3BHK Apartment Price in Chennai 2026: A Cost Guide for Families

A 1,500 sq ft 3BHK costs about ₹96.8 lakh in Tambaram and ₹2.25 crore in Anna Nagar at our 2025 per sq ft estimates. OMR comes in near ₹1.06 crore, Porur near ₹1.28 crore and Velachery at ₹1.44 crore. Government charges come on top, and so does GST if the tower isn't finished.

Builder price lists give a second view. The ones we checked start at ₹89 lakh for a 1,406 sq ft 3BHK at Melakottaiyur, south of the city. They reach ₹2.13 crore for a large three-bathroom layout in Perambur. Those totals include charges beyond the base rate, which we unpack below.

This guide is written for families. It weighs bedroom space, the school run, metro access and flood history next to the price tag. If two bedrooms will do, our 2BHK price guide covers the smaller format.

Chennai 3BHKs fall into three rough bands. Compact ones fit three bedrooms into about 1,130 sq ft. Standard ones run from about 1,400 to 1,950 sq ft, and layouts with a third bathroom reach 1,935 to 2,139 sq ft. These are listed sizes, which in Chennai almost always means super built-up.

Super built-up adds your share of lobbies, lifts, stairs and the club to the flat itself. For furniture, what counts is carpet area, the usable floor inside your walls. RERA, the 2016 law that regulates builders, makes them state it. A consultancy study reported by PTI put Chennai's average loading, the extra over carpet, at 36% in early 2025. Divide a listed size by 1.36 for a rough carpet figure.

TN RERA, the state's registering office, holds the real carpet numbers. At Appaswamy Altezza on OMR, 3BHKs in one block have 90.83 to 121.39 sq m of carpet, about 978 to 1,307 sq ft. In its taller Stratos block they run 127.20 to 148.55 sq m, about 1,369 to 1,599 sq ft, with two covered car parks each. Ask for room-by-room sizes too, since two flats with equal carpet can divide it very differently.

Not always. Across the three developer price lists we checked, the 3BHK base rate beat the 2BHK rate in one project and trailed it in another. Once every charge is in, though, the price per sq ft usually fell as the flats got bigger.

The last two columns are our arithmetic: the starting price divided by the size. Mercury's 3BHK, for instance, is ₹1.58 crore for 1,679 sq ft, or ₹9,410 per sq ft. Its 3BHK base rate is about 3.1% below its 2BHK rate. Primrose charges about 7.9% more per sq ft for 3BHKs, and Mercury's three-bathroom 3BHK costs 5.6% more.

The all-in figures are clearer. At Mercury, the 3BHK gives 41% more space than the 2BHK for 33% more money, ₹1.58 crore against ₹1.19 crore. Suncity's Phase II matches that, at 1,530 sq ft for ₹96 lakh against 1,085 sq ft for ₹72 lakh. Part of the extras seems to be charged per flat rather than per sq ft, so it weighs less on a bigger home.

Primrose goes the other way, with 36.5% more space for 42% more money, because its 3BHK base rate is higher. So compare the all-in price per sq ft of carpet, project by project. Our locality estimates don't split prices by flat size, so we can't measure this gap across a whole area.

Price is one filter. The commute, the school run and the monsoon record are the others. This table prices two common 3BHK sizes at our 2025 estimates, all on super built-up area, from cheapest to dearest.

The chart shows how far our per sq ft estimate for each locality rose between 2020 and 2025.

New 3BHK projects we found asked more than these averages. Near Sholinganallur, asking rates ran about ₹9,000 to ₹10,600 per sq ft against our ₹7,550. In Velachery they ran about ₹8,700 to ₹11,000, against our ₹9,600.

Anna Nagar

A planned, settled area in north-west Chennai. Its metro station, Anna Nagar Tower, is on the line from Chennai Central to St Thomas Mount. Much of what's for sale is ready flats and independent floors rather than new towers, and it's the dearest of our six. Watch for traffic on 2nd Avenue and patchy summer water in Anna Nagar West.

Velachery

An established South Chennai area on the MRTS suburban line. Since March 2026 that line has carried on to St Thomas Mount and the Metro's Blue Line. The drawback is water: Velachery and its surroundings were heavily waterlogged in Cyclone Michaung in December 2023. Ask about the building's flood record before you look at floor plans.

Porur

West Chennai's newest metro stop. The Poonamallee to Vadapalani stretch opened on 11 October 2026 with stations at Porur Junction and Porur Bypass, as our Porur metro report explains. Sri Ramachandra Institute of Higher Education and Research is in Porur, and DLF Cybercity is within 5 km. Locals complain of poor water quality and of roads that go under after a downpour.

