Locality intelligence · Bengaluru
Bengaluru's original tech suburb, re-energised by the Purple Line metro and a deep employment base at ITPL and EPIP zone.
🗓Published·Updated·Prices as of our 2025 research·Edited by Rakesh Mahajan
Avg price
₹11,500/sq ft
Yield
4%
5-yr growth
+88%
1-yr change
+6.5%
Yes, Whitefield is a good place to invest if what you want is rent that arrives every month and growth that does not keep you up at night. On our tracking it yields 4.0% gross, the best of any locality we cover outside Goa’s holiday-rental market, at an average of ₹11,500 per sq ft, which is actually below the Bengaluru city average. Prices rose from ₹6,100 in 2020, about 13.5% a year compounded. It will not double your money in three years. It will keep a tenant in your flat, and that is rarer than it sounds.
PropertyNivesh Research Desk · Edited by Rakesh Mahajan
Trend
At a glance
Average price
₹11,500/sq ft
1-year change
+6.5%
New launches (researched)
1
Under construction (researched)
1
Ready to move (researched)
1
RERA-registered (researched)
3
Projects tracked in Bengaluru
29
Gross rental yield
4%
Estimated from the average price and 4% gross yield. Actual rents vary by project, floor and furnishing.
This week
Area news · 29 Sept 2026, 9:32 am IST
Area news · 29 Sept 2026, 9:27 am IST
Area news · 29 Sept 2026, 8:47 am IST
Scores
Ground reality
On the map
Nearest places to the projects we research in Whitefield, with sourced distances.
News
Bengaluru residents have pushed for the Pink Line’s opening after long delays, and BMRCL is now planning to start the elevated stretch first. For buyers, owners and renters along the route, the key point is that any real estate benefit will depend on how quickly service actually begins and how usable the station access turns out to be.
An IIT-B-led assessment supports the Hebbal tunnel and elevated corridor plan, but IISc has raised serious questions about its assumptions. For property buyers and investors, the big point is still the same: this is a proposal, not an executed upgrade, so any price or rent upside depends on approvals, funding and delivery.
ET Realty reported that Arvind SmartSpaces will jointly develop a 2.5-acre housing project in Bengaluru. It is a project-stage update, so the main takeaway is possible future supply rather than an immediate price move.
The bottom line
Tech professionals for end-use and rental investors — vacancy risk is among the lowest in India.
Boring in the best way: deep demand, real yields, steady growth. The default Bengaluru recommendation.
Researched here
Illustrative Whitefield, Bengaluru · by Brigade Group
Launched Jan 2025
Price
₹95 L – ₹2.6 Cr
₹10,500/sq ft
Possession Dec 2029
Illustrative Whitefield, Bengaluru · by Prestige Group
Launched Apr 2014
Price
₹1.15 Cr – ₹4.5 Cr
₹9,800/sq ft
Possession Ready
Illustrative Whitefield, Bengaluru · by Sobha Limited
Launched Sep 2023
Price
₹1.6 Cr – ₹4.2 Cr
₹12,500/sq ft
Possession Mar 2028
Start with the rent, because that is the part of Whitefield most markets cannot match. A 4.0% gross yield means annual rent equal to 4% of what you paid, before maintenance and tax. Gurgaon’s luxury corridors sit around 2.8–3.1%. Worli is at 2.2%. At Whitefield’s average price, 4% works out to about ₹38 per sq ft per month, so a 1,500 sq ft flat worth roughly ₹1.73 crore rents for around ₹57,500 a month.
Behind that yield is an employment base that has been in place for decades: ITPL, the EPIP zone and the offices around them. Our research desk rates vacancy risk here among the lowest in India. Tenants are salaried tech workers who want to avoid the commute across the city, and there are a lot of them.
The flip side is growth. Whitefield’s 13.5% compounded rate since 2020 is respectable, and it matches the page’s headline figure of 88% over five years. But Kokapet in Hyderabad did 18%, and the Gurgaon corridors did 16–21%. If you need maximum appreciation, Whitefield is the wrong tool.
| Year | Avg ₹/sq ft | Yearly change |
|---|---|---|
| 2020 | ₹6,100 | — |
| 2021 | ₹6,800 | +11.5% |
| 2022 | ₹8,200 | +20.6% |
| 2023 | ₹9,600 | +17.1% |
| 2024 | ₹10,800 | +12.5% |
| 2025 | ₹11,500 | +6.5% |
The strongest stretch was 2022 and 2023, when yearly gains ran at 17–21%, followed by a return to single-digit growth. The 2025 gain of 6.5% is the kind of number a mature, owner-occupied market produces. For a rental investor that is fine: when you add a 4% yield to mid-single-digit capital growth, the total return is competitive with far more volatile corridors, and much easier to live with.
