Ask anyone living in Bangalore what they miss the most, and the answer is often the same: open space, clean air and a little green land of their own. That is why so many families are now buying farmland just outside the city. But most of us have full-time jobs. We cannot water plants, hire workers or guard the land every day.
This is where managed farmland helps. You own the land. A trained team takes care of the farming, the upkeep and the security. You visit on weekends, enjoy the harvest and watch your land grow in value over time.
The hard part is choosing. There are dozens of projects around Bangalore today, and not all of them are equal. So we put together this list of 10 good options to consider in 2026, along with what makes each one different.
How We Picked These Farmlands
We work with farmland every day, so we know what buyers ask about most. We looked at each project on six simple points:
- Location: How easy is it to reach from Bangalore and the airport?
- Clear title: Are the land papers clean and open for checking?
- Farming plan: What is grown, and who looks after it?
- Water: Are there borewells, ponds or rainwater harvesting?
- Track record: Has the company delivered projects before?
- Lifestyle: Is there a clubhouse, a place to stay, things for children to do?
A quick note: details of other companies below come from public information. Prices and plot availability change often, so please confirm with each company and visit the site before you decide.
1. Mytan Farms
Location: Lepakshi–Bagepalli belt, north of Bangalore
Best for: Families who want a safe, fully managed farm with real farming on the ground
Mytan Farms is a Bangalore-based agro realty company that finds, develops and manages good quality farmland. The company was started by Mr. Harish Babu M L, who spent more than 22 years as a research scientist and project management head in global pharma companies. That science background shows in the way the farms are planned and run.
Mytan works on a simple idea it calls the 3Ps: Profits, Passion and Planet. The land should give value to the owner, joy to the family and no harm to nature.
What makes Mytan Farms stand out:
- Three-layer farming: Timber trees for long-term value, fruit trees for yearly harvests and vegetables for quick crop cycles. Your land is never sitting idle.
- Organic and natural methods: Farming is done with a focus on soil health, crop rotation and natural farming with desi cows.
- A real track record: Seven ventures so far. Mytan Aamra, Mytan Mallige and Mytan Tulasi are already delivered. Mytan Amruta, Mytan Anandavana, Mytan Lepakshi and Mytan Siri are ongoing. You can see them all on the our ventures page.
- Recognition: Mytan received the National Award for Business Excellence 2022 as an Emerging Start-Up (MSME) in the agriculture sector from the Global India Business Forum, presented by the Governor of Karnataka, Sri Thawar Chand Gehlot.
- End-to-end care: An on-ground team handles upkeep, harvesting and security, so you do not have to.
Project highlight: Mytan Amruta is about 90 minutes from Bangalore Airport via NH-44 and just 1 km from NH-544E. It is close to Lepakshi Temple and around 20 km from Hindupur Railway Station. Phase 1 covers 75 acres, and the full project is planned across 100 acres. It has a 5-acre clubhouse zone, a swimming pool, a yoga and meditation area, a herbal garden, a butterfly garden, a cattle shelter, a kids’ play area and 24/7 security in a gated community. Around 5,000 rainwater harvesting pits help protect the water table.
Good to know: You can book a site visit and walk through a delivered project first. Seeing grown trees on a finished farm tells you more than any brochure.
2. Hosachiguru
Location: Several locations around Bangalore, including the Hindupur and Kanakapura sides | Best for: Buyers who like tech-based tracking
Hosachiguru is one of the older names in this space, with many projects built over the years. It grows a mix of timber and fruit trees and gives owners a mobile app to follow what is happening on their farm. A good pick if you want a large, well-known operator.
3. Hasiru Farms
Location: Kanakapura Road and Sakleshpur side | Best for: Theme-based farms
Hasiru Farms builds each project around a theme, such as sandalwood or coffee. Some of its projects are close to Bangalore, while the coffee estates are a longer drive. Check the travel time for the exact project you like.
4. Mogg’s Estates
Location: Hoskote, Kunigal and Mysore Road sides | Best for: Larger plot buyers
Mogg’s Estates offers farmland with crops like mango, coffee and arecanut across a few projects. It tends to suit buyers looking for bigger land parcels and who are comfortable with a higher budget.
5. Neralu Farms
Location: Chikkaballapur, airport corridor | Best for: Long-term timber buyers
Neralu Farms focuses on timber like red sandalwood and mahogany, with strong attention to water planning. Timber takes 15 to 20 years to mature, so this fits buyers who can wait.
