Property rates · Kolkata
Kolkata property rates: prices, trends and forecast
Thinking of buying in Kolkata? Here is what a square foot costs today, how fast prices have grown since 2020, what is happening in the market right now, and where rates could be by 2030. Plain numbers, no sales pitch.
By Akansha Singh, Property Nivesh Team ·Reviewed by Rakesh Mahajan ·Published ·Updated ·Rates checked monthly The short answer
- ✓ Property in Kolkata costs about ₹7,500 per sq ft on average (2025), the 11th highest of the 15 Indian cities we track.
- ✓ Prices are up 42% since 2020, or about 7% a year.
- ✓ The official trend is still up: NHB's index for Kolkata rose 6.9% in the year to Q2 2026.
- ✓ EM Bypass is the priciest of the 5 areas on this page at ₹8,600 per sq ft; Joka grew fastest (+60% since 2020).
- ✓ Rents return about 3.6% a year: roughly ₹30,000 a month on a ₹1 crore home.
- ✓ Our base-case forecast for 2030: about ₹10,100 per sq ft (range ₹8,700–₹10,100). A projection, not advice.
Property rates in Kolkata today
The average asking price in Kolkata is ₹7,500 per sq ft. That makes it the 11th most expensive of the 15 Indian cities on our tracker. Five years ago, in 2020, the same average was about ₹5,280 per sq ft.
Average rate (2025)
₹7,500 /sq ft
Growth since 2020
+42% (7% a year)
Rental yield
3.6%
Kolkata property rates by year
Our tracker has the Kolkata city average for 2020 and 2025. The chart shows both, then our forecast to 2030 as striped bars (thin lines mark the low and high cases). For a year-by-year picture, see the 5 localities below.
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Property price trends in Kolkata: is the market still rising?
NHB's house price index for Kolkata was 6.9% higher in Q2 2026 than a year earlier, against 7.0% for its 50-city composite. Over the last 8 quarters the yearly rise ranged from 5.3% to 9.6%, above the 50-city figure in 6 of 8 quarters.
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NHB RESIDEX measures the values banks and housing finance companies put on homes they lend against, smoothed over four quarters. A gap is a quarter NHB did not print the figure. NHB RESIDEX is a registered trademark of the National Housing Bank.
By our estimates, rates rose in 2025 in 4 of the 5 localities on this page. Joka rose the most (5.8%), while New Town fell 1.3%.
Real estate market trends in Kolkata
Prices are only one part of the story. Here is what the other numbers we follow say about the Kolkata market.
- Prices: the average asking rate is up 42% since 2020 on our tracker, about 7% a year.
- Official index: NHB's house price index for Kolkata was 6.9% higher in Q2 2026 than a year earlier, against 7.0% for its 50-city composite.
- Rents: a gross rental yield of about 3.6%, so rent covers only a small part of the price each year. Most buyers here are paying for future value or for a home to live in.
Kolkata localities at a glance
Here is how the 5 localities compare. Tap a name to jump to its chart. Most of these areas cost less than the Kolkata average of ₹7,500 per sq ft. That average covers every project and listing we track across the city, so it also takes in dearer areas.
| Locality | 2025 rate | Since 2020 | Per year | In 2025 | Rental yield | 2030 base case |
|---|---|---|---|---|---|---|
| EM Bypass | ₹8,600 | +25% | +4.5% | +4.9% | 3% | ₹11,300 |
| New Town | ₹7,350 | +50% | +8.4% | −1.3% | 4% | ₹8,600 |
| Rajarhat | ₹5,750 | +32% | +5.7% | +2.7% | — | ₹7,200 |
| Joka | ₹5,450 | +60% | +9.9% | +5.8% | 5% | ₹7,300 |
| Madhyamgram | ₹4,550 | +52% | +8.7% | +5.8% | 6% | ₹6,100 |
Rates are average asking prices per sq ft (our estimates). "Per year" is the average yearly rise from 2020 to 2025. Rental yield is a year's rent as a share of the price, before costs.
New Town is measured on super built-up area and EM Bypass, Rajarhat, Joka and Madhyamgram on built-up area. Super built-up area adds a share of the common areas, so the same flat shows a lower rate per sq ft on it. Keep that in mind when you compare them.
EM Bypass property rates
EM Bypass costs about ₹8,600 per sq ft on average, the highest of the 5 localities here. It has gone from ₹6,900 in 2020 to ₹8,600 in 2025: up 25%. It rose 4.9% in 2025.
