February 2026 · Bengaluru market roundup
Corridor rates, RERA filings this month, and what the movement is really telling us.
AlphaDesk360 Research by DesiAcres Advisory Group · 27 February 2026 · 4 min read
The Bengaluru market entered February 2026 in an unusual place, mid-corridor rates held their line despite an eight-quarter unbroken stretch of new-launch supply. Here's the roundup.
Corridor rate movements (MoM)
| Sarjapur / Bellandur | +0.6 % · driven by mid-Sarjapur |
| Whitefield core | +1.1 % · resale demand |
| Devanahalli fringe | flat · absorbing new supply |
| Hebbal / Yelahanka | +0.9 % · schools + metro line story |
| HSR / Koramangala | +0.4 % · almost no inventory turnover |
| E-City / Kanakapura | flat / −0.2 % · rental yield play |
RERA filings this month
38 new phase-level filings on rera.karnataka.gov.in in February; heavy weight from Sarjapur Road (11) and Devanahalli fringe (9). Two large filings from mid-tier builders showed the phase-and-timeline pattern buyers should scrutinise on QPRs going forward.
What we're telling buyers
- Sarjapur mid-corridor: negotiation band widened; ask for 4-6 % off list where inventory age > 9 months.
- Whitefield resale: liquidity strong; premium builders can hold list; negotiate on unit-level premiums, not headline rate.
- Devanahalli: buy for horizon, not for 2026 catalyst. STRR and Cauvery Phase 5 are 2027-28 events.
- HSR / Koramangala: expect very few new launches; treat resale like scarce inventory it is.
Written by AlphaDesk360 Research at DesiAcres Advisory Group, a Bengaluru buyer-side property advisory. General information, not legal or investment advice.
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