A conversation with Rashmi Manjunath, CEO, Bulwark Group, on what defines value in plotted developments and why buyers need to look beyond the advertised price.
Bengaluru, November 2026: When purchasing a residential plot, one number tends to dominate the conversation: the price per square foot.
It is often the first question buyers ask, the easiest figure to compare and, sometimes, the deciding factor in a purchase.
But two plots of identical dimensions can offer very different ownership experiences.
From internal roads and development approvals to infrastructure planning and accessibility, several factors determine whether a plotted development offers meaningful long-term value.
As North Bengaluru continues to evolve as a residential destination, buyers are increasingly faced with a wider range of plotted developments across different locations and price points.
We spoke with Rashmi Manjunath, CEO of Bulwark Group, about what buyers should examine before making a decision and why the true value of a residential plot often extends beyond its boundaries.
Q. Price per square foot is usually the first thing buyers compare. Is that the right approach?
Price is naturally an important consideration. But it shouldn’t be the only one.
When buyers compare two plots, they often look at the dimensions and calculate the overall cost. What sometimes gets overlooked is everything surrounding that plot.
How wide are the internal roads? How accessible is the property? What infrastructure has been planned? Are the necessary approvals in place?
Two developments may offer plots of the same size, but the experience of owning and eventually building on those plots can be very different.
A better approach is to understand what the quoted price includes and evaluate the development as a whole.
Q. What is one aspect of plotted developments that buyers tend to underestimate?
Road infrastructure.
People spend considerable time evaluating the plot itself, but the roads leading to it are equally important.
Internal road widths influence accessibility, vehicle movement and the overall functionality of a residential community.
A well-planned layout should consider how people will navigate the development, how vehicles will move and whether the infrastructure can accommodate the community as it grows.
These may not be the most exciting details during a site visit, but they become important when people begin building and living there.
Q. Does the size of a plot influence the quality of infrastructure a buyer should expect?
It shouldn’t.
Whether someone purchases a 1,200 sq. ft. plot or a much larger property, access to well-planned infrastructure should remain a priority.
Good residential planning isn’t simply about creating attractive individual plots. It’s about ensuring that the entire development functions cohesively.
At HighGrove, for instance, we’ve incorporated a 15-metre-wide entrance road and predominantly 40-foot- wider internal roads. This approach extends to smaller plot configurations as well.
The intention is to create a development where infrastructure quality isn’t determined by the size of the plot someone purchases.
Q. North Bengaluru has attracted significant attention from real estate buyers. What should they consider before investing in this region?
North Bengaluru has several factors contributing to its development, including the airport corridor, road connectivity and emerging commercial activity.
However, buyers should avoid making decisions based solely on future growth expectations.
It’s important to understand the location as it exists today.
Visit the property. Drive through the approach roads. Evaluate access to essential services. Understand the surrounding neighbourhood and the infrastructure already available.
Upcoming developments can be part of the decision-making process, but they shouldn’t be the only reason to purchase a property.
A good investment decision needs to balance present-day practicality with long-term expectations.
Q. How should buyers compare two plotted developments with different price points?
They should begin by looking at the complete cost rather than just the advertised rate.
Beyond the base price, buyers need to understand additional charges, registration expenses and other applicable costs.
Then comes the development itself.
Are the layouts approved? What infrastructure is being provided? What is the status of development? How accessible is the location? What amenities are planned, and what are the timelines for their completion?
A lower price per square foot may appear attractive initially, but buyers need to understand the complete offering before deciding which development represents better value.
Q. What advice would you give someone purchasing their first residential plot?
Don’t rush the process.
Buying land is a significant financial commitment, and it deserves careful evaluation.
Start by understanding the purpose of your purchase. Are you planning to construct a home in the near future, or are you considering long-term ownership?
That distinction can influence the location, plot dimensions and infrastructure you prioritise.
I would also encourage buyers to verify the project’s approvals, review the layout plan, understand the complete pricing structure and visit the site personally.
Most importantly, ask questions. A credible developer should be willing to explain the project clearly and provide the necessary documentation.
Q. With HighGrove Phase 2 approaching, how does this philosophy influence Bulwark Group’s approach to development?
At Bulwark Group, we believe that the value of a plotted development lies not only in the land being offered but also in how the larger community is planned.
HighGrove reflects that approach through its road infrastructure, layout planning and proposed amenities.
Spread across more than 32 acres in Devanahalli, the development has been designed to accommodate different plot configurations within a planned residential environment.
As we prepare to introduce Phase 2 towards the end of November, our focus remains on carrying this philosophy forward.
Ultimately, buyers aren’t simply purchasing a piece of land. They’re making a decision about a place that may eventually become their home, and that deserves thoughtful planning from the very beginning.
About Bulwark Group
Bulwark Group is a Bengaluru-based real estate development company focused on planned residential communities and plotted developments. Its portfolio includes HighGrove, The Woodland Forest Northwood Gardens and Northern Boulevard, reflecting its presence in North Bengaluru’s evolving residential real estate market.
Last Updated on: Wednesday, November 11, 2026 6:59 pm by Prachi Chadha | Published by: Prachi Chadha on Wednesday, November 11, 2026 6:59 pm | News Categories: Interview
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