park, and the Devanahalli Business Park
- Ongoing road upgrades along IVC Road and the STRR
- Good access to the airport highway and the wider North Bangalore road grid
Unlike purely residential suburbs, the Devanahalli corridor is backed by real employment, the airport, and top schools like Amity University and Harrow International School.
Because of this, the corridor is increasingly considered by:
- Buyers who want to build a home near the airport
- Professionals working at Foxconn, the KIADB IT Park, and the Devanahalli Business Park
- Investors looking for infrastructure-led land growth in a fast-growing corridor
As of 2026, the Devanahalli corridor is moving from an emerging location to a structured, well-connected growth zone, backed by the airport and planned road upgrades.
Devanahalli
Devanahalli is part of North Bengaluru and falls under Bengaluru Rural district, Karnataka. It sits on the airport corridor, home to Kempegowda International Airport and a growing base of employers and schools. Over the last decade, the airport and the STRR have driven strong residential and commercial growth here.
Proximity highlights
Devanahalli connects easily to key parts of North Bengaluru such as:
- Kempegowda International Airport – a 15-minute drive
- Foxconn – around 10 minutes away
- KIADB IT Park – around 10 minutes away
- Devanahalli Business Park – around 10 minutes away
Why Devanahalli works for plotted living
The area benefits from the airport, wide roads, and large land parcels. It supports gated plotted communities like Bulwark Highgrove, where buyers own the land and build their own homes.
About Devanahalli
Devanahalli was earlier a semi-rural area with farmland and green reserves. After the airport opened and the STRR came up, development shifted strongly toward this belt. Employers like Foxconn and the KIADB IT Park brought industrial and job growth. That led to new residential layouts and plotted communities. Devanahalli real estate is growing fast.
Strategic location advantage
- Off Chapparakallu Road, near IVC Road and the STRR
- A 15-minute drive to Kempegowda International Airport
- Around 10 minutes to Foxconn, the KIADB IT Park, and the Devanahalli Business Park
- Close to top schools like Amity University, Harrow International School, and Stonehill International School
- Near the Prestige Golfshire Club and Esteem Mall
Employment hubs near Devanahalli
- Foxconn – around 10 minutes
- KIADB IT Park – around 10 minutes
- Devanahalli Business Park – around 10 minutes
The Devanahalli real estate market 2026 is drawing strong attention. That is because of the airport, the corridor's employers, and its schools and leisure anchors. Buyers and investors are actively tracking Devanahalli plot prices. The area still offers competitive land rates compared with saturated inner zones.
With the airport, the STRR, and IVC Road driving connectivity, Devanahalli land is increasingly seen as a long-term growth opportunity. Many buyers explore plots here because of the corridor's steady development and rising employment demand.
Why people prefer Devanahalli
- Land rates are generally lower than saturated inner zones (subject to market conditions)
- Close to the airport and the corridor's employers
- Easy road connectivity via IVC Road and the STRR
- A growing base of schools, hospitals, and leisure anchors
- More open land allowing large, amenity-rich gated communities
- Long-term growth potential linked to the airport and infrastructure
Major infrastructure supporting Devanahalli growth
- Kempegowda International Airport anchoring the corridor's growth.
- Satellite Town Ring Road (STRR) connecting satellite towns across the periphery.
- IVC Road improving access across North Bangalore.
- KIADB and business parks bringing jobs to the corridor.
Devanahalli has come up as a key growth zone in North Bangalore, with the airport, expanding job hubs, and improving infrastructure. Its place on the airport corridor makes Devanahalli land attractive for buyers who want to build a home and hold a long-term asset.
Amenities
Bulwark Highgrove carries a full set of community amenities across the 30-acre gated layout. A clubhouse anchors the community, with a swimming pool, gym, sports courts, and landscaped parks threading through the plots.
Gymnasium
Swimming Pool
Yoga Deck
Pickleball Court
Children Play Area
Party Hall
Tennis Court
Indoor Games Room
Club House
Meditation Zone
24x7 Gated Security
Jogging Track
The clubhouse anchors the community's amenity set, with a swimming pool, gym, and indoor games. Set on the Devanahalli airport corridor, the community pairs residential plots with landscaped amenity zones across the layout.
1. The Clubhouse: The Heart of the Community
This is the heart of the community. It is a shared space built for everyday life.
- Clubhouse: A social and fitness hub for residents.
