Bengaluru residents and tenants of Bangalore Development Authority (BDA) complexes protested against its move to hand over five of its commercial complexes in prominent areas of the city to private realty players for redevelopment. The BDA proposed to redevelop seven of its complexes located in Indiranagar, HSR Layout, Koramangala, Sadashivanagar, Austin Town, RT Nagar, and Vijayanagar into modern retail, multiplex, entertainment, and office spaces.
Protesters have raised several concerns including tree-felling, privatisation, rise in rents for 566 tenants, increased traffic congestion, and the lack of public consultation. BDA complexes, constructed between the late 1970s and early 1990s, function as local commercial hubs within newly planned residential layouts. They typically accommodated small shops and local businesses, government service counters, banks, post offices, restaurants, and occasionally small theatres or offices. However, over the decades, many of these complexes have become obsolete due to ageing structures, inadequate maintenance, and declining occupancy, prompting calls for their urgent redevelopment.
The BDA has made several attempts to redevelop these complexes, starting with the first tender and a concessionaire agreement with M-FAR Developers in 2018. Although the project stalled following a change in government, the return of the Congress government led to the revival of this agreement.
The initiative seeks to upgrade the previously underutilised and poorly maintained complexes by introducing modern commercial infrastructure developed and managed by private partners. Implemented through a Public-Private Partnership (PPP) model under a 30-year build-operate-transfer (BOT) arrangement, the project also ensures long-term revenue for the BDA. A consortium of MFAR Construction Pvt Ltd, KK Builders, and ADD Reality Ltd has been awarded six of the complexes, while the Indiranagar project was awarded to Embassy Maverick Malls Ltd. With the floor area ratio increasing from 1 to 3.5, the redevelopment promotes more efficient space utilisation and aims to unlock the potential of prime urban land.
Here are the details of the protests at each location:
- The Indiranagar BDA complex, built and inaugurated in 1982, is the oldest of the BDA complexes, occupying a 24,400 square metres plot and housing around 165 tenants. Residents and local groups objected to tree-felling, loss of public services and privatisation; protests were reported in 2018 and again in May 2024.
- Koramangala complex is spread across 16,900 square metres with 112 existing shops. Shop owners and tenants staged protests, including a hunger strike, in May 2024 when demolition/eviction activity and rumours of leasing the complex to private builders surfaced.
- HSR Layout complex is built on 49,300 square metres and houses 107 shops. Residents publicly opposed and mobilised against BDA plans to redevelop the local complex raising concerns about loss of a functioning complex and increased traffic in July 2024.
- Sadashivanagar complex with 2,181 square metres site area and 21 establishments, has faced strong resident opposition to commercialisation. In January 2025, residents halted the ongoing work. The Sadashivanagar Residents’ Welfare Association had also filed a writ petition in the High Court in 2024 against the complex.
- Austin Town complex with a 20,530 square metres site area and 85 existing shops, saw protests from owners and locals against the demolition.
- Vijayanagar complex is spread across 11,614 square metres and it houses 14 shops and two halls.
- RT Nagar complex is built on a 7,800 square metres area and it houses 60 shops.
Despite continued resistance, the BDA insists that upgrading the ageing complexes is crucial to revitalise these spaces and accommodate Bengaluru’s rising commercial pressures. Hence, as of October 2025, redevelopment has begun at four BDA complex sites, all of which are currently at the demolition stage: Indiranagar, RT Nagar, Sadashivanagar, and Vijayanagar. Officials stated that redevelopment at Koramangala, Austin Town, and HSR Layout will begin once negotiations with traders and residents are concluded.
Demand/Contention of the Affected Community
Complaint against procedural violations
Opposition against environmental degradation
Other Demand/Contention of the Affected Community
Transparency and public consultation; preservation of public land; community-scale redevelopment; environmental protection; accountability in PPP agreements, safeguarding small businesses and tenants
Region Classification
Urban
Type of Land
Common
Non-Forest (Other than Grazing Land)
What was the action taken by the police?