The three tech-driven premium localities we track outside NCR make a useful set, because they show how differently similar demand can price.
| Locality | Avg ₹/sq ft (2025) | Gross yield | CAGR 2020–25 | Price vs Whitefield in 2020 | Price vs Whitefield in 2025 |
|---|---|---|---|---|---|
| Whitefield, Bengaluru | ₹11,500 | 4.0% | 13.5% | 100% | 100% |
| Kokapet, Hyderabad | ₹11,000 | 3.4% | 18.0% | 79% | 96% |
| Baner, Pune | ₹12,500 | 3.6% | 10.5% | 125% | 109% |
Two shifts stand out. Kokapet has almost fully caught up with Whitefield on price, while still yielding less. And Baner’s premium over Whitefield has shrunk from 25% to 9%. Put simply, Whitefield in 2025 gives you nearly the same price per foot as Kokapet with a better rental return, and a lower price than Baner with a better return again. On yield-adjusted terms, it is the most attractive of the three.
Our system links three fully researched projects to Whitefield. Only one is inside Whitefield proper; the other two are on its edges, and that is worth knowing before you use them as price references.
| Prestige Lakeside Habitat | Sobha Neopolis | Brigade Citrine | |
|---|---|---|---|
| Location | Varthur Road, Whitefield | Panathur Road, off ORR | Budigere Cross, Old Madras Road |
| Status | Ready | Possession Mar 2028 | Possession Dec 2029 |
| ₹/sq ft | ₹9,800 | ₹12,500 | ₹10,500 |
| Entry ticket | ₹1.15 crore | ₹1.6 crore | ₹95 lakh |
| Rental yield | 4.2% | 3.9% | 4.0% |
| Developer on-time delivery | 80% (Prestige) | 90% (Sobha) | 85% (Brigade) |
Lakeside Habitat is the one that best represents the locality. It is a 102-acre township of more than 3,400 homes, delivered, with a deep resale market. At ₹9,800 per sq ft it trades about 15% below the Whitefield average, and yields 4.2%. Its own price history compounds at about 12% a year from 2021. Our research notes that the Varthur lake surroundings still need remediation. That is the discount, and for a rental investor it is a reasonable one to accept.
Neopolis is really an Outer Ring Road purchase that happens to be filed here, priced about 9% above Whitefield’s average. Citrine is the credible sub-₹1 crore entry from a top builder, in a pocket our analysts place four to five years behind Whitefield. It is also dense, at 94 units per acre, and the metro is about 9 km away on our file.
A tech professional working in ITPL or EPIP who wants to live within reach of the office. An NRI who wants a rental that looks after itself, bought ready in a large township where the next tenant is never far away. A parent buying a flat for a child starting a career in the city. Livability scores 82 on our index, so none of these buyers is compromising on daily life.
We would steer away buyers chasing a fast double, and buyers who think the next metro phase will do for Whitefield what the first one did. Our upcoming list includes further metro extension phases. They will help. Most of the metro story is already in the price.
Questions buyers ask
Whitefield averaged about ₹11,500 per sq ft in 2025 on our research desk’s data, up from ₹6,100 in 2020. That is slightly below the Bengaluru city average of ₹12,800. Ready township stock such as Prestige Lakeside Habitat on Varthur Road trades lower, around ₹9,800 per sq ft.
Yes. Whitefield has a gross rental yield of about 4.0% on our tracking, the highest of any Indian locality we cover outside Goa’s holiday-rental market. Demand comes from the ITPL and EPIP employment base, and our research rates its vacancy risk among the lowest in India. A 1,500 sq ft flat rents for roughly ₹57,500 a month.
On our yearly data, Whitefield prices rose from ₹6,100 per sq ft in 2020 to ₹11,500 in 2025, about 88% in total or 13.5% a year compounded. The biggest gains came in 2022 and 2023; growth slowed to 6.5% in 2025, typical of a mature end-user market.
Whitefield suits rental investors, with a 4.0% gross yield against Kokapet’s 3.4% at a similar price of about ₹11,000–11,500 per sq ft. Kokapet suits appreciation seekers: it grew about 18% a year from 2020 to 2025 against Whitefield’s 13.5%, but faces heavier new supply.
Yes, at the edges. Brigade Citrine at Budigere Cross on Old Madras Road starts at about ₹95 lakh for a 2 BHK, with possession due December 2029. Inside Whitefield at the ₹11,500 per sq ft average, ₹1 crore buys roughly 870 sq ft, typically a compact 2 BHK in resale.
Yes. Whitefield is on the Namma Metro Purple Line, according to our locality data, and further metro extension phases are listed as upcoming. The planned Peripheral Ring Road is also listed as upcoming, without a confirmed construction date. Airport access remains slow by road.
