Bengaluru Property Price Report — Q3 2026

Summary

Bengaluru is the fastest-rising big city in NHB’s official data. Its index was 21.5% higher in Apr–Jun 2026 than a year earlier, three times the 50-city figure. It had the fastest rise of the major cities NHB names in all 8 quarters we cover.

Our own tracker puts the city average at ₹12,800 per sq ft, up 84% in five years. Whitefield, the IT hub we track in detail, went from ₹6,800 to ₹11,500 per sq ft between 2021 and 2025. Builders are adding supply fast: 521 new projects were registered with K-RERA in 2025, the most in five years.

This report uses only data we hold: our tracker, our 14 priced Bengaluru project pages, NHB’s press releases and K-RERA lists. Nothing here is a forecast.

How much does property cost in Bengaluru?

The average asking price of a home in Bengaluru is ₹12,800 per sq ft on our price tracker, as of October 2026. Bengaluru is the 4th most expensive of the 15 Indian cities on our price tracker, behind Mumbai, Gurgaon and Goa. Whitefield, the locality we track in detail, averages ₹11,500 per sq ft, a little below the city average.

• Five-year change: 84% on our tracker.
• Rental yield: 3.8% a year, before costs.
• What ₹1 crore rents for: about ₹31,700 a month.

These are asking prices across the projects and listings we follow. They are not registered sale prices.

Bengaluru property price trend, 2021–2025

On our tracker, Whitefield went from ₹6,800 per sq ft in 2021 to ₹11,500 in 2025, a rise of 69%.

The chart also shows Bengaluru projects on our pages with three or more years of prices. Both are in Whitefield, and both rose with the locality.

Flat prices in Bengaluru by size: 2 BHK, 3 BHK, 4 BHK

How much does a flat cost in Bengaluru? Here is what our project pages list, by number of bedrooms.

Two-bedroom (2 BHK) flats start from ₹86 lakh, and the middle (median) starting price across 4 listings is ₹92 lakh. Three-bedroom (3 BHK) flats start from ₹1.5 crore, and the middle (median) starting price across 5 listings is ₹1.67 crore. Four-bedroom (4 BHK) flats are listed from ₹2.81 crore to ₹3.2 crore (2 listings).

Our Bengaluru listings come from Prestige, Brigade and Sobha projects, many in large townships, so they may not reflect every part of the city.

New and ongoing projects in Bengaluru: starting prices

Our Bengaluru pages list prices for 14 residential projects. The lowest starting price is ₹79 lakh, at Brigade Sanctuary. The highest is ₹3.7 crore, at Prestige Raintree Park. The middle (median) starting price is ₹1.33 crore.

• Projects starting under ₹1 crore: 5.
• Projects starting under ₹2 crore: 10.
• Projects starting at ₹5 crore or more: 0.

The developers with priced projects on our pages include Brigade Group, Sobha Limited and Prestige Group. The tables at the end give each project’s price range, location and possession date. Our priced Bengaluru pages are projects by Brigade Group, Sobha Limited and Prestige Group.

What official data says about Bengaluru house prices

The National Housing Bank (NHB) tracks house prices in 50 cities, using the values banks put on homes they lend against. Bengaluru is one of the major cities it names every quarter.

NHB’s house price index for Bengaluru was 21.5% higher in Apr–Jun 2026 than a year earlier. Its 50-city composite rose 7.0%. From Q3 2024 to Q2 2026, Bengaluru’s annual rise ranged from 9.1% to 21.5%, and it was above the 50-city figure in all 8.

NHB’s index and our tracker measure different things. NHB uses lenders’ valuations, smoothed over four quarters. Our tracker uses asking prices.

New supply: RERA project registrations in Bengaluru

Every new project must be registered with the state’s Real Estate Regulatory Authority (RERA) before it is sold. The count of new registrations shows how much new supply is coming.

Across Bengaluru Urban district and Bengaluru Rural district, builders registered 521 new projects with K-RERA in 2025, against 288 in 2021 (+81%). The busiest year in this window was 2025, with 521.

Bengaluru Urban accounted for 78% of the new projects in 2025; Bengaluru Rural, around the airport and Devanahalli, for the rest.

Our Bengaluru Infrastructure Impact Report charts these registrations beside the city’s metro and road projects.

Buying in Bengaluru: how to use these numbers

Use this report to see price levels and direction, not to value one home.

• Compare like with like. Check whether a price per square foot is on carpet, built-up or super area before you compare.
• Check the RERA registration. Every project you consider should be registered, with a possession date on record.
• Look at the locality, not just the city. Whitefield, the Outer Ring Road and North Bengaluru near the airport all sell at different prices.
• Ask for the all-in price. Starting prices usually leave out parking, club charges, GST on under-construction homes, stamp duty and registration.
• Think about rent too. At a 3.8% gross yield, rent covers only part of a home loan EMI.

This report does not forecast prices or recommend buying or selling any property.

Methodology

Property Nivesh price tracker. Average asking price per square foot for each city and locality we track, a yearly history (the last five years shown), the change in that average over five years, and the gross rental yield (a year’s rent as a share of the price). Averages come from the projects and listings we follow; they are asking prices, not registered sale prices.

Project pages. Starting prices, price ranges, prices per square foot and flat configurations as listed on our project pages, which record what the developer published or what the reports cited on each page say. Flat sizes are counted only where a configuration is one size (2 BHK, not “2 & 3 BHK”); villas, plots, penthouses and duplexes are left out of the flat tables. A median is the middle value: half the listings start below it and half above.

NHB RESIDEX. The city figures the National Housing Bank prints in its national RESIDEX press releases (HPI @ Assessment Prices, built from the values banks and housing finance companies put on homes they lend against, in 50 cities), reproduced as printed with acknowledgement under NHB’s website copyright policy. We do not use NHB’s RESIDEX portal series, which needs NHB’s written permission. NHB RESIDEX is a registered trademark of National Housing Bank.

RERA. New real-estate projects registered with the state RERA authority, counted from its registered-project lists by registration date. Bengaluru Urban and Bengaluru Rural districts, complete calendar years.

Editions. Updated every quarter at this address; each edition is kept as a PDF. This edition uses the tracker as of October 2026 and NHB releases from Q3 2024 to Q2 2026.

How we collect, check and publish research data: Property Nivesh research methodology.