New Projects in Bangalore 2026: Areas, Rates and Metro

Drive about 25 km from Bellandur out to Budigere and the asking rate on a new flat roughly halves. Among the Bengaluru projects listed on IndiProp this September, Bellandur's indicative median is about ₹15,200 per sq ft; Budigere's is about ₹7,500. That gap tells you more about new projects in Bangalore than any headline about the market. What you pay depends on which job corridor you're buying into, how far the metro has really reached, and whether the land and khata paperwork is clean.

This guide goes corridor by corridor: the airport road in the north, Whitefield and Sarjapur in the east, and Electronic City and Kanakapura Road in the south. It finishes with the civic change that now decides how your flat gets its khata.

New projects in Bangalore: locality rates at a glance

The city-wide median across IndiProp listings is about ₹10,300 per sq ft, and 97 of the listed projects are ready to move. The locality figures below are worked out from listed prices and unit sizes. They're asking prices, not registered sale values or the government guidance value.

Source: projects listed on IndiProp, September 2026. Where a locality has only two or three projects, one listing can move the median a long way. The lowest start price is often a small unit or an older listing, so treat it as a floor rather than a typical 2 BHK price.

North Bengaluru and the airport corridor

The stretch from Hebbal up Ballari Road to Devanahalli has had more big launches than any other part of the city in the last few years. Two things drive it: Kempegowda International Airport, and Manyata Tech Park at Nagawara, which put a large office population within reach of Thanisandra, Hennur and Jakkur.

Look at the spread inside this one corridor. Thanisandra sits at about ₹13,600 per sq ft on IndiProp, while Hennur Road, a few kilometres east, comes in near ₹6,800. Part of that is the mix of listings (Hennur's nine projects include older and larger-format stock), so compare like with like before you read it as a bargain.

A few of the current launches:

• TVS Auralis in Thanisandra, listed from ₹1.2 Cr to ₹2.3 Cr. Possession is due in June 2030, which is a long time to pay EMIs and rent together.
• Vajram Newtown, also in Thanisandra, from ₹1.11 Cr with possession due March 2028.
• Birla Trimaya near Devanahalli, listed from ₹89.5 L with possession due December 2027.
• Brigade Calista in Budigere, from ₹54.9 L, due June 2027.
• Sobha Victoria Park on Hennur Road, from ₹1.22 Cr, due December 2027.

The honest caveat for the north is transport. No metro line reaches Devanahalli or Budigere yet, and the airport line (more on that below) is targeted for 2028. Until then it's the road. Ask every developer out here where the water will come from: a Cauvery connection from BWSSB, borewells, or tankers. It's the question buyers forget and residents never stop talking about.

East: Whitefield, Varthur and Sarjapur Road

Whitefield grew around ITPL and the tech parks that followed, and it's the one eastern suburb with a working metro. The Purple Line has run all the way to Whitefield (Kadugodi) since October 2023. Among 12 Whitefield projects on IndiProp, the median is about ₹10,800 per sq ft.

Godrej Splendour is listed from ₹75 L with possession due March 2027, and Assetz Bloom and Dell from ₹1.48 Cr, due June 2027. Prestige Lavender Fields was due for possession in June 2026 and is now in handover. It was listed from ₹75 L, but confirm current pricing with the developer, since the remaining inventory may be priced differently.

Sarjapur Road is where the Outer Ring Road crowd buys. Bellandur and the Sarjapur Road junction put you close to the ORR offices, and you pay for it: Bellandur's median is the highest in the east. The trade-off is well known to anyone who has driven it at 9 am. No metro serves Sarjapur Road today, so the commute is by car or bus.

What people get wrong: "Sarjapur Road" on a brochure can mean anything from the Wipro junction near the ORR to villages close to Sarjapur town, 15 km or more further out. That's why IndiProp tracks Sarjapur Road (about ₹10,200 per sq ft) and Sarjapur (about ₹8,800) separately. Put the exact site on a map and time the drive to your office at peak hour before you compare prices.

South: Electronic City, Hosur Road and Kanakapura Road

The south got its biggest upgrade in August 2025, when the Yellow Line opened from RV Road to Bommasandra through Silk Board and Electronic City. For anyone working in Electronic City, that changed the calculation on Hosur Road and Begur. Brigade Valencia on Hosur Road is listed from ₹71.4 L with possession due December 2027. Further down towards the Tamil Nadu border, Sobha Town Park at Attibele is listed at ₹1.45 Cr, due December 2027.

Kanakapura Road is the value pick in the south on IndiProp numbers, at about ₹7,300 per sq ft across eight projects. The Green Line runs along its northern end to Silk Institute. Mahindra Eden there is listed from ₹45 L with possession due March 2027, and Provident Park Square, due in July 2023, is complete; it was priced from ₹79.99 L.

Bannerghatta Road is pricier (about ₹14,400) and waiting on its own line, the Pink Line, covered next.

