New Launch - India Real Estate Report 2026.

bengaluru

City price index

332.14 | 5 year

Avg. Rate

₹ 11,437/sq. ft

District Health Score

55.19/100

Bangalore (officially Bengaluru), India's Silicon Valley, is the undisputed epicentre of the country's technology and innovation ecosystem. Home to global giants like Infosys, Wipro, and hundreds of multinational corporations, the city has consistently driven one of India's most dynamic real estate markets. The eastern and southeastern corridors — anchored by Whitefield, Electronic City, and Sarjapur Road — have witnessed explosive residential and commercial development over the past two decades, while north Bangalore around Manyata Tech Park and Hebbal flyover is rapidly reshaping demand. Iconic landmarks such as Cubbon Park, the majestic Vidhana Soudha (the state legislature), UB City mall, and Lalbagh Botanical Garden define the city's urban identity. The Namma Metro Phase 2 expansion is accelerating property appreciation along corridors like Yelahanka, Bannerghatta Road, and Outer Ring Road. Bangalore's pleasant year-round climate, world-class institutions such as IIM Bangalore and IISc, a thriving restaurant and arts scene, and cosmopolitan culture continue to attract talent and capital from across India and globally, making it one of Asia's most investable real estate markets.

💻 Startup Capital of India🌳 Garden City🔬 ISRO & HAL Headquarters🚀 India's Silicon Valley

Population

12.77 M

Area

741 km²

Literacy

88.48 %

Talukas

Sex Ratio

916/1000

Schemes

Schools

106

Weather

33.76

Pulse Modules

Neighbourhood Insights by

The Good

World-class IT corridor — Whitefield, Electronic City, Outer Ring Road — home to thousands of global tech companies and startups

India's startup capital with the highest density of funded startups, unicorns, and venture capital activity outside the US

Pleasant year-round climate (18–28°C) owing to high altitude of 920m, making it India's most livable large city by weather

Rapidly expanding Namma Metro network now covering over 73km, with Phase 3 under construction to add another 44km

Exceptional social infrastructure — Apollo, Manipal, Fortis hospitals; IISc, IIM, NLSIU among top institutions nationally

Property values appreciated ~310% over 15 years (2011–2025), driven by sustained IT sector demand

Thriving restaurant, pub, and cultural scene — Indiranagar, Koramangala, Jayanagar ranked among India's best neighbourhoods

The Bad

Severe traffic congestion — Outer Ring Road, Silk Board junction, and Marathahalli among India's worst bottlenecks

Chronic water scarcity — many peripheral localities depend entirely on expensive private tankers; Cauvery allocation remains contested

Widespread potholed roads and poor last-mile connectivity in rapidly developing areas like Sarjapur Road and Kanakapura Road

Uneven infrastructure — civic services, drainage, and road quality deteriorate sharply beyond BBMP core jurisdiction

Flooding in low-lying areas like Bellandur, Whitefield, and Marathahalli during heavy monsoon due to encroached lakes

Highest cost of living among South Indian cities — premium neighbourhoods command rent and property prices comparable to Mumbai suburbs

Aurum Price Index for Bengaluru

1BHK2BHK3BHKAll

Normalized to 100 · Oct 2020 baseline

Timeline

Aurum Price Index is based on 10 parameters:

Property Listing Trends

(12%)

RERA Inventory & Sales Velocity

(13%)

IGR Transaction Data

(15%)

Rental Yield

(10%)

Pollution & Environment

(08%)

Infrastructure & Connectivity

(13%)

Social Infrastructure

(08%)

Crimes & Safety

(08%)

Political Stability

(06%)

Corruption & ease of doing business

(07%)

Rates and Trends

Upper PriceAverage PriceLower Price

Timeline

Average Rate

₹ 11,437/sq. ft

Average Price Range

₹ 10,650 – 12,100

Trend (5Y)

▲ 132.7%

Neighbourhoods in Bengaluru

Mahalakshmi Layout

Mahalakshmi Layout, also known as Mahalakshmipura, is a well-established residential neighborhood in the northwestern part of Bengaluru, falling under the Bengaluru North Zone of Bangalore Urban district. Developed over the past few decades, it has evolved into one of the city’s densely populated and sought-after residential hubs, offering a balanced mix of affordability and urban convenience. The locality is surrounded by prominent neighborhoods such as Yeshwanthpura, Basaveshwaranagara, and Rajajinagara, contributing to its strategic importance within the city’s residential landscape. Known for its matured infrastructure, Mahalakshmi Layout boasts a wide array of civic amenities, including parks, schools, hospitals, and commercial centers that cater to the daily needs of its residents. The presence of institutions like The Orchids The International School and proximity to Sanjeevini Multi Specialty Hospital enhance its appeal for families. With several housing societies and office spaces coming up, the area reflects a blend of residential stability and emerging commercial activity. Connectivity is a major strength of Mahalakshmi Layout, with Tumkur Road serving as the primary arterial route linking it to central and outer parts of Bengaluru. The Mahalakshmi Layout Metro Station on the Green Line provides seamless access to key business districts, while the Kempegowda International Airport lies approximately 33.8 km away. With an average 2BHK property priced at ₹1.93 crore and a per sq ft rate of ₹15,822, the locality offers relatively competitive real estate value in a well-connected urban setting.