6. SR Vaksana
Location: Near Nandi Hills | Best for: A small, quiet community
SR Vaksana is a compact estate of about 20 acres with mango, teak and mahogany, plus club-style amenities. A fit if you prefer a smaller community over a large township feel.
7. Tamara Valley
Location: Thalli, near Hosur | Best for: South Bangalore residents
Tamara Valley sits in the cool Thalli region, under an hour from Electronic City. It is a large organic community with hill views and natural swimming ponds. Note that it is in Tamil Nadu, so land rules differ from Karnataka.
8. Elegant Orchards
Location: Chikkaballapur | Best for: Quick airport access
About 45 to 50 minutes from the airport, Elegant Orchards grows sandalwood and mahogany and offers family amenities such as a clubhouse, gym and yoga deck.
9. Dhatri Sandal Farms
Location: Hindupur side | Best for: Sandalwood-focused buyers
Dhatri Sandal Farms is a sandalwood project spread across roughly 106 acres with a clubhouse. If sandalwood is your main interest, read up on the rules and timelines for sandalwood farmland before you compare options.
10. Nimbus Agro Farms (Nandi Farms)
Location: NH-544E corridor, near Lepakshi | Best for: Work-from-farm weekends
Around 70 minutes from the airport, this project adds touches like a farm library and workstations, which is handy if you want to mix work and farm life.
Quick Comparison
| Farmland | Area | Main Focus |
|---|---|---|
| Mytan Farms | Lepakshi–Bagepalli | Three-layer organic farming, full management |
| Hosachiguru | Multiple | Timber and fruit, app tracking |
| Hasiru Farms | Kanakapura, Sakleshpur | Themed farms |
| Mogg’s Estates | Hoskote, Kunigal | Larger parcels |
| Neralu Farms | Chikkaballapur | Timber, water planning |
| SR Vaksana | Nandi Hills | Small estate |
| Tamara Valley | Thalli, Hosur | Organic community |
| Elegant Orchards | Chikkaballapur | Sandalwood, mahogany |
| Dhatri Sandal Farms | Hindupur | Sandalwood |
| Nimbus Agro Farms | NH-544E | Work-friendly farm |
What to Check Before You Buy
No matter which name you like, do these five things first:
- Verify the papers. Ask for the RTC, mutation records, encumbrance certificate and sale deed. Have your own lawyer read them. Our legal guide explains each paper in plain words.
- Visit the land. Go on a normal working day. See the soil, the water source and the approach road.
- Read the management agreement. Know the yearly fee, how many years it covers and what happens after that.
- Ask about the harvest. Who sells the produce? How is the income shared? Be careful with anyone who promises fixed returns.
- Meet existing owners. Their experience is the most honest review you will get.
For a longer list, see our booking checklist.
Frequently Asked Questions
1. What is managed farmland?
It is farmland that you own, while a professional company handles the farming, upkeep and security for a fee. You get the joy of owning a farm without the daily work.
2. Can a person who is not a farmer buy farmland in Karnataka?
Yes. After the 2020 change to the Karnataka Land Reforms Act, people who are not farmers can also buy agricultural land in the state. Still, get the title checked by a lawyer before paying.
3. How far are these farmlands from Bangalore?
Most good projects are 60 to 90 minutes from the city or the airport. Mytan Amruta, for example, is about 90 minutes from Bangalore Airport via NH-44.
4. Is managed farmland a safe investment?
Land is a real asset, but it is a long-term one. Safety depends on clear title, a trusted company and a proper farming plan. Farm income also depends on weather and market prices, so nobody can honestly promise fixed returns.
5. Is income from farmland taxable?
Agricultural income is generally exempt under Section 10(1) of the Income Tax Act. But the rules have conditions, so talk to your chartered accountant about your own case.
Final Words
Buying farmland is not like buying a flat. You are choosing a piece of earth that your family may keep for many years. Take your time, compare a few options from this list and always walk the land before you sign.
If you would like to see how a well-managed farm looks in real life, the Mytan Farms team will be happy to show you around. Call +91 96322 23315 or write to crm@mytanfarms.com to plan a visit.
Disclaimer: This article is for general information only and is not financial or legal advice. Details of third-party projects are based on publicly available information and may change. Please verify everything on your own before investing.
