Costs, paperwork, loans and neighbourhood notes for people choosing a home in Bengaluru.
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Flood-prone areas in Bengaluru are tracked as points, not neighbourhoods. In April 2026, the five city corporations had 101 flood-prone locations (48 West, 24 South, 20 East, 6 North, 3 Central), and 52 were still unfixed. Before buying, check the street, the nearest lake and drain buffers, and the site after heavy rain.
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Stamp duty and registration charges in Bengaluru total 7.6% of market value for most flats: 5% stamp duty, a 10% cess and 2% surcharge on that duty, and a 2% registration fee. First-sale flats up to ₹45 lakh pay 4.24% or 5.36%. Under-construction flats also carry GST. Checked on official sources, 18 Oct 2026.
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To calculate stamp duty in Karnataka, take the market value (the higher of price and guidance value), apply 5% duty (2% or 3% for first-sale flats up to ₹45 lakh), add a cess of 10% and, in Greater Bengaluru, a surcharge of 2% of that duty, then add a 2% registration fee. A ₹1 crore resale flat: ₹7,60,000.
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As a first-time home buyer in Bengaluru, plan on paying about a third of the price from your own savings: the down payment, about 7.6% in stamp duty and registration (less on first-sale flats up to ₹45 lakh), GST on under-construction flats, and extras. Banks lend 75% to 90%. Check RERA, title and e-Khata before any token.
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NRIs buying property in Bengaluru don't need RBI permission for flats, houses, plots or commercial property, and OCIs are treated the same. Agricultural land, farmhouses and plantations are off-limits. Pay only through banking channels or NRE, FCNR(B) or NRO accounts. Register in person or by power of attorney. Use NRE or FCNR(B) if you may want sale money abroad later.
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For Greater Bengaluru Authority property buyers, the rules you pay under barely moved; the offices and portals did. Five city corporations replaced BBMP, with 369 wards. e-Khata is still needed to register, now through e-Aasthi 2.0 since 22 Sep 2026. Converting B-Khata to A-Khata costs 5% of guidance value from 24 Aug 2026.
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Cauvery water Stage 5 areas are the 110 villages added to Bengaluru's civic limits in 2007, across eight old zones: Yelahanka, Yeshwantpura, Bengaluru South, Byatarayanapura, Dasarahalli, Mahadevapura, RR Nagar and Bommanahalli. Being in the zone isn't the same as having water at the tap. By May 2026, about 1.15 lakh of 1.8 lakh buildings were connected.
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The Bengaluru real estate market in 2026 grew slowly in Q3. Sales rose 1% to 12% year on year depending on the tracker, while ANAROCK counted 80,200 unsold homes, up 35% in a year. Average prices rose 8% (ANAROCK) to 11% (Knight Frank). Then on 7 Oct 2026, the RBI raised the repo rate to 5.50%.
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Is it a good time to buy property in Bengaluru in 2026? If you'll live in it, it's a reasonable time, not a rush. Sales are rising slowly, unsold stock is up 35% in a year, prices grew 8% to 11%, and the RBI raised rates on 7 Oct 2026. Your own finances matter more than the market.
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Bengaluru property rates per sq ft, area wise, start with the official guidance value: the floor for stamp duty. The rates in force since 1 Oct 2023 range from about ₹1,858 per sq ft for a site in Sarjapura village to ₹16,351 in Jayanagar 3rd Block. In the Whitefield belt, flat prices run about twice the guidance value.
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Here's how to buy a flat in Bengaluru step by step: set an all-in budget, shortlist RERA-registered projects, verify title and approvals, pay a token only after checks, sign and register the agreement for sale, get the loan sanctioned, register the sale deed on Kaveri, deduct TDS, and move the e-Khata and utilities into your name.
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Property legal verification in Bengaluru goes most smoothly in a fixed order: title chain and EC, land records and conversion, khata and tax, sanctioned plan and lake or drain buffers, OC, RERA, then a litigation search. Much of it is online through Kaveri, e-Aasthi 2.0, Bhoomi, K-RERA and eCourts. A lawyer's written title opinion closes it.