- Swimming Pool: A main pool and a separate kids pool.
- Indoor Games: An indoor games and children's play room.
- Wellness: A gym, a yoga deck, and a meditation zone.
- Gatherings: A party or banquet hall, guest rooms, and a restaurant.
Amenities are spread across the 30-acre layout so every plot is a short walk from the clubhouse.
2. Community Amenities
The amenities fall into three simple groups:
- Active Living: Tennis, basketball, squash, a cricket practice net, a pickleball court, a multipurpose court, and jogging and walking tracks.
- Leisure Living: A yoga deck, a meditation zone, a gazebo, a bonfire area, a BBQ station, and a reflexology park.
- Family Living: A children's play area, a kids pool, a sand pit, a senior citizen park, a pets corner, and a flower garden.
3. Everyday Convenience
Daily needs are within an easy drive on the airport corridor.
- Nearby retail: Clarks Exotica and Decathlon are close by on the corridor.
- Healthcare: Akash Hospital is about 5 minutes away, with more hospitals within reach.
- Daily essentials: Local shops, clinics, and pharmacies around the Devanahalli area.
Safe & Secure Living
We focus on your comfort and safety every single day.
- 24x7 Security: An entrance arch, a security room, and round-the-clock gated security.
- Boundary: A compound wall around the community.
- Utilities: An overhead water tank, underground sanitary and electricity lines, and street lighting.
- Well-planned roads: Internal roads at 15m, 12m and 9m widths, with footpaths.
Bulwark Highgrove brings recreation, wellness, and daily-living amenities together in a landscaped, gated layout.
RERA, Approvals & Legal Documentation
RERA (Real Estate Regulatory Authority) ensures that your investment in Bulwark Highgrove is protected by law. It guarantees that the developer follows clear timelines, financial rules, and high-quality standards.
- Safe Buying: Under RERA, project funds are kept in a separate escrow account, so money is spent only on developing the layout.
- Bank Loans: Banks approve plot loans for projects with valid RERA numbers and clear land titles.
Project Approval & RERA Registration
The project plan is designed to comply with local development authority norms and is undergoing registration under Karnataka RERA.
- Approving Authority: Local planning authority, as applicable
- Project Status: Pre-Launch / Launching Soon
- RERA Registration Status: Applied — no RERA number yet; the registered layout will govern once issued
| Sl. No. | Ideal Buyer Profile |
| 1 | Buyers who want to own land and build a home near the airport |
| 2 | Professionals working at Foxconn, the KIADB IT Park, and the Devanahalli Business Park |
| 3 | Investors looking for infrastructure-led land growth on the airport corridor |
Bank Approvals & Home Loan Partners
Bulwark Group is a Bengaluru-based developer. Most leading banks provide plot loans for projects once K-RERA registration is issued.
- Buyers can expect: Competitive interest rates on plot loans
- Flexible repayment tenures: Plot-loan approvals with major nationalised and private banks
Ownership & Land Details
- Project Identity: Bulwark Highgrove
- Developer: Bulwark Group
- Type of Khata: As per the K-RERA-approved layout
- Land Extent: 30 Acres
Bulwark Highgrove Development Status
Bulwark Highgrove is a pre-launch project, launching soon. Layout works begin after K-RERA registration is issued and the project launches. No firm date is committed.
Pre-Launch Status
The 30-acre Phase 1 layout is in the pre-launch planning stage. Layout works — roads, water, sanitary and electricity lines, plot levelling and demarcation — begin after K-RERA registration and the launch.
What Buyers Can Do Right Now
- Register interest: Register interest and reserve a plot with a booking amount ahead of the public launch.
- Plot & rate review: Review the plot sizes (30x40, 30x50, 40x60), areas, and the ₹5,999 per sq.ft rate before booking.
- K-RERA verification: Monitor the K-RERA portal at rera.karnataka.gov.in for the registration number. The registered layout is the legally binding source for the plot inventory and timelines.
