BENGALURU: After seven years of discussions, the Bangalore Development Authority (BDA) has finally commenced redevelopment work on four aging commercial complexes, including the well-known Indiranagar BDA complex. This initiative began with a tender issued in 2018, aimed at transforming underperforming public assets into modern commercial centers through a public-private partnership (PPP) model.
The next focus area will be the Koramangala complex, with redevelopment efforts targeting facilities in Indiranagar, Koramangala, HSR Layout, RT Nagar, Sadashivanagar, Austin Town, and Vijayanagar.
Demolition has already started at Indiranagar, RT Nagar, Sadashivanagar, and Vijayanagar. BDA officials have stated that redevelopment in Koramangala, Austin Town, and HSR Layout will proceed once discussions with local traders and residents are completed.
The redevelopment projects are structured under a 30-year build-operate-transfer (BOT) model, allowing developers to construct, manage, and maintain the new complexes before returning them to the BDA. A consortium comprising MFAR Construction Pvt Ltd, KK Builders, and ADD Reality Ltd has been entrusted with six of the complexes, while the Indiranagar site was tendered separately.
BDA chairman NA Haris emphasized that the redevelopment will provide much-needed revenue for the authority while enhancing facilities. “Previously, we were struggling with rent collection and maintenance issues, resulting in many closures. Under the PPP model, developers will build and operate, paying rent to the BDA, which will generate government revenue while benefiting the community,” Haris told TOI.
Community Protests
During a visit to the Indiranagar site, it was observed that the old complex was being enclosed with metal barricades as demolition crews cleared remaining portions. A senior BDA official noted that the structures, now about 40 years old, were significantly underutilized.
“The current floor space index (FSI) of approximately 1 is inadequate for such valuable land. The new proposal increases it to almost 2.3, enabling more viable commercial opportunities,” the official explained.
However, resistance has arisen in some areas. Traders in Koramangala and Austin Town, as well as residents in HSR Layout, have voiced concerns about potential rent increases and the displacement of small businesses due to the PPP model. V Dhanapala, a shop owner in Koramangala, stated, “We oppose this private model. It will displace small vendors and convert the complex into a high-end retail zone. BDA properties are public assets and shouldn’t be handed to private developers.”
Last year, residents of HSR Layout protested against plans to demolish a two-decade-old complex in favor of an eight-story commercial building. “HSR already has around 40,000 to 50,000 commercial establishments. This new development would worsen traffic congestion,” remarked Suresh Bhaskaran, president of the HSR Layout Sector 4 Residents’ Welfare Association.
Despite community pushback, BDA officials are committed to the redevelopment, asserting it is crucial for unlocking the city’s land potential and modernizing civic facilities. “Ongoing discussions with local stakeholders will determine the next steps. Koramangala is next in line for redevelopment,” the official added.