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The things to know before buying a flat in Bengaluru fall into eight stages: budget, RERA, legal and khata, area, booking, registration, ownership, and NRI or tax. Three to start with: government charges are about 7.6% on resale and flats above ₹45 lakh, builders can't take over 10% before a registered agreement, and registration needs an e-Khata.
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In A-Khata vs B-Khata vs e-Khata, the first two are registers and the third is a format. A-Khata records a property that complies with approvals; B-Khata records one with approval or bye-law gaps. An e-Khata is the digital record of either, draft or final. Registration needs an e-Khata, and B-to-A conversion now costs 5% of guidance value.
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In occupancy certificate vs completion certificate, the OC says a building is fit to live in, with water, sanitation and power; the CC says the project was built to the sanctioned plan. Since a December 2024 Supreme Court ruling, utilities connect only buildings with one, so taking possession of a Bengaluru flat without an OC is a real risk.
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Most Bengaluru apartment water problems come down to three things: where the water comes from, what fills the gap in summer, and what happens to used water. Ask whether the building has a live BWSSB connection, whether its borewells are permitted and still working, what residents spent on tankers last summer, and whether the STP and rainwater harvesting actually run.
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Buying near a lake in Bengaluru can be fine, but only after three checks on the specific property: its distance from the lake's revenue boundary or the drain, the survey map that proves where that boundary is, and the date the plan was approved. Lake buffers became size-based on 18 Feb 2026, and drain encroachments are still being cleared.
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On East Bengaluru RERA project delays, the register is mixed. Of 2,342 approved housing and plotted projects in the Bengaluru East, Anekal and Hosakote taluks, 68.1% still carry the completion date they registered with. Where a date moved, the median shift was 9 months. But an unchanged date doesn't prove delivery: the register doesn't show occupancy certificates.
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On guidance value vs market value in Bengaluru's east, the gap is wide. Knight Frank's H1 2026 flat prices for Whitefield, Marathahalli and KR Puram run about 1.3 to 3.2 times the median apartment guidance value we parsed for the Mahadevapura sub-registrar area. So for most flats, stamp duty is charged on your price, not the guidance value.
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Official Hoskote property rates (guidance values) for town sites run about ₹18,000 to ₹30,000 per sq m, or ₹1,672 to ₹2,787 per sq ft. No major consultant publishes a Hoskote market series. Roads are improving fast, but there's no metro yet, the town relies on groundwater, and parts of the taluk carry real flood risk.
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To find which corporation your area is in under the GBA, drop a pin on your building in GBA's official ward map, not just your pin code. Bengaluru has five city corporations and 369 wards. In our overlay, 31 of the 94 city pin codes spanned two or more corporations, and a typical pin code covered five wards.
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For a RERA Karnataka project search, open rera.karnataka.gov.in, go to Services, then Project Status, and paste the full registration number. Then check four things: the promoter and phase match your papers, the completion dates and extensions, the quarterly updates, and any complaints or orders. It's free, and it takes about ten minutes.
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A BDA approved plots checklist starts with one question: who approved the layout? It might be BDA, a local planning authority under BMRDA, or another body. Get the approval and plan, verify them with that authority, then confirm release, land conversion, the khata or Form 9, and RERA registration.
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For building plan approval in Bengaluru, first find out where the land sits: a GBA city corporation, a BDA layout, a local planning authority under BMRDA, or a gram panchayat. Then check that the plan sanction, NOCs, occupancy certificate and khata all come from the bodies that cover that land, and that they match each other.
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Whitefield property rates run ₹7,100 to ₹15,200 per sq ft for flats (Knight Frank, H1 2026), up 14% in a year. The official guidance value is far lower: ₹60,000 per sq m (₹5,574 per sq ft) for the village site line. The Purple Line metro runs here, Cauvery water is still reaching buildings, and flooding is street by street.
