Bengaluru realty, explained
The news that actually moves property prices — and exactly what it means for you as a buyer or investor. Every figure is sourced and linked.
Q3 2026: Bengaluru sells ~16,670 homes, up 12% — while launches race ahead
Anarock's July–September numbers put Bengaluru second only to Mumbai, with prices up 8% a year. Knight Frank's nine-month data shows the same story: steady demand, faster supply.
- 01Q3 2026: Bengaluru sells ~16,670 homes, up 12% — while launches race ahead
- 02Pink Line's Bannerghatta Road stretch is about to open — what it means for south Bengaluru homes
- 03Karnataka doubled the property registration fee to 2% — here's what it adds to your bill
- 04e-Aasthi 2.0 is live and B-khata owners finally have a path to A-khata — until December 2027
- 05Repo rate steady at 5.25%: home loans are the cheapest in years — lock in the benefit
- 06Bengaluru leased 14.1 million sq ft of offices in H1 2026 — and GCCs took 60%
Know what moved the market — and why.
Every figure linked to its source.
The news that actually moves Bengaluru property prices — explained, with what it means for you as a buyer.
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Registration fee doubled to 2%: on a ₹1.5 Cr home that's ₹1.5 L more at registration.
Market dataOct 2026Q3 2026: Bengaluru sells ~16,670 homes, up 12% — while launches race ahead
Anarock's July–September numbers put Bengaluru second only to Mumbai, with prices up 8% a year. Knight Frank's nine-month data shows the same story: steady demand, faster supply.
Metro & infraOct 2026Pink Line's Bannerghatta Road stretch is about to open — what it means for south Bengaluru homes
Six elevated stations from Kalena Agrahara to Tavarekere await final safety clearance, with BMRCL targeting the second week of October 2026.
Policy & lawIn force since Aug 2025Karnataka doubled the property registration fee to 2% — here's what it adds to your bill
The first increase since 2003 took effect on 31 August 2025. On a ₹1.5 Cr home it means ₹1.5 lakh more at registration.
Policy & lawSept 2026e-Aasthi 2.0 is live and B-khata owners finally have a path to A-khata — until December 2027
The Greater Bengaluru Authority upgraded its e-khata portal on 21 September 2026, weeks after the state opened a formal B-to-A khata conversion window.
MoneyAug 2026Repo rate steady at 5.25%: home loans are the cheapest in years — lock in the benefit
After 125 bps of cuts in 2025, the RBI held rates through 2026's policy meetings. Here's what it means for your EMI and how to make sure your bank passes it on.
Offices & jobsH1 2026Bengaluru leased 14.1 million sq ft of offices in H1 2026 — and GCCs took 60%
Global Capability Centres are the engine of the city's housing demand. ORR, Whitefield and Sarjapur lead, and office rents are climbing.
Market dataQ2 2026PropEquity: Bengaluru was India's largest housing market in Q2 2026 with 21,516 sales
A 47% annual jump made Bengaluru the top city in PropEquity's nine-city tracker. Anarock flagged South Bengaluru as the only zone growing both quarter-on-quarter and year-on-year.
Market dataH1 2026Bengaluru's average home price crossed ₹10,000/sq ft — and the ₹1–3 Cr segment is booming
Reports through 2026 show double-digit price growth, a 58% jump in ₹1–3 Cr sales and ₹31,216 Cr of ₹2–5 Cr homes sold in six months. Affordability is now the question.
Metro & infra2026 updateBlue Line: ORR metro targeted for 2027, airport metro for 2028 — where to buy ahead of it
The 58-km Silk Board–KR Puram–Airport line will transform the ORR tech belt and the northern airport corridor. Here's the timeline and the station map that matters.
Metro & infraAug 2026Yellow Line's first year: 3.8 crore journeys and a new life for Electronic City
Ridership has grown to about 1.5 lakh a day since the RV Road–Bommasandra line opened in August 2025. What it's done for E-City's housing market.
Metro & infraAug 2026Suburban rail reality check: none of it is running yet, and full service may be 2029–30
Mallige line is about 30% built and Kanaka line about 10% after L&T's exit. Why buyers shouldn't pay for suburban-rail promises yet.
