The Peripheral Ring Road (PRR) is the third Bangalore Ring Road constructed by the Bangalore Development Authority (BDA). The 73 km circular road will begin at Hosur Road and connect to Tumakaru Road and NICE Road to form a complete circle around the Bangalore city limits. The project is currently in limbo because the BDA’s construction tenders have yet to attract a single offer.
After several years of planning, the Peripheral Ring Road Project (PRR) has finally received approval from the Karnataka government. The mega project would encompass the outskirts of Bangalore, a city renowned for its IT/ITES centres and new-age industries. Once completed, the construction would generate additional connecting points and enhance Bangalore’s real estate market.
Let’s examine the megaproject and its anticipated effect on Bangalore’s real estate market.
Peripheral Ring Road Bangalore: Key facts
| Project length | Approximately 73 km |
| Total estimated cost | Rs 21,091 crore |
| No. of lanes | 8 lanes (6 service lanes) |
| Design speed | 100 km/hr |
| Width of lane | 3.5 m |
| RoW | 100 m |
| Status | Under bidding |
| Deadline | December 2027 |
| Managed by | Bangalore Development Authority (BDA) |
Bangalore Peripheral Ring Road: Project details
The Peripheral Ring Road will be a 73-kilometre circular road with eight lanes (100 meters wide) and six service lanes, according to the plans. It will cover North and East Bangalore, as well as Anekal. The segment will begin at NICE Road Junction on Tumkur Road, continue through Bellary Road and Old Madras Road, and conclude at National Highway 44 on Hosur Road. In addition, it will be connected to the semicircular NICE Road close to BIEC and Konappana Agrahara.
It is anticipated that over 2,400 acres of land will be bought for the route. The project will be carried out in accordance with the Design-Build Finance Operate and Transfer methodology through a public-private partnership. To satisfy the project’s financial goals and recoup its expenses and profits, the road developer will receive a concession to collect tolls for 50 years.
The completed roadway will include 17 toll plazas and two cloverleaf intersections at Old Madras Road and Airport Road. There are a total of nine entry and exit sites, with five flyovers, four underpasses, and five Railway Overbridges (ROB).
Bangalore Peripheral Ring Road: The requirement for a third ring road
Currently, Bangalore possesses two ring roads. The Inner Ring Road connects Indiranagar to Koramangala, while the 60-kilometre-long Outer Ring Road (ORR) connects all roads that converge in Bangalore, including five National and five State Highways. This includes, among others, Mysore Road, Bannerghatta Road, Tumkur Road, Magadi Road, and Kanakpura Road.
It is expected that more than 10,000 heavy vehicles utilise the Outer Ring Road, which is also under strain from the development of the nearby real estate. The Kempegowda International Airport further increases automobile traffic in this area. Policymakers have rekindled their interest in the Peripheral Ring Road in light of the traffic stress on current roads and the increasing number of new automobiles in Bangalore (the district is experiencing a 10 percent yearly vehicle growth).
Bangalore Peripheral Ring Road: Timeline
- The project was proposed by the government in 2005-2006.
- Between 2006 and 2010, several landowners approached the courts to halt the land acquisition process.
- Due to delays, the High Court cancelled the project in 2011. The government then altered the road’s length to 65 kilometres and requested the Court’s permission to acquire land.
- The project received environmental clearance in 2014, and the Urban Development Department approved it in 2015.
- Now that the Supreme Court has approved the property acquisition, the project has been resurrected. In addition, the road’s original length of 65 kilometres has been increased to 73.5 kilometres so that it can be connected to the BMICP Expressway, also known as the NICE Road. The Japan International Cooperation Agency (JICA) was called upon to fund this initiative. The initial cost estimate for the project was Rs 3 billion, but it has since increased to Rs 21 billion, with land purchase accounting for the majority of this increase.
Bangalore Peripheral Ring Road: Environmental impact
Approximately 33,000 trees will be cut down for PRR development, causing environmentalists to express alarm. This project will also impact six bodies of water and forest land in Jarakabandekaval. The officials have devised a plan for replanting the trees that will be cut down. Nonetheless, the final Environmental Impact Assessment (EIA) report is still expected as the project’s specifics have been modified.