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Sarjapur Road property rates for flats run ₹5,700 to ₹11,300 per sq ft (Knight Frank, H1 2026), up just 3% in a year. Official guidance values fall steeply along the road, from ₹1,69,000 per sq m at Koramangala to ₹20,000 in Sarjapura village. There's no metro on the road yet, and water and approvals change once you leave the city.
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Electronic City property rates for flats run ₹5,700 to ₹8,600 per sq ft (Knight Frank, H1 2026), up 10% in a year. Official site guidance values run ₹37,200 to ₹52,800 per sq m. The Yellow Line metro has run here since August 2025. Whether ELCITA, GBA or a panchayat runs your building decides the rest.
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Hebbal property rates for flats run ₹7,800 to ₹15,000 per sq ft (Knight Frank, H1 2026), up 11% in a year. Official guidance values are much lower: ₹68,200 per sq m (₹6,336 per sq ft) for the Hebbala village site line. Hebbal has no running metro yet; the airport line's Hebbal stretch is targeted for September 2027.
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Official Devanahalli property rates (guidance values) for town sites run ₹4,500 to ₹44,000 per sq m, or about ₹418 to ₹4,088 per sq ft. No major consultant publishes a Devanahalli price series. The airport metro is targeted for 2027 but won't reach the town itself, and the town's water still depends heavily on groundwater.
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Thanisandra property rates for flats run ₹5,700 to ₹13,500 per sq ft (Knight Frank, H1 2026), up 6% in a year. Official guidance values for sites range from ₹33,000 per sq m in Hegde Nagar to ₹78,000 on Thanisandra Main Road. No metro runs here yet; reports put the Blue Line at nearby Nagawara in late 2027 or early 2028.
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KR Puram property rates for flats run ₹6,400 to ₹13,400 per sq ft (Knight Frank, H1 2026), up 20% in a year, the fastest rise of the 17 Bengaluru locations it tracks. Official site guidance values run ₹40,000 to ₹75,000 per sq m. The Purple Line already stops here; the Blue Line is due from 2027.
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Of the Bengaluru metro new lines in 2026, only the Yellow Line (opened August 2025) is running, alongside the Purple and Green Lines, for about 96 km in all. The Pink Line's 7.5 km elevated stretch awaits a safety clearance. The Blue Line to the airport is 72.5% built. The Orange and Red Lines are years away.
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The Namma Metro Phase 3 route is two elevated corridors, together called the Orange Line. One runs 32.15 km from JP Nagar 4th Phase to Kempapura along the western outer ring road, with 22 stations. The other runs 12.50 km from Hosahalli to Kadabagere on Magadi Road, with 9. It was approved in 2024 with a 2029 target.
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DC conversion in Karnataka is permission under Section 95 of the Karnataka Land Revenue Act to use farm land for other purposes. Since 23 Dec 2025, land inside an approved master plan needs no Deputy Commissioner's permission. Elsewhere, the DC must decide within 30 days or approval is deemed. Either way, check the order against the RTC.
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B khata to A khata conversion is open to plots, including revenue sites, of up to 2,000 sq m inside GBA. Flats aren't eligible. You need a final B-khata, and you pay 5% of guidance value plus land conversion charges. In panchayats, an 11B record only taxes the plot. It gives no title or approval.
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Use this token amount checklist before any money moves: confirm the project's RERA registration, the encumbrance certificate, the khata and approvals, and a written refund if your checks fail. Under Section 13 of the RERA Act, a builder can't take more than 10% of the cost before a registered agreement for sale.
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Of the big east Bengaluru infrastructure projects, only the Purple Line metro and the STRR's Dobaspet–Hoskote section are running. The Blue Line's Silk Board–KR Puram stretch is reportedly targeting May 2027. Suburban rail to Whitefield is still acquiring land. PRR-1's eastern packages aren't tendered, and the KR Puram–Hoskote metro is only a project report.
