Property rates in Bengaluru
Price per sq ft by locality · updated September 2026
New homes in Bengaluru are listed at about ₹10,200 per sq ft on average in September 2026, based on 110 projects with published unit prices.
Rates vary a lot by area: Begur is among the most expensive at around ₹14,450 per sq ft, while Jalahalli comes in near ₹5,900.
A typical 2 BHK costs about ₹95.19 L and a 3 BHK about ₹1.50 Cr.
Whitefield has the most new projects on IndiProp (12), so it is a good place to start comparing.
Locality-wise property rates in Bengaluru
Median asking price per sq ft of new projects, September 2026
| Locality | Rate per sq ft | Range | Projects | |
|---|---|---|---|---|
| Whitefield | ₹10,750+5% | ₹6,600 – ₹15,000 | 12 | Guide |
| Devanahalli | ₹11,250+10% | ₹6,700 – ₹20,050 | 11 | Guide |
| Hennur Road | ₹6,750-34% | ₹5,000 – ₹12,900 | 9 | Guide |
| Thanisandra | ₹13,000+27% | ₹8,300 – ₹17,800 | 8 | Guide |
| Sarjapur Road | ₹8,750-14% | ₹5,500 – ₹15,500 | 8 | Guide |
| Kanakapura Road | ₹7,250-29% | ₹5,300 – ₹13,700 | 8 | Guide |
| Bagalur Road | ₹10,200+0% | ₹7,000 – ₹15,950 | 5 | Guide |
| Bannerghatta Road | ₹14,350+41% | ₹13,700 – ₹14,900 | 3 | Guide |
| Yelahanka | ₹12,900+26% | ₹9,500 – ₹14,100 | 3 | Guide |
| Hebbal | ₹12,300+21% | ₹8,000 – ₹15,450 | 3 | Guide |
| Budigere | ₹7,500-26% | ₹6,100 – ₹11,900 | 3 | Guide |
| Sarjapur | ₹6,950-32% | – | 3 | Guide |
| Begur | ₹14,450+42% | ₹10,550 – ₹18,350 | 2 | Guide |
| Attibele | ₹12,500+23% | ₹10,500 – ₹14,500 | 2 | Guide |
| Bellandur | ₹11,600+14% | ₹8,000 – ₹15,250 | 2 | Guide |
| Banashankari | ₹11,250+10% | ₹10,300 – ₹12,200 | 2 | Guide |
| Varthur | ₹11,100+9% | ₹10,000 – ₹12,200 | 2 | Guide |
| Jakkur | ₹9,000-12% | ₹8,900 – ₹9,050 | 2 | Guide |
| Mysore Road | ₹8,700-15% | ₹6,550 – ₹10,900 | 2 | Guide |
| Hosahalli | ₹8,400-18% | ₹5,750 – ₹11,000 | 2 | Guide |
| Jalahalli | ₹5,900-42% | ₹5,700 – ₹6,150 | 2 | Guide |
| Padmanabhanagar | ₹21,200+108% | – | 1 | Guide |
| Basavanagudi | ₹16,550+62% | – | 1 | Guide |
| Indiranagar | ₹16,250+60% | – | 1 | Guide |
| Rajarajeshwari Nagar | ₹16,200+59% | – | 1 | Guide |
| Cooke Town | ₹14,900+46% | – | 1 | Guide |
| Mathikere | ₹13,400+32% | – | 1 | Guide |
| Hosur Road | ₹13,300+31% | – | 1 | Guide |
| Magadi Road | ₹12,950+27% | – | 1 | Guide |
| Kogilu | ₹11,100+9% | – | 1 | Guide |
| Sanjay Nagar | ₹10,950+8% | – | 1 | Guide |
| Kadubeesanahalli | ₹10,800+6% | – | 1 | Guide |
| JP Nagar | ₹10,800+6% | – | 1 | Guide |
| Kammanahalli | ₹10,100-1% | – | 1 | Guide |
| Kudlu Gate | ₹10,000-2% | – | 1 | Guide |
| Huttanahalli | ₹9,750-4% | – | 1 | Guide |
| Binnypet | ₹8,050-21% | – | 1 | Guide |
| KR Puram | ₹7,500-27% | – | 1 | Guide |
| Vidyaranyapura | ₹7,150-30% | – | 1 | Guide |
| Harlur | ₹6,950-32% | – | 1 | Guide |
| Tumkur Road | ₹6,750-34% | – | 1 | Guide |
| Hoodi | ₹6,600-35% | – | 1 | Guide |
| Gottigere | ₹6,500-36% | – | 1 | Guide |
| Singasandra | ₹6,350-38% | – | 1 | Guide |
| Electronic City | ₹6,000-41% | – | 1 | Guide |
% shows how each locality compares with the Bengaluru median.
