Bengaluru-Mysuru Expressway: Real Estate in 2026

For decades, the drive from Bengaluru to Mysuru meant a tiring 3 to 3.5-hour haul along a congested two-lane highway. That changed with the Bengaluru-Mysuru Expressway (NH 275), a fully operational, access-controlled corridor that has compressed the journey to roughly 75-90 minutes. The 119 km, 6-to-10-lane expressway starts at the NICE Road junction in Bengaluru and ends at the Outer Ring Road in Mysuru, bypassing Bidadi, Ramanagara, Mandya, and Srirangapatna along the way. With a speed limit of 100 km/h and two-wheelers, three-wheelers, and tractors restricted to parallel service roads, the expressway offers the kind of uninterrupted, high-speed connectivity that Karnataka's road network rarely delivers.

That time saving is now translating directly into buyer behaviour. Industry analysts note that the Bengaluru–Mysuru Expressway brings travel time to around 1 hour 15-20 minutes, catalyzing home-buyer spillover from Bengaluru and raising absorption along Mysuru's approach corridors. Professionals working in Bengaluru's tech hubs such as Electronic City and Sarjapur Road are increasingly purchasing plots and homes in Mysuru as retirement, second-home, and rental investment assets — a trend now pulling demand from both ends of the corridor. Mysuru's own employment base adds further weight to this shift: the Infosys Development Centre in Mysore, one of the largest IT training campuses in Asia, employs over 35,000 professionals and anchors a growing IT ecosystem that continues to attract mid-tier technology firms.

The ripple effect is visible in pricing too. Along the corridor, towns such as Ramanagara have seen apartment averages reported around ₹6,500+ per sq ft with close to 8.6% quarter-on-quarter growth in parts of the region recently, driven largely by Bengaluru spillover. In Mysuru itself, analysts estimate that plots within 5 km of expressway access points have yet to reflect their full valuation potential, making the current period a strategic entry window for buyers who move early rather than after prices have already run up.

Infrastructure momentum around Mysuru is compounding the expressway effect rather than standing alone. The city has received over ₹5,500 crore in Smart City Mission and infrastructure funding since 2015, alongside an expanding Peripheral Ring Road, upgraded arterial roads, and an upgraded Mandakalli Airport now handling limited international charters. Civic capex of roughly ₹393 crore is also going toward concreting major city roads, a move expected to improve ride quality and corridor reliability for both residents and businesses. Taken together, these projects are turning Mysuru from a weekend-getaway town into a city with genuine end-user demand, not just speculative land buying.

Brigade Group has watched this shift closely, given its long-standing footprint in the city. The developer already has close to 30 projects across Residential, Office, Retail, and Hospitality in Mysuru, and has continued to add to that portfolio even as the expressway reshapes buyer preferences. In 2025, Brigade signed a Joint Development Agreement for 10 acres and 37 guntas of land in Mysuru with a gross development value of approximately ₹225 crore, a project with a development potential of 0.37 million sq ft focused on premium residential living. The company followed this with the launch of Brigade Misty Greens, a 4.5-acre luxury project near the Jayachamaraja Wadiyar Golf Club with views of the Chamundi Hills, offering 3 and 4-bedroom apartments along with 14 duplex units and an expected revenue of over ₹300 crore.

For homebuyers, the practical takeaway is that Mysuru's growth story is no longer purely about heritage and lifestyle — it is increasingly an infrastructure and connectivity story. Areas closer to expressway access points and the city's ring roads are seeing the earliest price movement, while established developer names with a long operating history in the city, such as Brigade, offer a degree of comfort on delivery timelines and construction quality that newer entrants cannot always match. As the expressway's toll structure stabilises and Mysuru's own ring-road and airport upgrades progress, the corridor is likely to keep attracting a mix of end-users relocating from Bengaluru and investors betting on medium-term appreciation.

That said, buyers should treat the expressway as one input among several, not a guarantee of returns. Toll rates on the corridor are revised annually by NHAI based on the Wholesale Price Index, and have already seen upward revisions since the highway opened, a reminder that ongoing costs of commuting matter alongside one-time property costs. Verifying RERA registration, construction stage, and the specific distance from expressway exits remains essential due diligence before committing to any project along this corridor.