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Official Bengaluru house price trends point up. The RBI's registration-based index for Bengaluru was 127.08 in Apr–Jun 2026 (2022-23 = 100), against 117.49 for all of India. NHB RESIDEX, built from bank valuations, showed Bengaluru up 21.5% in a year, the fastest of seven big markets. Consultants put new-launch prices up 8–11%.
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A RERA project review means reading what the promoter filed with Karnataka RERA, not just confirming the registration exists. Open the approvals and sanctioned plan, compare the completion date with the progress shown in the quarterly updates, read the track record and litigation disclosures, then score each part before you pay anything.
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New RERA projects in Bengaluru are concentrated in three taluks. From 2020 to 15 Oct 2026, Karnataka RERA approved 2,692 residential, plotted and mixed projects across seven Bengaluru taluks. Bengaluru East (643), Anekal (603) and Bengaluru South (556) made up two-thirds. January–September 2026 approvals were 20% below the same months of 2025.
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To work out the repo rate hike EMI impact, start from the RBI's 7 Oct 2026 move: repo up 25 bps to 5.50%. A repo-linked home loan must reset at least every three months, so expect it within one quarter. On an illustrative ₹80 lakh, 20-year loan, 25 bps adds about ₹1,260 a month to a new EMI.
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Yelahanka property rates for flats run ₹6,300 to ₹12,700 per sq ft (Knight Frank, H1 2026), up 18% in a year, the second-fastest rise of 17 Bengaluru locations. Official guidance values range from ₹29,100 per sq m in the old town to ₹74,410 on New Town's LIC office road. The airport metro's Yelahanka station isn't open yet.
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Hennur property rates for flats run ₹7,000 to ₹14,000 per sq ft (Knight Frank, H1 2026), up 10% in a year. Official site guidance values range from ₹25,000 per sq m off the main road to ₹80,000 on Hennur–Bagalur Main Road. No metro or suburban train runs here yet. Both are under construction nearby.
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Marathahalli property rates for flats run ₹7,310 to ₹15,500 per sq ft (Knight Frank, H1 2026), up 15% in a year, the fourth-fastest rise of 17 Bengaluru locations. Official guidance values are high too: ₹84,187 per sq m for the village site line and ₹1,20,150 on the ring road. The Blue Line station is still being built.
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Bellandur property rates aren't tracked separately by the big consultants, so the firmest numbers are official. The village site guidance value is ₹93,285 per sq m (₹8,666 per sq ft), one of the highest in East Bengaluru, and most apartment lines are ₹63,690. The Blue Line through Bellandur is targeted for mid-2027.
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Varthur property rates aren't tracked separately by the big consultants, so the firmest numbers are official. The village site guidance value is ₹55,000 per sq m (₹5,110 per sq ft), and most apartment lines are ₹44,880. No metro or suburban line is planned through Varthur in the sources we checked.
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Kanakapura Road property rates ran from ₹5,300 to ₹10,100 per sq ft in Knight Frank's H1 2026 report, up 6% in a year. Official floors are lower: most apartment lines near Konanakunte sit at ₹55,700 to ₹75,350 per sq m. The Green Line has run down the road to Silk Institute since January 2021.
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Bannerghatta Road property rates ran from ₹7,600 to ₹15,500 per sq ft in Knight Frank's H1 2026 report, up 7% in a year. Guidance values swing widely, from ₹1,98,900 per sq m on the inner road to ₹32,880 in Hulimavu's interior. The Pink Line's elevated stretch was built but not yet open as of 19 October 2026.
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JP Nagar property rates aren't tracked separately by Knight Frank or ANAROCK, so the firmest numbers are official. Apartment lines in the 1st and 3rd phases are ₹70,000 to ₹77,000 per sq m (about ₹6,500 to ₹7,150 per sq ft). The Green Line already stops at JP Nagar, and two more lines are planned or awaiting opening.
