October 2026 buyer’s briefing: five changes that affect a Bengaluru home purchase

If you are shortlisting a home in Bengaluru this month, five things moved recently. None of them should decide a purchase on its own, but each changes a number in your plan — the EMI, the all-in cost, the commute or the paperwork. Here they are in order of how much money they can move.

1. Loans: the repo rate is 5.50%

The RBI raised the repo rate by 0.25 point on 7 October 2026 and moved to “calibrated tightening”. On an ₹80 lakh, 20-year floating loan, a 0.25-point rise adds about ₹1,250 a month, or roughly a year to the tenure if the EMI is kept the same. Test your budget at today’s rate plus up to one point. (Full analysis: RBI raises the repo rate to 5.50%.)

2. Taxes at registration: plan for 2% registration fee and the right guidance value

Karnataka’s registration fee has been 2% of the property value since 31 August 2025, on top of stamp duty, cess and surcharge. Guidance values were revised upward in parts of Bengaluru earlier in 2026, and reports conflict on whether a further April 2026 revision has been gazetted; some sub-registrars are said to apply different tables. The table that applies is generally the one in force on the registration date. Check the current value for your exact property on the Kaveri portal before you fix the price.

3. Metro: the Pink Line’s BG Road stretch is awaiting its opening date

The elevated Kalena Agrahara–Tavarekere section completed its safety inspection on 8 October, but had not opened by 21 October and BMRCL had not announced a date; reports point to late October or November. If a seller is charging a “metro premium” on Bannerghatta Road, measure the walk from the tower gate to the station and compare recent resale prices — not brochure promises.

4. NRI sellers: TDS can be paid with your PAN

From 1 October 2026, resident individual and HUF buyers purchasing from an NRI can deduct and deposit TDS using their PAN instead of obtaining a TAN. The rates and the obligation are unchanged, and TDS still applies to the full sale price unless the seller has a lower-deduction certificate.

5. Property records: e-Khata and new GBA charges

Nearly 12 lakh e-Khatas have been issued, and property tax bills now show a small software charge. The charge is minor; checking that the e-Khata, owner name and tax record match the sale deed is not.

Your one-page action list

• Recalculate the EMI and the all-in cost with today’s rate and the 2% registration fee.
• Check the guidance value for the exact property on Kaveri before agreeing the price.
• Walk the metro distance yourself; don’t pay for a station that isn’t open.
• Buying from an NRI? Fix the TDS amount and process in the sale agreement.
• Verify the e-Khata and tax record against the sale deed before any token.