Bulwark Highgrove Development Stages
The stages below are indicative. Actual dates will be confirmed once K-RERA registration is issued. Plot handover is proposed, subject to registration — no firm date is committed.
| Layout Development Stage | Scope of Work | Status |
| Site Clearing & Grading | Land clearing and levelling across the 30-acre layout | Proposed, subject to K-RERA registration |
| Road Network Formation | Internal roads at 15m, 12m and 9m widths, with footpaths | Proposed, subject to K-RERA registration |
| Water Infrastructure | Overhead water tank and water lines to the plots | Proposed, subject to K-RERA registration |
| Utilities, Plot Works & Community Build | ||
| Underground Sanitary & Sewage | Part of the phased layout works | Proposed, subject to K-RERA registration |
| Underground Electricity & Street Lighting | Part of the phased layout works | Proposed, subject to K-RERA registration |
| Plot Levelling & Demarcation | Plot levelling and demarcation of plots and roads | Proposed, subject to K-RERA registration |
| Plot Registration & Handover | Registration and handover of plots | Proposed, subject to K-RERA registration — no firm date committed |
Bulwark Group
Bulwark Group is a Bengaluru-based real-estate developer. Its corporate office is at #196, 1st Floor, Nandidurga Road, Jayamahal Extension, Bengaluru 560046. You can read more about the developer at bulwarkgroup.in.
- Gated Plotted Communities: Master-planned residential land parcels in high-growth corridors, such as Bulwark Highgrove in Devanahalli.
- Community Infrastructure: Serviced layouts with internal roads, water, power, and gated security, so buyers can build their own homes.
- Lifestyle Amenities: Clubhouse-led amenity sets and landscaped parks within gated communities.
Bulwark Highgrove is Bulwark Group's gated plotted community on the Devanahalli airport corridor. It brings 153 Phase-1 plots, serviced community infrastructure, and a full amenity set to one of North Bangalore's fastest-growing corridors. For plot availability, the current cost sheet, or a site visit, reach our team on +91 88612 65544.
Bulwark Highgrove Rate per Sq.Ft. Analysis
Rate transparency helps buyers benchmark against corridor peers. Every plot at Bulwark Highgrove carries the same ₹5,999 per sq.ft base land rate. The all-in rate below is simply the all-in price divided by the plot area — all values are marketing references verifiable against the K-RERA-approved cost sheet once registration is issued.
| Plot Size | Plot Area | Indicative All-in Price | Approximate All-in Rate per Sq.Ft. |
| 30 x 40 | 1,200 sq.ft. | from ₹80.76 Lakhs | ₹6,730 / sq.ft. |
| 30 x 50 | 1,500 sq.ft. | from ₹1.00 Crore | ₹6,696 / sq.ft. |
| 40 x 60 | 2,400 sq.ft. | from ₹1.60 Crore | ₹6,647 / sq.ft. |
| Odd Sites | Irregular (23 plots) | On request | Base ₹5,999 / sq.ft |
Rate calculations are indicative. The base land rate is ₹5,999 per sq.ft across every size; the all-in rate includes infrastructure, maintenance, legal, GST and clubhouse charges but excludes registration and khata. North and East-facing plots carry a ₹350 per sq.ft premium and corner plots ₹500 per sq.ft. Verify the current cost sheet with our team before booking.
Payment Plan Structure
Bulwark Highgrove follows a development-linked payment plan. Payments release as the plotted layout is built out, so your money tracks real progress on the ground. The exact schedule is documented in the K-RERA-approved sale agreement.
Development-Linked Payment Framework
| Stage | Trigger Event | Payment |
| On Booking | Plot reservation | Booking amount (₹3 Lakhs for 30x40 & 30x50; ₹5 Lakhs for 40x60) |
| Agreement of Sale | Sale agreement signing | 25% |
| Plot Levelling | Plot levelling & road demarcation complete | 35% |
| Layout Infrastructure | Roads, sanitary & electricity lines complete | 30% |
| Registration | Registration of the plot | 10% |
The above is the indicative development-linked plan. Bulwark Highgrove's exact stage-wise payment schedule will be documented in the K-RERA-approved Agreement of Sale. Verify at rera.karnataka.gov.in before signing.
Simple 3-Step Booking Process
Step 1 — Enquiry & Site Visit
Submit the enquiry form on this site. Our channel-partner team will schedule a site visit and a project briefing. During the briefing you receive the brochure, the current cost sheet, the master layout, and a walkthrough of the plot sizes.
Step 2 — Plot Shortlist & Booking
Once you have picked a plot size, reserve your plot with the booking amount. The booking locks your plot on the Phase 1 layout and holds the pre-launch pricing window. Booking terms are shared with you at the time of booking.