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Jayanagar property rates aren't published by Knight Frank or ANAROCK, so the official guidance values are the firmest guide. Cross roads in the 1st to 8th blocks are all ₹1,26,500 per sq m (about ₹11,750 per sq ft), while main roads run from ₹1,38,000 to ₹1,87,500. The Green Line serves the area today.
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HSR Layout property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Sectors 1 to 7 are all ₹1,35,000 per sq m (about ₹12,540 per sq ft), rising to ₹2,02,500 on the outer ring road. The Yellow Line runs nearby, and Blue Line stations are targeted for mid-2027.
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Koramangala property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Most blocks are ₹1,14,000 per sq m (about ₹10,590 per sq ft), the 3rd Block is ₹1,40,000, and the Hosur–Sarjapur road and inner ring road frontage is ₹1,69,000. No metro line runs through Koramangala yet.
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Indiranagar property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. HAL 2nd Stage is ₹1,25,000 to ₹1,30,000 per sq m (about ₹11,600 to ₹12,080 per sq ft), the 80 ft road ₹1,87,000 and the 100 ft road ₹2,70,000. The Purple Line has run through Indiranagar for years.
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Hosur Road property rates change sharply along its length. Guidance values fall from ₹1,98,900 per sq m on the inner road to ₹42,000 in Bommanahalli and ₹28,320 in Singasandra. At the Electronic City end, Knight Frank put flats at ₹5,700 to ₹8,600 per sq ft in H1 2026. The Yellow Line has run along the road since August 2025.
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Mysore Road property rates had a base rate of ₹7,870 per sq ft in ANAROCK's Q1 2026 report, with 2BHK rents of ₹20,000 to ₹26,000 a month. Guidance values fall from ₹1,30,000 per sq m near Goripalya to ₹44,500 in Kengeri and ₹16,000 in Kengeri Gollahalli. The Purple Line runs along the road to Challaghatta.
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Rajarajeshwari Nagar property rates averaged ₹7,800 per sq ft for launches in Q4 2025, according to ANAROCK. Guidance values for its housing society layouts are mostly ₹75,000 to ₹80,000 per sq m, many apartment lines are ₹50,200, and the Mysore Road frontage is ₹1,20,000. The Purple Line stops at Rajarajeshwari Nagar.
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Tumkur Road property rates were ₹5,300 to ₹10,200 per sq ft in H1 2026, up 16% in a year, according to Knight Frank. ANAROCK put the average launch value at ₹9,200. Guidance values run from ₹2,00,000 per sq m on the highway frontage to ₹40,000 in Chikkabidarakallu. The Green Line runs along the road.
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Yeshwanthpur property rates were ₹7,700 to ₹14,500 per sq ft in H1 2026, up 9% in a year, according to Knight Frank. Guidance values run from ₹1,30,000 per sq m on Tumkur Road to ₹45,000 in Baiyanna Layout, with apartment lines at ₹75,000 to ₹1,00,000. The Green Line stops at Yeshwanthpur.
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Rajajinagar property rates were ₹11,500 to ₹23,200 per sq ft in H1 2026, up 9% in a year, according to Knight Frank. That's the highest range of the West locations it tracks. Guidance values run from ₹1,75,000 per sq m around Bashyam Circle to ₹77,500 in 4th M and N Block. The Green Line runs along its eastern edge.
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Malleshwaram property rates were ₹9,200 to ₹17,500 per sq ft in H1 2026, up 13% in a year, according to Knight Frank. Guidance values run from ₹1,95,000 per sq m on the Margosa Road and 3rd Main row to ₹70,400 on the Pipeline cross roads. Most numbered cross roads sit at ₹1,04,800 to ₹1,44,000. The Green Line serves Sampige Road.
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Banashankari property rates depend heavily on the stage. Guidance values run from ₹1,55,500 per sq m on KR Road in 2nd Stage to ₹81,000 in 3rd Stage and ₹38,000 to ₹56,000 in most 6th Stage blocks. Knight Frank and ANAROCK don't track Banashankari separately. The Green Line stops at Banashankari.