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| Year | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026* |
|---|---|---|---|---|---|---|---|
| Rate per sq ft | ₹6,900 | ₹7,000 | ₹7,250 | ₹7,700 | ₹8,200 | ₹8,600 | ₹8,950 |
| Change | — | +1.4% | +3.6% | +6.2% | +6.5% | +4.9% | +4.1% |
What you should know about EM Bypass
- The area: EM Bypass is the main road along Kolkata's eastern side, lined with premium and mid-segment housing. It is one of the costliest housing markets in the city.
- Why prices moved: The New Garia-Airport (Orange Line) metro already runs from Kavi Subhash past Ruby More, and trial runs from Chingrighata to Sector V were due to start on 10 October 2026. Rents have risen faster than prices: from the end of 2021 to the end of 2024, rents rose about half and prices about a fifth.
- What to watch: Prices here have grown more slowly than in cheaper areas such as Joka.
- Who it suits: Buyers with a bigger budget who want an established east-side address with metro access.
- Rent: about 3% a year. A ₹1 crore home here would rent for roughly ₹25,000 a month.
- Outlook: our base case for 2030 is ₹11,300 per sq ft (range ₹9,900–₹11,500).
About these figures: Property Nivesh estimates for apartments, per sq ft of built-up area. Our team compiled them from public listing data and market reports for each year and rounded them to the nearest ₹50. 2026* is the year so far.
New Town property rates
New Town costs about ₹7,350 per sq ft on average, the second-highest of the 5 localities here. It has gone from ₹4,900 in 2020 to ₹7,350 in 2025: up 50%. It fell 1.3% in 2025.
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| Year | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|
| Rate per sq ft | ₹4,900 | ₹5,050 | ₹5,700 | ₹6,900 | ₹7,450 | ₹7,350 |
| Change | — | +3.1% | +12.9% | +21.1% | +8.0% | −1.3% |
What you should know about New Town
- The area: New Town is an IT-led housing hub in east Kolkata, next to Rajarhat and Salt Lake Sector V. Most homes for sale are flats, with some plots and builder floors.
- Why prices moved: IT and ITeS companies in New Town and Salt Lake Sector V keep creating jobs nearby. About 7,700 new homes were launched here from 2019 to mid-2024.
- What to watch: Asking prices dipped slightly in 2025, after strong gains in 2022 and 2023.
- Who it suits: IT professionals and families who want a newer gated flat close to work.
- Rent: about 4% a year. A ₹1 crore home here would rent for roughly ₹33,300 a month.
- Outlook: our base case for 2030 is ₹8,600 per sq ft (range ₹7,900–₹9,900).
About these figures: Property Nivesh estimates for apartments, per sq ft of super built-up area. Our team compiled them from public listing data and market reports for each year and rounded them to the nearest ₹50.
Rajarhat property rates
Rajarhat costs about ₹5,750 per sq ft on average, the third-highest of the 5 localities here. It has gone from ₹4,350 in 2020 to ₹5,750 in 2025: up 32%. It rose 2.7% in 2025.
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| Year | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026* |
|---|---|---|---|---|---|---|---|
| Rate per sq ft | ₹4,350 | ₹4,450 | ₹4,600 | ₹5,200 | ₹5,600 | ₹5,750 | ₹6,050 |
| Change | — | +2.3% | +3.4% | +13.0% | +7.7% | +2.7% | +5.2% |
What you should know about Rajarhat
- The area: Rajarhat is a fast-growing housing area on Kolkata's eastern edge, next to New Town. More new homes were launched here from 2019 to mid-2024 than in any other part of Kolkata, about 11,600.
- Why prices moved: Jobs in the IT and service hubs of New Town and Salt Lake Sector V keep demand from working professionals strong. Buyers are active: Rajarhat led Kolkata's home registrations in August 2025, with 519 deals.
- What to watch: The New Garia-Airport (Orange Line) metro. Trial runs to Sector V were due to start on 10 October 2026, with passenger service aimed for Christmas 2026.
- Who it suits: People working in New Town or Sector V who want a new flat for less than New Town prices.
- Outlook: our base case for 2030 is ₹7,200 per sq ft (range ₹6,500–₹7,700).
About these figures: Property Nivesh estimates for apartments, per sq ft of built-up area. Our team compiled them from public listing data and market reports for each year and rounded them to the nearest ₹50. 2026* is the year so far.
Joka property rates
Joka costs about ₹5,450 per sq ft on average, the fourth-highest of the 5 localities here. It has gone from ₹3,400 in 2020 to ₹5,450 in 2025: up 60%. It also rose the most in 2025, by 5.8%.