OMR and Sholinganallur

The IT corridor, where many parents can work close to home. Metro Phase II lines are planned along OMR and through Sholinganallur, but none run yet. Many blocks rely on water tankers, and Sholinganallur Junction jams at peak hours, which matters on a school run.

Tambaram

The budget pick of our six, on GST Road with one of the city's busiest railway stations and the MEPZ special economic zone nearby. Parts of west Tambaram were waterlogged in December 2023. Plots outnumber flats here, so the choice of 3BHKs is thinner.

Outside our six, Adyar asks about ₹16,500 to ₹17,250 per sq ft in our research. That's ₹2.48 crore to ₹2.59 crore for 1,500 sq ft, with IIT Madras and Anna University close by. We don't rate schools, so shortlist yours first and drive the route at 8 am. A relief network's report in December 2023 even put Anna Nagar among the worst-hit areas. Judge the street and the building, not the locality's name.

Asking rents we found for 3BHKs in 2026 were about ₹24,000 to ₹56,500 a month in Velachery and ₹35,000 to ₹60,000 in Anna Nagar. Sholinganallur ran ₹25,000 to ₹65,000 and Porur ₹20,000 to ₹51,500. Furnishing, the society and the exact block explain most of the spread.

The return on a family-size flat is modest. Let a 1,500 sq ft Anna Nagar 3BHK worth ₹2.25 crore at ₹50,000 a month, and it earns ₹6 lakh a year. That's a gross yield of about 2.7%. In Sholinganallur, ₹1.13 crore let at ₹35,000 a month gives about 3.7%.

Our own yield readings put OMR at 6%, Sholinganallur at 5%, and Anna Nagar and Porur at 3%. Deposits for family flats are steep: Anna Nagar 3BHK listings asked ₹2 lakh to ₹3 lakh up front. If you're still deciding whether to own, our buy vs rent calculator sets the two side by side.

Take a 1,500 sq ft 3BHK in Porur at our ₹8,500 estimate, which is ₹1.275 crore. Here's what goes on top if you buy it new before completion, or as a resale flat:

The stamp duty gap comes from Tamil Nadu's composite value rule. A flat sold for the first time by its builder, from December 2023 on, is valued as land and building together. Duty is 4% on a value up to ₹50 lakh, 5% between ₹50 lakh and ₹3 crore, and 7% beyond. A resale flat pays 7%. The registration fee has been 2% since April 2023, though some guides still print the old 4%.

Duty is charged on the deed price or the government's value, whichever is higher. We don't reproduce guideline values, but you can look up the street rate on TNREGINET, the Registration Department's portal. The 1% fee cut for women stops at a ₹10 lakh value, so no Chennai 3BHK we priced qualifies.

Two running costs grow with a bigger flat. Maintenance is usually set per sq ft, about ₹2 to ₹5 a month in our research. On 1,800 sq ft at ₹5, that's ₹9,000 a month. Once a flat's bill passes ₹7,500 a month, 18% GST applies to all of it, if the association's yearly turnover is over ₹20 lakh.

Parking matters more with two cars. Under the RERA Act, an open parking bay belongs to the common areas and can't be sold to you; an enclosed garage is another matter. In the Altezza filing pages we checked, 3BHKs in the Stratos block came with two covered car parks each and 2BHKs in Parco with one. Ask what you get and whether it's priced separately.

Under RBI rules, banks can lend up to 75% of the price on homes above ₹75 lakh. Stamp duty and fees can't be counted in that price. Try our home loan EMI calculator and stamp duty calculator for your own numbers.

1. Measure the rooms, not just the flat. Get the RERA carpet area and every bedroom's size from the floor plan. A third bedroom that won't take a bed and a desk changes the value of the whole flat.
2. Look up the flood record. Search news from December 2015 and December 2023 for the street, and ask whether the stilt car park took water. Near Pallikaranai marsh, read our Pallikaranai buffer zone report first.
3. Time the commute and the school run. Drive both at peak hour on a weekday. A nearby metro station helps only if the walk to it works with children.
4. Confirm possession and certificates. For a new flat, check the completion date on the TN RERA site; Casagrand Suncity's Phase II, for example, shows 28 February 2029. A ready flat needs its completion certificate, issued by CMDA (the Chennai Metropolitan Development Authority) or by the local body.
5. Check the water in summer. Ask neighbours how the block gets water in May and what tankers cost. OMR, Sholinganallur and Anna Nagar West all have documented supply problems.

For locality trends, see our Chennai property rates. Families with bigger budgets can compare luxury apartments in Chennai.