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Hebbal vs Thanisandra comes down to price against timing. Knight Frank put Hebbal at ₹7,800 to ₹15,000 per sq ft in H1 2026, up 11%, and Thanisandra at ₹5,700 to ₹13,500, up 6%. Neither has a running metro. Hebbal's airport line is targeted for 2027; Thanisandra waits on Nagawara.
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Electronic City vs Sarjapur Road is a choice between a running metro now and a higher-priced road waiting for one. Knight Frank put Electronic City at ₹5,700 to ₹8,600 per sq ft in H1 2026, up 10%, and Sarjapur Road at ₹5,700 to ₹11,300, up 3%. Gross yields are similar, at about 4.2%.
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Devanahalli vs Yelahanka is a choice between a town outside the city and a suburb inside it. Yelahanka has Knight Frank data, ₹6,300 to ₹12,700 per sq ft, up 18% in H1 2026, plus Cauvery coverage. Devanahalli has no consultant price series, relies largely on groundwater and is dominated by plotted layouts.
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KR Puram vs Whitefield is a choice between faster recent growth and deeper evidence. Knight Frank put KR Puram at ₹6,400 to ₹13,400 per sq ft in H1 2026, up 20%, and Whitefield at ₹7,100 to ₹15,200, up 14%. Both are on the Purple Line. Only Whitefield has a consultant rent figure.
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Hoskote vs Budigere Cross is a comparison with thin official data on both sides. Neither has a Knight Frank or ANAROCK price. Guidance values are close: ₹26,000 per sq m on Hoskote's Old Madras Road line and ₹30,310 in Avalahalli near Budigere Cross. Both are stops on a proposed KR Puram–Hoskote metro.
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Kanakapura Road vs Bannerghatta Road comes down to price and metro timing. Knight Frank puts Kanakapura Road at ₹5,300–10,100 per sq ft and Bannerghatta Road at ₹7,600–15,500. Kanakapura Road's Green Line stations have run since 2021. Bannerghatta Road's Pink Line has been built and inspected but has no opening date yet.
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Hennur vs Thanisandra is a close call on price. Knight Frank puts Hennur at ₹7,000–14,000 per sq ft (+10% in a year) and Thanisandra at ₹5,700–13,500 (+6%). Neither has a running metro; the Blue Line's KR Puram–Hebbal stretch is expected by December 2027 to March 2028. Only Thanisandra has a published rent figure.
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North vs East Bengaluru splits on momentum and jobs. In H1 2026, Knight Frank found North's sales up 11% and East's down 9%. East's locations grew faster on price, though, and East has the jobs: 29.3% of office leasing against 3.2% for North. East has a running metro; North waits for the Blue Line.
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Varthur vs Panathur is a comparison without consultant prices; neither Knight Frank nor ANAROCK publishes a rate for either. Official floors are close: Varthur village is ₹55,000 per sq m and Panathur's village lines ₹53,900 to ₹60,000. Both are GBA wards in the East corporation, and neither has a metro station yet.
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Old Madras Road vs Hoskote isn't really two places but one road. Official site values fall as you go east: ₹75,000 per sq m on the TC Palya Main Road line in Bhattarahalli, ₹60,000 on the highway at Medahalli, then ₹26,000 on Hoskote's Old Madras Road line. A planned metro would run the whole way.
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Mysore Road vs Kanakapura Road is a rare comparison where both roads already have a running metro. The Purple Line has reached Challaghatta on Mysore Road since 2023, and the Green Line has reached Silk Institute on Kanakapura Road since 2021. Benchmarks are close: ANAROCK's ₹7,870 per sq ft for Mysore Road against Knight Frank's ₹7,700 midpoint for Kanakapura Road.