How many people did the police detain or arrest?
What is the current status of the detained/accused persons?
Did the person face any violence while in police custody?
If any arrests took place, were the accused persons produced before a judge within 24 hours of the arrest?
If the accused was not produced before a magistrate within 24 hours, or not produced at all, what were the reasons?
Legislation under which the accused was charged
Was the accused person informed of their right to legal representation? Did the accused person have access to legal aid?
In cases where the accused person approached the court for bail, was bail granted?
Why was bail granted or rejected? If granted, what were the bail conditions and quantum of bail?
Details of sources (names of accused, names and numbers of any lawyers, names of any police officers contacted)
Status of Project
Project underway despite protests
Original Project Deadline
Whether the Project has been Delayed
Yes
Significance of Land to Land Owners/Users
Commercial, Government or community-regulated urban commons
Whether the project was stalled due to land conflict
Yes
Source/Reference
https://bangaloremirror.indiatimes.com/bangalore/civic/bdas-complex-plan-has-not-gone-down-too-well/amp\_articleshow/109988334.cms https://bangaloremirror.indiatimes.com/bangalore/others/bda-shopping-complex-expansion-stalled-amid-tender-violations-trader-resistance/articleshow/123476429.cms
Total investment involved (in Crores):
₹
700
Type of investment:
Investment Expected
Year of Estimation
2023
Has the Conflict Ended?
No
When did it end?
Why did the conflict end?
Categories of Legislations Involved in the Conflict
Other
Legislations/Policies Involved
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Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. Duis cursus, mi quis viverra ornare, eros dolor interdum nulla, ut commodo diam libero vitae erat. Aenean faucibus nibh et justo cursus id rutrum lorem imperdiet. Nunc ut sem vitae risus tristique posuere.
Whether claims/objections were made as per procedure in the relevant statute
Yes
What was the claim(s)/objection(s) raised by the community?
What was the Decision of the Concerned Government Department?
Legal Processes and Loopholes Enabling the Conflict:
Violation of free prior informed consent
Non-consultation with stakeholders
Legal Status:
Out of Court
Status of Case In Court
Whether any adjudicatory body was approached
No
Name of the adjudicatory body
Name(s) of the Court(s)
Case Number
Main Reasoning/Decision of court
Major Human Rights Violations Related to the Conflict:
Whether criminal law was used against protestors:
Reported Details of the Violation:
Date of Violation
Location of Violation
Government Departments Involved in the Conflict:
Bengaluru Development Authority
PSUs Involved in the Conflict:
M‑FAR Developers Pvt Ltd; Maverick Holdings & Investments Pvt Ltd; Embassy Group; KK Builders; ADD Realty Ltd
Did LCW Approach Government Authorities for Comments?
No
Name, Designation and Comment of the Government Authorities Approached
Corporate Parties Involved in the Conflict:
Did LCW Approach Corporate Parties for Comments?
No
Communities/Local Organisations in the Conflict:
What was the action taken by the police?
How many people did the police detain or arrest?
What is the current status of the detained/accused persons?
Did the person face any violence while in police custody?
If any arrests took place, were the accused persons produced before a judge within 24 hours of the arrest?
If the accused was not produced before a magistrate within 24 hours, or not produced at all, what were the reasons?
Legislation under which the accused was charged
Was the accused person informed of their right to legal representation? Did the accused person have access to legal aid?
In cases where the accused person approached the court for bail, was bail granted?
Why was bail granted or rejected? If granted, what were the bail conditions and quantum of bail?
Were there any other notable irregularities that took place, or other significant details?
Asmita Sutar is an Architect and Urban Planner passionate about shaping sustainable communities through research and grassroots engagement. She also serves as an Assistant Professor in Urban and Regional Planning, bringing academic insight to her multidisciplinaryapproach.
As a State Researcher from Karnataka, Asmita investigates land and planning issues through the lenses of equity, governance, and community rights, with a focus on bridging the gap between policy and lived realities in India’s urban and rural landscapes.
