2BHK Apartment Price in Chennai 2026: Costs by Locality and Size

At our 2025 estimates, a 1,000 sq ft 2BHK in Chennai costs about ₹64.5 lakh in Tambaram, ₹70.5 lakh on OMR and ₹1.5 crore in Anna Nagar. That's before stamp duty, the registration fee and any GST. Most 2BHKs we found were listed at 850 to 1,350 sq ft, so real budgets spread wider still.

Our figures are Property Nivesh estimates per sq ft of super built-up area, the size most Chennai sellers quote. They're built from asking prices, so a final deal can close lower. We hold 2025 figures for six localities, and 2026 figures aren't in yet.

For a city benchmark, our tracker puts the Chennai average at ₹9,200 per sq ft. At that rate, a 1,000 sq ft 2BHK comes to ₹92 lakh. The rest of this guide shows where a 2BHK sits above or below that, and what gets added at the registrar's desk.

The same flat can be quoted at three sizes, and mixing them up is the most common pricing mistake. Carpet area is the floor you can actually use inside your walls. RERA, the Real Estate Regulatory Authority set up under a 2016 central law, makes builders state it. TN RERA is the Tamil Nadu office that registers projects.

Built-up area adds the walls and your balcony. Super built-up area, also called saleable area, then adds your share of lobbies, lifts, staircases and the clubhouse. The gap between super built-up and carpet is called loading.

A property consultancy's study, reported by PTI in June 2025, put Chennai's average loading at 36% in early 2025, up from 30% in 2019. So a flat with 800 sq ft of carpet is sold as about 1,088 sq ft (800 x 1.36). Seen the other way, OMR's ₹7,050 super built-up rate is about ₹9,588 per sq ft of carpet.

Real filings fit this pattern. TN RERA's carpet-area statement for Appaswamy Altezza on OMR lists 2BHKs of 74.84 to 81.51 sq m. That's about 806 to 877 sq ft of carpet, with one car park per flat in the pages we checked. The loading rule is only a guide, so always ask for the registered carpet area of your own flat.

The table multiplies our 2025 estimate for each locality by two common 2BHK sizes, all on super built-up area. It's simple arithmetic, so treat it as a starting point. A new tower with a big club will usually ask more, and an older block often less.

The chart sets our 2025 per sq ft estimate for the six localities beside the city average.

Anna Nagar costs more than twice Tambaram per sq ft. It's a planned, settled area in north-west Chennai with its own metro station. Tambaram is a southern suburb on GST Road where plots outnumber flats, so our figure there rests on fewer apartment listings.

Other localities in our research

Outside our six, we found only rough asking-price figures, and sources didn't agree. Read these per sq ft ranges as approximate, with the cost of a 1,000 sq ft 2BHK after each:

• Pallikaranai: about ₹7,500 to ₹8,500, so ₹75 lakh to ₹85 lakh.
• Medavakkam: about ₹6,000 to ₹8,000, so ₹60 lakh to ₹80 lakh.
• Kelambakkam: about ₹5,500 to ₹7,000, so ₹55 lakh to ₹70 lakh.
• Guduvanchery: about ₹5,000 to ₹6,500, so ₹50 lakh to ₹65 lakh.
• Adyar: about ₹16,500 to ₹17,250, so ₹1.65 crore to ₹1.73 crore.

New and resale 2BHKs are priced in different ways, so compare the full bill rather than the headline rate. New projects quote a base rate per sq ft, then add other charges. Resale flats usually come as one negotiated price, with no GST.

Here's what three developers' price lists show for their 2BHKs, set against simple size times base rate:

In Primrose and Mercury, the listed price runs about 23% to 34% above size times base rate. The lists don't break that gap down, so ask for a full cost sheet before comparing projects. Lines to look for are car parking, the corpus fund, electricity and water deposits, and GST.

Resale is a different deal. Most homes on offer in Porur are resale flats and independent houses, and Anna Nagar has plenty of ready flats. Resale 2BHKs we found in Anna Nagar asked about ₹1 crore to ₹2.3 crore, roughly ₹12,500 to ₹17,250 per sq ft. With a ready flat, you can check the water supply and the building's upkeep before paying. Our guide to under-construction vs ready-to-move homes covers the trade-offs.