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Villa project approval checks start with one question: does the deed give you a marked plot, or an undivided share (UDS) of the whole site? That decides what you can rebuild, sell and borrow against. Then check the land conversion, layout approval, building plan sanction, RERA registration and an occupancy certificate for each villa.
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What to do after buying a flat, in order: collect the registered deed, apply for khata mutation, then move electricity and water into your name. Next, pull a fresh encumbrance certificate, pay property tax in your name and sort out any tenant paperwork. Inside GBA, mutation costs 2% of the stamp duty you paid, minimum ₹500.
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Before buying into a senior living project in Bengaluru, check four things. Is it registered with Karnataka RERA? Is there a three-way agreement naming the care operator? Is emergency care actually on site? And how do deposits come back? The 2019 national model guidelines set a useful bar, though Karnataka hasn't published its own rules.
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Rental yield in Bengaluru is about 3.5% to 4.3% gross in the five areas where one consultant publishes both rent and price. ANAROCK's Q1 2026 figures give Electronic City 4.25%, Whitefield 4.21%, Sarjapur Road and Thanisandra Main Road 4.16%, and Mysore Road 3.51%. After costs and an empty month, Whitefield nets about 3.1%.
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Bengaluru flood exposure is highest where new supply is moving. About 38% of projects K-RERA approved from 2020 to mid-October 2026 (1,031 of 2,692) sit in Anekal, Devanahalli and Hosakote taluks, where an IISc-led study rated roughly 40% to over 50% of land as high or very high flood hazard. The city's flood-point list doesn't cover those taluks at all.
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The metro uplift in Bengaluru shows up in guidance values only as a main-road markup. On Mysore Road, plots attached to the road carry ₹1,30,000 per sq m against ₹55,000 on Goripalya Main Road. But Old Madras Road, with no metro, shows a 28% frontage markup too, and the 2023 rates predate the Yellow Line.
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Home loan affordability in Bengaluru improved from an EMI-to-income ratio of 48% in 2016 to 30% in 2021, then slipped back to 35% in H1 2026, on Knight Frank's revised series. That figure predates the October 2026 repo rise. Holding everything else equal, we estimate it at about 35.6% now.
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Answer these questions before house hunting in Bengaluru: how much cash you have after stamp charges, what EMI you can carry at a higher rate, where you'll commute, ready or under-construction, and who decides. Your cash, not your salary, usually sets the ceiling. Write the answers down before your first site visit.
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Whether to buy a home now or wait in Bengaluru depends more on you than the market. In October 2026 the RBI raised repo to 5.50% and signalled no near-term cuts, prices rose 9% in a year, and unsold stock is growing. If you're financially ready and staying five years or more, waiting for a dip is a gamble.
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The key questions for couples before buying a home are whose names go on the deed and in what shares, who pays the down payment and EMI, whether you can manage on one income, which tax regime each of you uses, and what happens if one of you dies, stops working or you separate. Agree these in writing before booking.
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Before buying a ₹2–5 crore home in Bengaluru, ask what you pay per sq ft of carpet area, the full cash outlay with 7.6% charges and 5% GST, how TDS and the loan work, and how much competing stock exists. Knight Frank counted 12,531 unsold units in this band in H1 2026, up 153% in a year.
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Before property registration in Bengaluru, check that the seller's details on Kaveri match the khata and land records, the EC is clean, duty is worked out on the higher of price and guidance value, TDS is deducted, the seller's loan is closed, and every line of the sale deed is right. Mismatches stop registration on the day.
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The final checks before taking possession are the OC naming your tower, a carpet area that matches the agreement, a written snag list, a final demand that matches your payment plan, and a possession letter that states the handover date. That date starts your five-year RERA defect window, so it must be in writing.
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Before buying under-construction in Bengaluru, ask whether your phase is on K-RERA and its date has moved, whether payments follow construction, what a delay would cost you in rent and pre-EMI, how much GST you'll pay, and what the agreement says about carpet area, the OC and exit. Price the wait before you price the flat.