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| Year | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026* |
|---|---|---|---|---|---|---|---|
| Rate per sq ft | ₹3,400 | ₹3,500 | ₹3,650 | ₹4,300 | ₹5,150 | ₹5,450 | ₹5,750 |
| Change | — | +2.9% | +4.3% | +17.8% | +19.8% | +5.8% | +5.5% |
What you should know about Joka
- The area: Joka is on Kolkata's south-western edge, where the Purple Line metro starts. It is one of the city's cheaper areas for new flats, and prices there have risen fast.
- Why prices moved: The 6.5 km Joka-Taratala metro stretch, with six stations including Behala Chowrasta, opened at the end of December 2022. Prices climbed quickly in the year after the metro opened, by about 18% in 2023.
- What to watch: In July 2025 the Purple Line ran only from Joka to Majerhat. Tunnelling towards Park Street was expected to finish by the end of 2026.
- Who it suits: First-time and mid-budget buyers who want a new flat in south Kolkata at a lower price.
- Rent: about 5% a year. A ₹1 crore home here would rent for roughly ₹41,700 a month.
- Outlook: our base case for 2030 is ₹7,300 per sq ft (range ₹6,300–₹7,300).
About these figures: Property Nivesh estimates for apartments, per sq ft of built-up area. Our team compiled them from public listing data and market reports for each year and rounded them to the nearest ₹50. 2026* is the year so far.
Madhyamgram property rates
Madhyamgram costs about ₹4,550 per sq ft on average, the most affordable of the 5 localities here. It has gone from ₹3,000 in 2020 to ₹4,550 in 2025: up 52%. It rose 5.8% in 2025.
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| Year | 2020 | 2021 | 2022 | 2024 | 2025 | 2026* |
|---|---|---|---|---|---|---|
| Rate per sq ft | ₹3,000 | ₹3,050 | ₹3,150 | ₹4,300 | ₹4,550 | ₹4,800 |
| Change | — | +1.7% | +3.3% | — | +5.8% | +5.5% |
What you should know about Madhyamgram
- The area: Madhyamgram is a suburb in North Kolkata, on the airport-Barasat side of the city. Homes there are a mix of flats, builder floors, houses and plots.
- Why prices moved: It is one of the cheaper areas of Kolkata for a new flat. Prices picked up in 2024, rising quarter after quarter through the first nine months.
- What to watch: The Yellow Line metro reached the airport in August 2025, but its Airport-Barasat stretch through Madhyamgram was still being re-planned that month.
- Who it suits: Budget buyers and families who want a flat or builder floor in the north.
- Rent: about 6% a year. A ₹1 crore home here would rent for roughly ₹50,000 a month.
- Outlook: our base case for 2030 is ₹6,100 per sq ft (range ₹5,300–₹6,100).
About these figures: Property Nivesh estimates for apartments, per sq ft of built-up area. Our team compiled them from public listing data and market reports for each year and rounded them to the nearest ₹50. There is no figure for 2023: we leave a year blank rather than guess. 2026* is the year so far.
Kolkata property price forecast, 2026–2030
Short answer: probably up, at a steadier pace. Our base case puts the Kolkata average near ₹10,100 per sq ft by 2030, a rise of about 35% from today. Here is the full picture.
| Year | Low case | Base case | High case | Base-case growth |
|---|---|---|---|---|
| 2025 (actual) | — | ₹7,500 | — | — |
| 2026 | ₹7,700 | ₹8,000 | ₹8,000 | +6.2% |
| 2027 | ₹8,000 | ₹8,400 | ₹8,500 | +6.1% |
| 2028 | ₹8,200 | ₹9,000 | ₹9,000 | +6.1% |
| 2029 | ₹8,500 | ₹9,500 | ₹9,500 | +6.1% |
| 2030 | ₹8,700 | ₹10,100 | ₹10,100 | +6.1% |
Kolkata average rate per sq ft. Forecast values rounded to the nearest ₹100.
| Locality | 2025 rate | 2030 low | 2030 base case | 2030 high |
|---|---|---|---|---|
| EM Bypass | ₹8,600 | ₹9,900 | ₹11,300 | ₹11,500 |
| New Town | ₹7,350 | ₹7,900 | ₹8,600 | ₹9,900 |
| Rajarhat | ₹5,750 | ₹6,500 | ₹7,200 | ₹7,700 |
| Joka | ₹5,450 | ₹6,300 | ₹7,300 | ₹7,300 |
| Madhyamgram | ₹4,550 | ₹5,300 | ₹6,100 | ₹6,100 |
How we worked out the forecast
We kept it simple on purpose, so you can check it yourself. It rests on two numbers:
- A starting pace. For the Kolkata forecast that is the average yearly change in NHB's index for Kolkata over the last four quarters (6.2%). We use it because our tracker has the Kolkata average for 2020 and 2025, not for every year in between. Each locality starts from its own latest yearly rise.
