Gundlupet: An Emerging Growth Corridor in Southern Karnataka

Gundlupet — sometimes spelled Gundlupete — is strategically located at the southern edge of the Mysore plateau, acting as a gateway to the forested landscapes of Bandipur and the Nilgiri Biosphere. Traditionally, it has been recognized as an agricultural market town and a transit hub on the Mysore–Ooty highway, while also serving as an entry point for wildlife tourism. In recent years, however, Gundlupet has been undergoing a quiet yet steady transformation, emerging as a micro-market of increasing relevance for both developers and investors.

Why Gundlupet? Identifying the Growth Drivers

Unlike regions that grow through a single catalytic event, Gundlupet’s evolution is the result of several interconnected factors:

• Infrastructure Improvements – Better rural road connectivity, electrification, and irrigation projects have enhanced accessibility and productivity.
  
• Tourism Demand – Bandipur National Park, Nagarhole, and the broader Nilgiri Biosphere attract steady visitor flows, increasing demand for hospitality and allied services.
  
• Government Allocations – State-level schemes in the Chamrajnagar-Mysuru region are driving irrigation, tank-filling projects, and basic infrastructure development.
  
• Industrial Presence – Small-scale industrial estates promoted by the Karnataka State Small Industries Development Corporation (KSSIDC) are creating employment and ancillary demand.
  

These factors collectively shift Gundlupet from a traditional market-town profile to a sub-regional growth corridor.

Land and Price Trends: A Market at Inflection Point

Historically, Gundlupet’s land market has been significantly more affordable compared to Mysuru or district headquarters.

• Residential Plot Prices – Average listings are in the range of ₹2,000–2,500 per sq. ft.
  
• Packaged Residential Plots (30×40) – Quoted between ₹12–40 lakh depending on location and approvals.
  
• Enquiry Levels – Real estate portals report a clear uptick in enquiries, resale listings, and new launches between 2023–2025.
  

This suggests that Gundlupet is gradually moving beyond being a weekend destination to being viewed as a viable residential and hospitality hub.

Tourism as a Permanent Growth Engine

Gundlupet benefits from its immediate proximity to Bandipur National Park, one of India’s most visited wildlife destinations.

• Wildlife safaris, eco-tourism, and heritage trails generate year-round visitor inflows.
  
• Demand for guesthouses, resorts, and homestays continues to rise.
  
• Land parcels along the Mysore–Ooty corridor have become attractive for boutique hospitality projects.
  

Tourism ensures that Gundlupet sustains recurring commercial activity, making it more than just an agrarian town—it is evolving into a lifestyle and experiential tourism node.

Infrastructure and Government Push

Recent initiatives by the Karnataka government are shaping Gundlupet’s future trajectory:

• Irrigation Projects – Tank-filling projects and improved water resources are boosting rural productivity.
• Rural Infrastructure – Road connectivity, local electrification, and civic upgrades are creating a stronger baseline for real estate.
  
• Urban Planning – Involvement of regional planning authorities is helping reduce regulatory risks and promote planned layouts and structured development.

Such measures enhance both livability and investment potential.

Industrial and Employment Prospects

Although still nascent, Gundlupet’s industrial base is gradually expanding.

• KSSIDC Estates – Encourage agro-processing, warehousing, and small-scale manufacturing.
  
• Employment Generation – Creates demand for affordable housing and plotted layouts.
  
• Regional Relevance – Acts as a logistical hub between Mysuru, Kerala, and Tamil Nadu.
  

These shifts, while not transformative on their own, provide steady underlying demand for real estate.

Residential Development: A Market Catching Up

Real estate activity in Gundlupet is beginning to diversify:

• Gated Layouts & Group Housing – Developers are targeting NRIs, hospitality entrepreneurs, and mid-market buyers.
  
• Affordability Advantage – Pricing is far below Mysuru and Bengaluru, making it attractive for early-stage investors.
  
• Lifestyle Positioning – Projects highlight proximity to forests, nature, and tourism attractions.
  

While still fragmented, this supply indicates that Gundlupet is transitioning from a purely local market to one with broader investor participation.

Key Risks and Considerations

Investors should remain pragmatic about Gundlupet’s pace of growth:

• Scale Limitations – Gundlupet is unlikely to see explosive growth comparable to aerotropolis hubs like Devanahalli or Jewar.
  
• Ecological Sensitivity – Proximity to protected forests brings strict regulations on land use and tourism operations.
  
• Speculative Activity – Fringe plots without infrastructure support may not deliver reliable returns.
  

These realities reinforce the importance of due diligence and selective acquisition.

Where Value is Most Likely to Emerge

Investors and developers seeking stability should focus on parcels that:

1. Are near the town centre or tourism corridor.
   
2. Have reliable road connectivity and potable water access.
   

Such assets are most likely to appreciate in value and offer quicker monetization, either through resale or development.

Investor’s Takeaway

Gundlupet is steadily transforming into a high-growth corridor, driven by the surge in tourism and hospitality demand. Welcoming over 7 million visitors annually to nearby attractions like Bandipur and Wayanad, the region has seen a consistent rise in footfall that is now fueling real estate momentum. With improving infrastructure and early-stage developer activity taking root, Gundlupet is evolving beyond its reputation as an affordable market. For investors with a long-term vision, it presents a compelling opportunity where tourism-led growth is laying the foundation for sustained real estate appreciation.

Closing Perspective

If Devanahalli and Jewar demonstrated how airports can rapidly transform geographies, Gundlupet illustrates a different model: growth shaped by tourism, rural infrastructure, and small-scale industrial policy. This blend makes it a unique sub-regional market where informed early investments can yield consistent appreciation over time.