Bengaluru rates, per sq ft carpet.
Pin = market rate, ₹/sq ft carpet. Click a pin to load it into the land-cost calculator.
| Micro-market | Market ₹/sq ft | Reckoner | Premium | Rent ₹/sq ft/mo | Yield · typical |
|---|---|---|---|---|---|
| Central · 3 | |||||
| CBD – MG Rd / Lavelle Rd Central business district | ₹28,110 | ₹13,550 | +107.5% (+2% vs city line) | ₹56.2 | 2.4% 2 BHK ₹53,400/mo |
| Indiranagar – Koramangala Prime residential | ₹18,640 | ₹9,560 | +95% (-1.3% vs city line) | ₹41.9 | 2.7% 2 BHK ₹39,800/mo |
| Rajajinagar – Malleshwaram Prime residential | ₹16,320 | ₹8,530 | +91.3% (-1.9% vs city line) | ₹36.7 | 2.7% 2 BHK ₹34,900/mo |
| South · 5 | |||||
| JP Nagar – Jayanagar Prime residential | ₹15,680 | ₹8,010 | +95.8% (+1.2% vs city line) | ₹35.3 | 2.7% 2 BHK ₹33,500/mo |
| Bannerghatta Rd Established mid-market | ₹9,130 | ₹5,060 | +80.4% (+0.6% vs city line) | ₹23.6 | 3.1% 2 BHK ₹22,400/mo |
| Kanakapura Rd Growth suburb | ₹8,210 | ₹4,690 | +75.1% (-0.7% vs city line) | ₹23.3 | 3.41% 2 BHK ₹22,100/mo |
| Electronic City Growth suburb | ₹7,220 | ₹4,120 | +75.2% (+2.8% vs city line) | ₹20.5 | 3.41% 2 BHK ₹19,500/mo |
| Hosur Rd – Attibele Peripheral / emerging | ₹5,460 | ₹3,270 | +67% (+5.6% vs city line) | ₹16.8 | 3.69% 2 BHK ₹16,000/mo |
| North · 3 | |||||
| Hebbal – North Bengaluru Established mid-market | ₹11,530 | ₹6,330 | +82.1% (-2.6% vs city line) | ₹29.8 | 3.1% 2 BHK ₹28,300/mo |
| Thanisandra – Hennur Established mid-market | ₹9,430 | ₹5,220 | +80.7% (+0.1% vs city line) | ₹24.4 | 3.1% 2 BHK ₹23,200/mo |
| Yelahanka – Devanahalli Peripheral / emerging | ₹6,170 | ₹3,680 | +67.7% (+1.7% vs city line) | ₹19 | 3.7% 2 BHK ₹18,000/mo |
| East · 5 | |||||
| Bellandur – Marathahalli Established mid-market | ₹11,380 | ₹6,330 | +79.8% (-3.9% vs city line) | ₹29.4 | 3.1% 2 BHK ₹27,900/mo |
| Whitefield Established mid-market | ₹10,400 | ₹5,780 | +79.9% (-2.3% vs city line) | ₹26.9 | 3.1% 2 BHK ₹25,600/mo |
| Sarjapur Rd Established mid-market | ₹9,710 | ₹5,390 | +80.1% (-0.8% vs city line) | ₹25.1 | 3.1% 2 BHK ₹23,800/mo |
| KR Puram – Old Madras Rd Growth suburb | ₹8,420 | ₹4,860 | +73.3% (-2.5% vs city line) | ₹23.9 | 3.41% 2 BHK ₹22,700/mo |
| Varthur – Gunjur Growth suburb | ₹8,050 | ₹4,580 | +75.8% (+0.3% vs city line) | ₹22.8 | 3.4% 2 BHK ₹21,700/mo |
| West · 2 | |||||
| Mysore Rd – Kengeri Peripheral / emerging | ₹6,490 | ₹3,860 | +68.1% (+0.5% vs city line) | ₹20 | 3.7% 2 BHK ₹19,000/mo |
| Tumkur Rd – Nelamangala Peripheral / emerging | ₹5,260 | ₹3,090 | +70.2% (+10.1% vs city line) | ₹16.2 | 3.7% 2 BHK ₹15,400/mo |
Land cost calculator — acquisition, stamp duty & TDR
Type a plot size; we apply the micro-market land rate, the state's stamp-duty rule (charged on the higher of market and reckoner value) and the local TDR pricing convention.
Acquisition (market)
₹39.68 cr
₹9,110/sq ft × 43,560 sq ft
Stamp duty + registration
₹2.62 cr
5.6% + 1% on ₹39.68 cr
Total outlay
₹42.30 cr
₹4,856 per buildable sq ft @ FSI 2
Karnataka: 5% + 10% cess & 2% surcharge on duty (≈5.6%) + 1% registration. TDR/DRC certificates actively traded in Bengaluru. Indicative — confirm with the sub-registrar's current schedule.
Vidura market brief
Bengaluru's residential market trades well above Kaveri Online guidance values across every micro-market, with premiums ranging from roughly 67% in outer corridors to over 107% in the CBD, reflecting a citywide gap between reckoner rates and transacted prices that has widened alongside a seeded ~9% YoY appreciation trend. The steepest premiums sit in MG Road/Lavelle Road (107.5%), Indiranagar-Koramangala (95%), and JP Nagar-Jayanagar (95.8%)—established core zones where scarce inventory and matured social infrastructure sustain pricing well beyond statutory benchmarks. For land acquisition and asset monetisation, this means core-city parcels will command compensation and resettlement costs far exceeding circle-rate assumptions, squeezing PPP viability unless structured around outer corridors like Electronic City, Sarjapur Road, or Yelahanka-Devanahalli, where premiums moderate to 67-80% and guidance values track market more closely, offering better land-cost predictability for annuity-based or hybrid-annuity infrastructure models. Guidance value revisions are likely to follow market catch-up as Bengaluru's IT-linked demand sustains momentum into 2026.
Generated 2026-09-06 from the engine's current numbers and recent headlines · refreshed weekly
5-year trend — city average, residential
Lime = engine's city average sale · sky = rent ₹/sq ft/month · dashed blue = YoY % · amber dots = credible prints (CRE Matrix / PropEquity / Knight Frank / IGR headlines, team deals) — 0 so far · 5Y sale +26.1% · rent +25.8%
- rent
- value
- yoy
Reckoner ↔ market correlation
market ≈ −₹1,953.4 + 2.1789 × reckoner · R² 0.998 · n = 18 micro-markets
Points above the line are micro-markets where the market has run further ahead of the government rate — expect higher land-acquisition cost and stamp-duty arbitrage; points below signal reckoner catch-up risk.
Recent public signals
Indicative desk estimates calibrated to government reckoner/circle rates and public signals; not a valuation. Refined daily and by team corrections. Reckoner source: Kaveri Online — Guidance Value. Unit: ₹ per sq ft carpet (land: ₹ per sq ft of plot).