Step 3 — Allotment & Agreement
Post K-RERA registration, your booking converts to formal allotment. This involves execution of the K-RERA-approved Agreement of Sale, initiation of plot-loan disbursement (if applicable), and payment of the next development-linked stage. Banks that fund plot purchases in K-RERA-registered layouts typically lend against the land value.
Booking & Allotment
Booking Amount by Plot Size
| Plot Size | Booking Amount | Next Stage |
| 30 x 40 (1,200 sq.ft) | ₹3 Lakhs | 25% on Agreement of Sale |
| 30 x 50 (1,500 sq.ft) | ₹3 Lakhs | 25% on Agreement of Sale |
| 40 x 60 (2,400 sq.ft) | ₹5 Lakhs | 25% on Agreement of Sale |
Booking Benefits
- Priority access to Phase 1 plots before public allotment
- Locked pre-launch pricing window (protects against post-launch price revisions)
- First pick of preferred plot facing and location within the layout
- Direct channel to Bulwark Group's project team for your plot decision
- Booking terms and the stage-linked payment plan shared in writing at the time of booking
Taxes & Statutory Charges
Karnataka's statutory charges on residential property transactions are set by state and central law. Buyers should model these into their total acquisition budget beyond the base price shown on this page.
| Charge Type | Current Rate (Karnataka, 2026) | Basis |
| GST | Not levied on the land value; 18% applies to infrastructure, maintenance and clubhouse charges | Central law — as itemised in the cost sheet |
| Stamp Duty (Karnataka) | 5-6.6% of higher of guidance value or consideration | Karnataka Stamp Act |
| Registration Charges | 1% of the same base as stamp duty | Karnataka Registration Act |
| BBMP Cess & Surcharges | Applicable — verify prevailing rate at time of registration | Municipal law |
| TDS on property purchase | 1% for transaction values above ₹50 Lakhs | Income Tax Act, Section 194-IA |
Statutory rates change periodically. Verify current rates via a qualified chartered accountant or property lawyer before finalising your budget model. This section is factual reference, not tax advice.
Legal & Regulatory Framework
Every residential project sold in Karnataka is governed by the Real Estate (Regulation and Development) Act, 2016 (RERA) and its Karnataka implementation via K-RERA. Understanding the framework helps buyers evaluate any project on the corridor.
Karnataka RERA Registration
Karnataka RERA (K-RERA) registration is mandatory before a residential project can be marketed for sale. K-RERA scrutinises land title, statutory approvals, funding proof, delivery timeline, and buyer-protection clauses before issuing the registration number. Once issued, the registration document becomes the legally binding source for every project claim.
Karnataka Real Estate Regulatory Authority Powers
- Mandatory escrow account — 70% of buyer payments held in escrow for construction use only
- Quarterly progress filings — developers publish live construction status
- Statutory penalty for delivery delay beyond RERA-declared date + permitted grace period
- Buyer remedies — including refund with interest under specific conditions
- Public grievance forum — buyers file complaints directly with K-RERA
Buyer's Verification Rights
Every buyer has the right to verify — before signing the Agreement to Sale — the project's K-RERA number, developer's K-RERA developer registration, sanctioned layout plan, escrow account details, RERA-declared possession date, and quarterly progress reports. All of these are searchable on the K-RERA portal at rera.karnataka.gov.in.
Channel Partner Compliance
Channel partners marketing K-RERA-registered projects require separate K-RERA agent registration under the RERA Act. Once a project's registration is issued, agent registration details become verifiable on the K-RERA portal alongside the project's registration number.
Post-RERA Milestones — What Happens Next
A clear roadmap of what happens once Bulwark Highgrove receives its K-RERA registration:
- Registration Certificate Issued: The K-RERA registration number, sanctioned plan reference, escrow account details, and RERA-declared possession date go live on rera.karnataka.gov.in
- Site-wide Number Publication: The K-RERA number is published on the home page hero, RERA page, every content page footer, and in all sales materials
- Booking Conversion: Buyers who have already booked are notified within 24 hours and offered formal allotment slots based on their booking priority
- Agreement to Sale Templates: Karnataka RERA-approved sale agreement templates become available for signing
- Home Loan Panel Activation: Empanelled banks (HDFC, ICICI, SBI, Axis, Kotak, PNB, Bank of Baroda, LIC Housing) activate formal home-loan disbursement for the project
- Registered Layout Governs: The K-RERA-registered layout becomes the binding source for the plot inventory, sizes, and delivery timelines
- Quarterly Progress Reporting: Developer begins mandatory quarterly progress filings — buyers can track live via the K-RERA portal
This roadmap is standard for K-RERA-registered projects in Karnataka. Follow our editorial updates for real-time changes once registration is issued.