Namma Metro: what runs and what's still coming

• Running: the Purple Line (Challaghatta to Whitefield), the Green Line (Madavara to Silk Institute) and the Yellow Line (RV Road to Bommasandra).
• Pink Line: the 7.5 km overhead stretch from Kalena Agrahara to Tavarekere, with six stations along Bannerghatta Road including an interchange with the Yellow Line at Jayadeva Hospital, was complete in September 2026 but still waiting for final safety and rolling-stock clearances. The underground section to Nagawara comes later.
• Blue Line: the Outer Ring Road and airport line is under construction. BMRCL's targets are March 2027 for Silk Board to KR Puram and 2028 for the sections to Hebbal and the airport.

A practical rule: value a flat on the transport that works today, and treat a future line as a bonus. The suburban rail project, for instance, has been under construction for years without a firm opening date.

Khata after the GBA: what it means for a new flat

The Greater Bengaluru Authority took over on 2 September 2025. The BBMP was replaced by five city corporations (Central, North, South, East and West), and property tax, khata records and building plan approvals now sit with them. Your flat's khata will be issued by whichever corporation the project falls in.

Registration now runs on the e-khata, and a sub-registrar won't register a sale without a valid one. For a new flat, the developer holds a single khata for the land, which has to be split into individual flat khatas once the occupancy certificate is issued. Ask the builder, in writing, when that split will be done and who pays for it.

Then check whether the project has an A-khata or a B-khata. A B-khata marks property with deviations or unpaid charges, and banks are often reluctant to lend against it. In 2026 the GBA ran a reduced-fee window, 2 per cent of guidance value, for converting B-khata to A-khata, which closed on 23 August 2026. It covered independent houses and plots, not flats in apartment buildings, so it won't rescue a flat with a B-khata.

Many large projects on the airport road, around Budigere and at Attibele sit outside GBA limits altogether. There, property records come through panchayats and the state's e-Swathu system, so ask which body issued the approvals.

Costs to add before you compare prices

• Stamp duty of 5 per cent plus cess and surcharge, about 5.6 per cent in all, on the sale value or the guidance value, whichever is higher.
• Registration fee of 2 per cent, raised from 1 per cent on 31 August 2025.
• GST of 5 per cent on under-construction flats (1 per cent for affordable housing). Completed flats with an OC don't attract GST.
• Car park, club membership, BESCOM and water connection charges, which some price sheets leave out.

Run the numbers in the Karnataka stamp duty calculator and check what EMI you can carry with the home affordability calculator.

Checking a project on Karnataka RERA

Search the registration number on rera.karnataka.gov.in and read the completion date the developer has given the regulator, not the brochure's. A number starting PRM/KA/RERA is a registration. A number starting ACK is an acknowledgement issued when the promoter applied, so ask for the final registration and check it before you pay a booking amount. Look at the quarterly progress updates too; if a tower has barely moved in a year, you've learnt something no site visit will tell you.

Browse all new projects in Bengaluru on IndiProp, or start from the Bengaluru property rates page.

Frequently asked questions

Which areas of Bangalore have the most new projects in 2026?

On IndiProp, Whitefield, Devanahalli, Hennur Road, Thanisandra, Kanakapura Road and Sarjapur Road have the most listed projects. The north, from Hebbal to Devanahalli, has had the largest number of big launches because of the airport road and Manyata Tech Park.

Is e-khata mandatory for buying a flat in Bengaluru?

Yes. Sub-registrars need a valid e-khata to register a sale within the city corporations under the Greater Bengaluru Authority. For a new flat, ask the developer when the land khata will be split into individual flat khatas after the occupancy certificate.

What is the stamp duty on a flat in Bengaluru?

Stamp duty is 5 per cent plus cess and surcharge, about 5.6 per cent in all, and the registration fee is 2 per cent since 31 August 2025. Both are charged on the sale value or the guidance value, whichever is higher.

When will the metro reach Bangalore airport?

The Blue Line from Silk Board to the airport via KR Puram and Hebbal is under construction. BMRCL's target is March 2027 for Silk Board to KR Puram and 2028 for the sections to Hebbal and the airport.

How do I check if a Bangalore project is RERA registered?

Search the project name or registration number on rera.karnataka.gov.in. A registered project has a number starting PRM/KA/RERA, and its page shows the approved plan, the promised completion date and quarterly progress updates.

Sources: Greater Bengaluru Authority - Wikipedia · Namma Metro - Wikipedia · Pink Line (Namma Metro) - Wikipedia · ETV Bharat: Bengaluru Metro's 7.5-km Pink Line stretch ready, awaiting Centre's nod for inauguration · Swarajya: Pink Line Tavarekere to Kalena Agrahara stretch set for September opening · Deccan Herald: Property deals to cost more, registration fee hiked to 2% · PKP Advocates: B-Khata to A-Khata conversion in Bengaluru, 2% fee window to 23 August 2026 · Karnataka RERA · BMRCL