- A long-run pace. We use 6.1% a year: the average yearly rise in NHB RESIDEX, the National Housing Bank's index of home values in 50 cities, over the 8 quarters from Q3 2024 to Q2 2026, as printed in NHB's press releases.
- Base case: growth starts at the starting pace and moves in equal steps towards the long-run pace, reaching it in year five. Fast markets tend to cool and slow ones tend to catch up.
- Low case: half the base-case growth each year. Think of a slower market or a few flat years.
- High case: the faster of the two paces, held for all five years.
That is all there is to it. The model does not know about interest rates, new supply, policy changes or a slowdown. Any of those can move prices well outside this range.
Please read before you use the forecast
- The forecast is based on our research and past rates only. It is an estimate, not a prediction you can rely on.
- It is not investment, financial, legal or tax advice, and it is not a recommendation to buy, sell or hold any property.
- Past growth does not guarantee future growth. Property prices can fall as well as rise.
- Rates are averages. A single project, tower or flat can be priced very differently.
- Talk to a qualified adviser and do your own checks (RERA registration, title, the builder's track record) before you decide.
How we get these rates
- What the numbers are: the Kolkata city average is the average asking price per sq ft across the projects and listings our team tracks. The locality figures are Property Nivesh estimates: our team compiled them from public listing data and market reports for each year, then rounded them to the nearest ₹50. A year without a reliable figure is left blank, never guessed. None of these are registered sale prices or government circle rates.
- One number per year: the Kolkata figures are our city average for 2020 and 2025; each locality below has a figure for every year we could pin down.
- Checked every month: we review the rates monthly. Once the current year has checks, its bar shows the average so far and is marked with a star (*). It firms up as the months come in. The starred locality figures are part-year estimates for the same reason.
- Who checks: the Property Nivesh Team writes these pages, and our editor reviews them before they go live. See our editorial policy and methodology.
- Sources: Property Nivesh price tracker and project pages; Property Nivesh estimates compiled from public listing data and market reports (locality figures); National Housing Bank, NHB RESIDEX press releases. NHB RESIDEX is a registered trademark of the National Housing Bank.
Questions people ask about Kolkata property rates
What are property rates in Kolkata right now? ＋
About ₹7,500 per sq ft on average (the city average on our tracker, 2025). Rates vary a lot by area: from ₹4,550 per sq ft in Madhyamgram to ₹8,600 per sq ft on EM Bypass.
How much have property prices grown in Kolkata? ＋
Up 42% from 2020 to 2025 on our tracker, which works out to about 7% a year. Joka grew fastest of the areas on this page, by 60%.
Are property prices in Kolkata still rising in 2026? ＋
Yes, by the official measure. NHB's index for Kolkata was 6.9% higher in Q2 2026 than a year earlier. The pace is below the national 50-city figure (7.0%).
What is the property price forecast for Kolkata? ＋
Our base case puts the Kolkata average near ₹10,100 per sq ft by 2030, within a range of ₹8,700 to ₹10,100. It is a simple projection from past rates and the national trend, not a promise and not investment advice. The method is explained on this page.
Which area of Kolkata has the highest property rates? ＋
Of the 5 areas on this page, EM Bypass is the priciest, at about ₹8,600 per sq ft in 2025. New Town comes next at ₹7,350 per sq ft, and Madhyamgram is the most affordable at ₹4,550 per sq ft.
Is Kolkata a good place to invest in property? ＋
We don't give investment advice, but here are the numbers that matter. Prices grew about 7% a year from 2020 to 2025, and rents return about 3.6% of the price a year before costs. Compare those with what your money earns elsewhere, check the project's RERA registration and the builder's record, and plan for prices to move slower than they did recently.
What is the rental yield in Kolkata? ＋
About 3.6% a year before costs. In plain terms, a ₹1 crore home in Kolkata would rent for roughly ₹30,000 a month.
How often are these rates updated? ＋
We check them every month. When a year's checks come in, that year's bar shows the average so far, and the figure firms up as the months pass. The rates were last reviewed on 13 October 2026.
Property rates in other cities
- Chennai property rates · ₹9,200 per sq ft
- Mumbai property rates · ₹32,000 per sq ft
- Bengaluru property rates · ₹12,800 per sq ft
- Hyderabad property rates · ₹9,800 per sq ft
- Lucknow property rates · ₹5,200 per sq ft
- All cities: property rates in India
More on Kolkata
Disclaimer: all figures are indicative and for general information. Property Nivesh is an independent research platform, not a broker or an agent for any developer. Rates, forecasts and project prices change, so confirm the current price with the developer and check RERA records before you pay anything.