Data Verification & Editorial Refresh Cycle
Data on this site — pricing, sizing, K-RERA status, statutory rates, timeline — is refreshed as developer information and Karnataka RERA data lands. Our editorial team maintains an active refresh cycle for every project we cover.
| Data Category | Latest Refresh | Source |
| Plot pricing (30x40, 30x50, 40x60 + odd sites) | Latest developer update | Bulwark Group cost sheet |
| Plot sizes & land areas | Latest developer update | Bulwark Group developer specification |
| Address & site coordinates | Latest developer update | Developer confirmation + Google Maps verification |
| Distance to key anchors | Latest developer update | Google Maps distance measurement from Chapparakallu Road, Dyavarahalli, Devanahalli |
| Karnataka RERA registration status | Latest developer update | rera.karnataka.gov.in — Applied |
| Karnataka statutory rate schedule | 2 July 2026 | Karnataka Stamp Act & Registration Act (current rates) |
Buyers who need to verify any specific data point beyond what is published here can reach us via the contact page. We publish updates to this refresh table any time a data point moves.
Frequently Asked Questions about Bulwark Highgrove
1.Where exactly is Bulwark Highgrove located?
Bulwark Highgrove is a 30-acre gated plotted community at Dyavarahalli, off Chapparakallu Road, near IVC Road and the Satellite Town Ring Road (STRR), Devanahalli 562110, North Bangalore. Kempegowda International Airport is a 15-minute drive. Stonehill International School, the Devanahalli Business Park, and Foxconn are all a short drive away on the airport corridor.
2.What is the full plot mix at Bulwark Highgrove?
Phase 1 carries 153 residential plots on the 30-acre layout. That is 77 plots at 30x40 (1,200 sq.ft), 20 plots at 30x50 (1,500 sq.ft), 33 plots at 40x60 (2,400 sq.ft), and 23 odd sites. You buy the land and build your own home on it.
3.How is Bulwark Highgrove priced?
Every plot is priced at a uniform ₹5,999 per sq.ft base land rate. All-in: a 1,200 sq.ft plot is about ₹80.76 Lakhs, a 1,500 sq.ft plot about ₹1.00 Crore, and a 2,400 sq.ft plot about ₹1.60 Crore. North and East-facing plots carry a ₹350 per sq.ft premium and corner plots ₹500 per sq.ft. These are indicative marketing references — confirm the current cost sheet with our team before booking.
4.What is the K-RERA registration status?
K-RERA registration has been applied for; the current status is Applied. The number will publish on the K-RERA portal once issued; verify the current status at rera.karnataka.gov.in. The registered layout will govern the plot inventory, sizes, and timelines once registration is issued.
5.Who is developing Bulwark Highgrove?
Bulwark Highgrove is developed by Bulwark Group, a Bengaluru-based real-estate developer. The group's corporate office is at #196, 1st Floor, Nandidurga Road, Jayamahal Extension, Bengaluru 560046. You can read more about the developer at bulwarkgroup.in.
6.When is possession scheduled?
Plot handover is proposed, subject to K-RERA registration — no firm date is committed at this pre-launch stage. The binding handover commitment is what appears on the K-RERA registration certificate; verify at rera.karnataka.gov.in. K-RERA law provides for buyer remedies (including refund with interest under specific conditions) if handover slips beyond the RERA-declared date plus any RERA-permitted grace period.
7.What are the on-site amenities?
A clubhouse anchors the community, paired with a swimming pool, gym, tennis and basketball courts, a cricket practice net, a pickleball court, and jogging and walking tracks. The layout adds landscaped parks and gardens, wide internal roads (15m, 12m and 9m), an overhead water tank, underground sanitary and electricity lines, street lighting, an entrance arch, and 24x7 gated security. The K-RERA-approved amenity schedule is the binding source once registration is issued.
8.How do I schedule a site visit or get the brochure?
Submit the enquiry form on this page and our team will coordinate a site visit or send the requested brochure, master layout, or cost sheet within one business day. Until the K-RERA number is issued, our team can share the master layout and plot details, and walk you through pricing and the booking process.
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