Avg. Rate

₹ 4,765/sq. ft

Locality Rating

7.8/10

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4th Block

4th Block in Jayanagar is a well-established residential neighborhood located in the southern part of Bengaluru, falling under the Bengaluru South Zone with the PIN code 560041. Developed as part of the original Jayanagar township in the 1950s, this block has retained its charm with tree-lined avenues and a mix of independent homes and low-rise apartments. Over the decades, it has evolved into a sought-after address due to its central location and proximity to key commercial and civic hubs. The area is primarily residential but benefits from excellent access to essential amenities including schools, hospitals, markets, and parks, making it ideal for families and professionals. Real estate in 4th Block consists mostly of older apartments and renovated independent houses, with limited new developments, reflecting its mature urban character. Property demand remains steady due to its reputation for safety and community living. Connectivity is a major strength, with Jayanagar 4th T Block Road linking to major arteries like Kanakapura Road and Bannerghatta Road. The area is well-served by BMTC buses and is within walking distance of the Purple Line metro stations, enhancing its appeal for daily commuters. Despite rising urban density, the block maintains a relatively peaceful environment compared to busier commercial zones.

Avg. Rate

₹ 4,688/sq. ft

Locality Rating

7.4/10

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Chandapura

Chandapura is a rapidly developing suburban locality in the southern part of Bengaluru, situated in the Bengaluru Urban District of Karnataka. Governed by a Town Municipal Council, it lies along the Bangalore-Chennai Highway (NH-44) and serves as a key residential node for professionals working in nearby industrial and IT zones. The area has witnessed significant real estate growth due to its strategic location, offering a mix of independent houses, villas, and mid-rise apartments catering to middle- and upper-middle-income groups. Known for its vibrant Saturday vegetable market, Chandapura offers essential retail and daily needs within close reach, while also providing easy access to major commercial hubs like Electronic City, Jigani Industrial Area, and Bommasandra Industrial Estate. Its proximity to employment centers makes it a preferred rental destination, especially among IT and manufacturing sector employees seeking affordable housing options with good connectivity. The locality benefits from improving infrastructure, with key roads such as Hosur Road, Chandapura-Anekal Road, and Chandapura-Dommasandra Road ensuring smooth intra-city movement. Although still evolving in terms of civic amenities, Chandapura is well-connected to prominent landmarks like Lalbagh Botanical Garden, Bangalore Palace, and Bannerghatta Biological Park, enhancing its appeal as a liveable suburb on the southern fringes of Bengaluru.

Avg. Rate

₹ 3,201/sq. ft

Locality Rating

6.1/10

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2nd Stage

2nd Stage is a well-established residential and semi-industrial locality situated within the Peenya area of Bengaluru East Zone, bearing the PIN code 560058. Historically evolving as a support settlement for workers in the adjacent Peenya Industrial Area, it has gradually transformed into a densely populated neighborhood offering affordable housing options. The area is part of the larger Peenya township, known for its mix of residential layouts and proximity to industrial employment hubs. Connectivity in 2nd Stage is robust, with easy access to major roads like the Outer Ring Road (ORR) and Tumakuru Road, enabling swift commutes to central Bengaluru, IT hubs like Manyata Tech Park, and the Bangalore International Airport. The locality is surrounded by key neighborhoods such as Rajagopala Nagar, Maruthi Nagar, and Peenya 1st Stage, enhancing its integration within the city’s urban fabric. While primarily residential, the area hosts small-scale commercial establishments catering to daily needs. Real estate in 2nd Stage remains largely composed of independent homes, budget apartments, and housing colonies, with limited new developments. Though average price per sqft and 2BHK rates are not widely documented due to low project-based inventory, demand persists from middle-income groups and tenants seeking affordability near industrial zones. The absence of large-scale projects keeps the market organic, driven by individual property transactions rather than developer activity.

Avg. Rate

₹ 4,431/sq. ft

Locality Rating

4.1/10

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2nd Cross Road

2nd Cross Road is a well-established residential locality situated in the Domlur area of Bengaluru East Zone, known for its strategic location and proximity to major tech hubs. It falls under the PIN code 560071 and forms part of the larger Domlur housing ecosystem, which includes several planned layouts and independent villa clusters. The area has evolved over decades from a quiet residential pocket into a sought-after neighborhood due to rapid urbanization and infrastructure development in eastern Bengaluru. Characterized by a mix of independent homes, rental apartments, and growing real estate interest, 2nd Cross Road offers easy access to key employment centers like Indiranagar, Koramangala, and the IT corridor along Old Airport Road. While large-scale residential projects are currently limited, the demand for housing remains steady due to excellent connectivity and nearby amenities. The locality benefits from its integration within the BBMP’s Domlur layout planning, ensuring regulated development and civic services. Residents enjoy close proximity to major transport arteries, educational institutions, healthcare facilities, and commercial hubs. Though not a high-density project zone, 2nd Cross Road appeals to professionals and families seeking a balanced lifestyle with access to urban conveniences without being at the city's core. Its location within one of Bengaluru’s most dynamic growth corridors continues to bolster its residential appeal.

Avg. Rate

₹ 4,001/sq. ft

Locality Rating

4/10

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Frequently Asked Questions

The information provided on this page is collated from publicly available resources. PropTech Pulse does not guarantee the accuracy, completeness, or authority of this data and shall not be held liable for any discrepancies. For queries or further assistance, please contact us at pulse@aurumproptech.in

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bengaluru

Pulse Modules

Neighbourhood Insights by

The Good

The Bad

Aurum Price Index for Bengaluru

Aurum Price Index is based on 10 parameters:

Rates and Trends

Neighbourhoods in Bengaluru

Mahalakshmi Layout

4th Block

Chandapura

2nd Stage

2nd Cross Road

Real Estate Toolkit

Frequently Asked Questions

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