Metro & infraJun 2026Peripheral Ring Road finally moves: first package tendered, 83% of phase-1 land acquired
The 74-km Bengaluru Business Corridor from Tumkur Road to Hosur Road is a ₹27,000 Cr, 2029–30 project. Here's which areas it could reshape.
Metro & infraMay 2026Hebbal–Silk Board tunnel road: lowest bid ₹22,267 Cr, 24–28% above estimate — decision pending
The 16.7-km twin-tunnel road promises a 35-minute north–south drive. Here's why it's stuck, and what buyers along the route should (and shouldn't) assume.
Metro & infraSept 2026Bengaluru's second airport: still no site — so don't buy land on rumours
Kanakapura Road, Kunigal Road near Nelamangala and new Harohalli parcels are all in the conversation. A deeper feasibility study is under way.
Policy & law2026Guidance value revision 2026: announced at 12–30%, but not yet notified — how it hits stamp duty
Stamp duty is charged on the higher of guidance value and agreement value. A notified hike would raise costs even if the price you agree doesn't change.
Investing2026Rents up 8–15% in a year: Bengaluru now has India's highest rental yields
Sarjapur Road and Whitefield lead rent growth as return-to-office policies bite. Tenants want caps; investors see the best yields in the country.
InvestingSummer 2026Water is Bengaluru's #1 buyer regret — the 2026 numbers and a 7-point checklist
Cauvery covers roughly 60–65% of the built-up city. BWSSB held back 300 MLD for summer 2026, and tanker prices still spike every March–May.
Policy & law2026K-RERA ordered ₹1,081 Cr for buyers — only about ₹110 Cr has reached them
Karnataka's real estate regulator keeps ruling for homebuyers, but recovery stalls. What this means for how you choose a builder.
InvestingFY26₹10 Cr+ homes: Bengaluru posts the fastest growth in the south, up 52% in FY26
128 ultra-luxury homes worth ₹1,957 Cr changed hands in Bengaluru in FY26, per India Sotheby's International Realty and CRE Matrix. Rajanukunte is the surprise micro-market.
Investing2026North Bengaluru plots: the airport corridor boom, in numbers — and the checks most buyers skip
Gated plotted communities near Devanahalli and Doddaballapur are launching at ₹90 L–₹1.1 Cr+ for 1,200–2,400 sq ft. Here's how to tell a good layout from a risky one.
Policy & law2026BBMP is gone: what the Greater Bengaluru Authority and its five corporations mean for owners
Five city corporations now run Bengaluru under the GBA. Your khata stays valid — but who you pay, and where you complain, has changed.
Buyer guides
Sarjapur 2026 — Why the ORR-connect story is more fragile than the WhatsApp forwards think
STRR + Wipro-line extension + Sarjapur-Attibele arterials converge in 2026-28. But the water table is telling a quieter story.
PolicyRERA Karnataka — Five things sophisticated buyers still miss in 2026
The Karnataka RERA portal has quietly become the sharpest buyer weapon. Almost no one uses it correctly.
AnalysisThe Bengaluru water map — Cauvery, borewell, tanker: which corridor is drying up
A 2026 corridor-by-corridor read on Bengaluru's water reality. Not politics — physics.
PlaybookKhata A vs Khata B — The 2026 read that every buyer keeps getting wrong
The A-vs-B distinction shifted materially between 2021 and 2026. Here's what still holds, and what doesn't.
DataAlphaScore methodology — the 15 pillars, what each one weighs, and why
A transparent look at how AlphaDesk arrives at the buyer-side verdict for a Bengaluru property.
AnalysisResale vs primary in Bengaluru 2026 — the honest tradeoff sheet
Every buyer eventually asks: fresh apartment or five-year-old resale? Here's the framing we use on advisor calls.
Market NoteFebruary 2026 · Bengaluru market roundup
Corridor rates, RERA filings this month, and what the movement is really telling us.
ProductAlphaScore v2 · what changed and why
We tightened three of the 15 pillars and added a hard water-tier gate. Here's the reasoning.
Policy WatchCauvery Phase 5 · what it means for the north-Bengaluru buyer
Phase 5 promises Cauvery reach to 55 lakh more residents. The buyer-side read is more nuanced.