Flat prices in Bengaluru by BHK
| Configuration | Typical size | Price range | Typical price |
|---|---|---|---|
| 1 BHK | 643 sq ft | ₹26.83 L – ₹1.46 Cr | ₹46 L |
| 2 BHK | 1,137 sq ft | ₹46.29 L – ₹2.57 Cr | ₹95.19 L |
| 3 BHK | 1,630 sq ft | ₹60.40 L – ₹6.86 Cr | ₹1.50 Cr |
| 4 BHK | 2,907 sq ft | ₹1.30 Cr – ₹16 Cr | ₹2.99 Cr |
Costliest localities
- Begur₹14,450
- Bannerghatta Road₹14,350
- Thanisandra₹13,000
- Yelahanka₹12,900
- Attibele₹12,500
Most affordable localities
- Jalahalli₹5,900
- Hennur Road₹6,750
- Kanakapura Road₹7,250
- Budigere₹7,500
- Hosahalli₹8,400
Bengaluru price trend
We started recording Bengaluru's rate in Sept 2026. A month-by-month trend appears here as new readings are added each month.
How these rates are worked out
Each project's rate is the median of its listed unit prices divided by the unit sizes the developer publishes. The locality and city figure is the median across projects, so one very expensive or very cheap project does not pull the number around. Figures are indicative, rounded to the nearest ₹50 and refreshed as prices change; the reading for September 2026 is saved so the trend builds up month by month.
Developers quote sizes differently: some give carpet area, others super built-up area, so a rate here can differ from what a sales office quotes. They are asking prices from new-project price sheets, not registered sale prices or the government circle rate. Always confirm the current price sheet and the circle rate before you book.
FAQs on property rates in Bengaluru
What is the average property rate in Bengaluru?
Based on 110 new projects listed on IndiProp, the median rate in Bengaluru is about ₹10,200 per sq ft as of September 2026. Project rates range from roughly ₹5,000 to ₹21,200 per sq ft.
Which is the most expensive locality in Bengaluru?
Among localities with listed projects, Begur has the highest median rate at about ₹14,450 per sq ft, followed by Bannerghatta Road (₹14,350) and Thanisandra (₹13,000).
Where can I find affordable flats in Bengaluru?
The lowest median rates are in Jalahalli (₹5,900 per sq ft), Hennur Road (₹6,750 per sq ft), Kanakapura Road (₹7,250 per sq ft). Lower rates usually mean newer or outer areas, so check connectivity and possession timelines as well as price.
What is the price of a 2 BHK flat in Bengaluru?
2 BHK homes in new projects in Bengaluru are listed between ₹46.29 L and ₹2.57 Cr, with a typical price of about ₹95.19 L for around 1,137 sq ft.
What is the price of a 3 BHK flat in Bengaluru?
3 BHK homes are listed between ₹60.40 L and ₹6.86 Cr, and a typical one costs about ₹1.50 Cr for around 1,630 sq ft.
Are these the same as the circle rate in Bengaluru?
No. These are asking prices from developers' price sheets for new projects. The circle rate (also called guideline value or ready reckoner rate) is the minimum value set by the state government for stamp duty, and it is usually lower than market prices.