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Bangalore Peripheral Ring Road: Impact on real estate
The PRR will have a favourable impact on real estate not only in the areas along its length but also in adjacent decongested locations. The new Ring Road will intersect Sarajapur Road, Old Madras Road, and Bellary Road, all of which have experienced rapid real estate development in recent years. The PRR has the potential to develop into an economic corridor similar to the ORR, which has experienced tremendous real estate growth over the years. In addition, it will increase access to Sarjapura, Varthur, Whitefield, Hoskote, and Kempegowda International Airport.
The Bangalore Development Authority (BDA) and many private real estate developers have already initiated preparations for new investment destinations. Arkavathy Layout, D Devaraj Urs Layout, DR K Shivarama Karanth Layout, Kempegowda Layout, KC Reddy Layout, and S Nijalingappa Layout are being developed by the BDA. The Karnataka Housing Board is concurrently working on the second phase of the Suryanagar Layout. These are all located near the proposed PRR.
Lokesh Machappa, Dreams Realty’s proprietor, states, “It is anticipated that the PRR will become a major business and residential centre in the future. All locations next to the new route are anticipated to attract the attention of developers. Existing micro-markets such as Whitefield and Electronic City will also attract attention due to the enhanced connectivity.”
Due to land availability and easy access, the road will also create opportunities for Special Economic Zones (SEZs), Data Centres, Logistic Parks, and IT Centres.
Bangalore Peripheral Ring Road: List of districts
To construct the PRR in Bangalore, land in around 67 villages across 8 districts must be acquired. These include:
- Yeshwanthpur
- Hesaraghatta
- Yelahanka
- KR Puram
- Bidhrahalli
- Varthur
- Sarjapur
- Attibele
Bangalore Peripheral Ring Road: Specific attributes of the Bangalore PRR
According to the project plan, a portion of the median will be reserved for future metro construction. It will also include a helipad and charging facilities for electric vehicles.
Bangalore Peripheral Ring Road: Existing conditions
According to the most recent media sources, the BDA has received no bids for the construction of the 74-kilometre Peripheral Ring Road (PRR). These bids were solicited in March but must be cancelled at the last minute owing to technical issues. This is the second time tenders have been issued with no modifications to the terms and conditions. If tenders are not awarded on time, it is anticipated that the project will be further delayed, posing a challenge for the authorities.
The farmers’ protests halted building while the courts resolved land acquisition concerns. However, the Supreme Court has finally given the authorities the green light. BDA invited international bids last year. Symba Maz, an Israeli company, has shown interest in investing in this project, whose cost has risen to Rs 21,250 crore.
The government has established the Bengaluru PRR Development Corporation Ltd as a Special Purpose Vehicle (SPV) to conduct this project. Soon, formal bids are anticipated to be solicited to select a developer for this road.
With Cabinet’s permission in place, the project appears to be transitioning from the conceptual stage to the implementation phase. Once completed, this road project would greatly alleviate high-traffic regions and have a huge impact on the Bangalore real estate market.
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Peripheral Ring Road Bangalore: Benefits
The construction of the Peripheral Ring Road (PRR) in Bangalore offers numerous advantages for the city and its residents:
- Relief from congestion: The PRR aims to alleviate the congestion on the Outer Ring Road, which currently faces heavy traffic from over 10,000 trucks using it as a bypass.
- Improved connectivity: The PRR will enhance connectivity for commuters travelling on national and state highways, including the Bengaluru International Airport (BIAL).
- Future traffic planning: The project is designed to cater to the future traffic needs of Bangalore beyond the Outer Ring Road.
- Elimination of heat island effect: By diverting long-distance traffic moving interstate, the PRR will reduce traffic congestion within Bangalore, thereby mitigating the urban heat island effect.
- Development opportunities: The PRR will facilitate the development of new urban areas and provide better linkage to internal arterial roads, fostering socioeconomic growth in the region.
- Reduced travel time and pollution: With decreased travel time, pollution levels will be reduced, contributing to a cleaner and greener environment.
- Enhanced connectivity between rural and urban areas: The PRR will bridge the gap between rural and urban areas in the northern and eastern parts of Bangalore, benefiting villages that currently lack proper road networks and access to the city.
- Improved road safety: The project incorporates road safety measures, resulting in a significant reduction in accidents along the PRR.
FAQs
What is the current PRR status in Bangalore?
The Supreme Court has approved the initiative, and the government has established a Special Purpose Vehicle for its implementation.
How many ring roads does Bangalore have?
There are currently two operational ring roads in the city. The PRR will be number three.