Every locality we track is dearer than in 2020. Porur rose the most, 46.6%, from ₹5,800 to ₹8,500 per sq ft between 2020 and 2025. Sholinganallur rose the least, 28%, from ₹5,900 to ₹7,550.

In 2BHK terms, a 1,000 sq ft flat in Porur went from about ₹58 lakh to ₹85 lakh over those five years. The same flat in Anna Nagar went from ₹1.04 crore to ₹1.5 crore, and on OMR from ₹51 lakh to ₹70.5 lakh.

The climb wasn't smooth. OMR, Anna Nagar, Porur and Tambaram all dipped in 2021, OMR and Tambaram slipped again in 2023, and Sholinganallur eased in 2024. We hold no 2024 figure for Velachery, Porur or Tambaram, so their jump to 2025 covers two years.

Official data points the same way. NHB RESIDEX is the National Housing Bank's house price index. It showed Chennai prices up 6.7% to 10.8% year on year in each of the eight quarters we hold. The latest, for the second quarter of 2026, was the highest of them at 10.8%.

Gross rental yield is a year's rent as a share of the price, before maintenance, empty months and tax. Our figures run from 2% in Velachery to 6% on OMR, against a city average of 3.3%. They swing a lot between readings, so treat them as rough.

The implied rent is price times yield, divided by 12. On OMR, ₹70.5 lakh times 6% is ₹4.23 lakh a year, about ₹35,250 a month. In Velachery, the asking rents we found point to about 3.1% to 3.75%, above our 2% reading. For most areas, plan on roughly 3% to 5% gross.

Tenants pay big advances here. Several 2BHK listings we checked asked for ₹1 lakh up front, plus monthly maintenance. Try your own figures in our rental yield calculator.

Tamil Nadu charges stamp duty and a registration fee on the higher of the deed price and the government's value. The registration fee on a sale deed has been 2% since 1 April 2023, when a state notification cut it from 4%. Some older guides still quote 4%, so check which rate a quote uses.

Stamp duty depends on new or resale. Since 1 December 2023, a builder's first sale of a flat goes through one sale deed on its composite value, meaning land and building together. The government fixes that value street by street, per sq ft of super built-up area.

So an ₹80 lakh flat bought before completion carries about ₹9.6 lakh in duty, fee and GST. The same price on a resale flat carries ₹7.2 lakh. The 1% GST rate applies only when the carpet area is 60 sq m (646 sq ft) or less and the price is ₹45 lakh or less.

Ask about parking separately. Under the RERA Act, open parking is a common area, while a covered garage can be sold. TN RERA statements list the car parks allotted to each flat, so match yours to that list. Expect a one-time corpus fund at handover too.

Women buyers get a 1% cut in the registration fee, but only on property worth up to ₹10 lakh, which rules out almost every Chennai flat. We don't reproduce guideline values, the government's minimum rates for land. You can look up your street on TNREGINET, the TN Registration Department's portal, by sub-registrar office and village. Our stamp duty calculator gives a quick first figure.

1. Get the carpet area in writing. Ask for the TN RERA carpet area of the exact flat and divide the price by it. A low super built-up rate can hide a high loading.
2. Check the registration and certificates. Search the project on the TN RERA site for its registration and completion date. For a ready flat, ask for the completion certificate from CMDA, the Chennai Metropolitan Development Authority, or the local body. Our RERA checklist covers the rest.
3. Ask for the full cost sheet. The price lists above run a quarter to a third over size times base rate, and they don't say why. Get the car park, corpus fund, deposits and GST itemised.
4. Walk the street after rain. Areas around Velachery were heavily waterlogged during Cyclone Michaung in December 2023, and Porur residents report streets that flood in heavy rain. Ask the residents' association what happened in 2015 and 2023.
5. Check water and traffic. Many OMR blocks rely on tankers, and Sholinganallur Junction is a known bottleneck. Ask how the building gets water in May, not just in the wet months.

For wider prices, see our Chennai property rates. If your family needs more room, our 3BHK apartment price guide covers the same localities. Thinking of land instead? Read 100 gaj (83.6 sq m) plot prices in Chennai, or see luxury apartments in Chennai for the top end.