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To compare two apartments fairly, turn both into the same units. Divide the all-in price by RERA carpet area, add ten years of maintenance per carpet sq ft, then score what money can't fix: approvals, layout, surroundings and delivery risk. A higher headline rate can still be the cheaper flat per square foot you use.
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On a corner flat and floor choice, there's no single right answer. Ask what the floor rise and corner charges add after GST and stamp duty, which walls take the afternoon sun, what you share walls with, how many lifts run on backup, and whether the extra is worth it to you. We haven't found resale data on these charges.
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Use this site visit checklist before you book, not at handover. Visit twice: once at your commute's peak hour and once in the evening. Inside, check the actual unit's light, layout and finishes. Outside, check the approach road, drainage, water source and common areas. Then ask residents what they pay for water and maintenance.
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The most useful builder offer questions: what's the price without the offer, who pays if the builder stops, does it change your GST, stamp duty or loan size, and is it in the agreement? A discount below the guidance value doesn't cut your stamp duty, and a subvention offer can leave you paying EMIs if the builder defaults.
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The key payment plan questions are what type of plan it is, what event triggers each demand, who certifies that stage, how much is due early, how fast your bank pays, and what interest you owe if you're late. A down payment discount has to be large to beat a construction-linked plan once you count the cost of paying early.
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The home loan questions that matter most are the spread over the benchmark, the reset date, every fee in the Key Facts Statement, prepayment terms, and how the loan is disbursed. The mistakes that cost most are comparing headline rates, extending tenure after every hike, and assuming the loan covers stamp duty. It doesn't.
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In the cheap vs expensive homes question, neither is safe by default. In Bengaluru, homes under ₹50 lakh had 21.4 quarters of unsold stock in H1 2026, so resale can be slow. The ₹2 to 5 crore band saw unsold stock rise 153% as launches surged. A home turns bad when you can't sell it or can't carry it.
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This North Bengaluru property guide compares five areas. Flat prices run from about ₹5,700 to ₹15,000 per sq ft (Knight Frank, H1 2026), with Yelahanka up 18% in a year. No metro runs in this corridor yet; the airport stretch is targeted for September 2027 (news). Guidance values vary by street, and Devanahalli has the highest flood hazard.
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Before buying near a metro station in Bengaluru, check the line's real stage (running, under construction or only proposed), walk the route to the station gate, and listen for noise from the viaduct. Ask how long construction will block your road, and what markup you're paying. Dates slip: the Blue Line's full opening is now reported for March 2028.
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Use this neighbourhood checklist for families before you shortlist flats, not after. Time the school run and the drive to a hospital at peak hour. Check where the water comes from and whether the approach road floods. Then weight each check by what your family needs and score two or three areas side by side.
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Treat online property reviews as leads to check, not proof. Look at when they were posted, who wrote them and how specific they are. A burst of five-star reviews around a launch can hide a lower rating underneath. Then confirm the claims on K-RERA, in court and consumer records and on a site visit.
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Hoskote RERA approved projects numbered 233 on 15 October 2026, and 53.2% had a completion date that had already passed. The register doesn't show occupancy certificates, so "approved" and "past due" tell you little about what's built. On this corridor, check the planning approval, the khata type, the OC and water supply separately.
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Search for metro TOD zones Bengaluru and you'll find ads, not notified plans: we found none on 19 October 2026. What exists since February 2026 is citywide. Builders can buy up to 0.6 times the normal FAR on roads 9 m or wider. For you, that means taller buildings, more flats per plot and a smaller land share.
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PMAY-U 2.0 eligibility for the home loan subsidy has five tests: family income up to ₹9 lakh, no pucca house anywhere in India, a loan up to ₹25 lakh on a home worth up to ₹35 lakh, carpet area up to 120 sq m, and a loan from 1 September 2024. In Bengaluru, the ₹35 lakh cap bites.
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The capital gains exemption on sale of house property sits in s.82 of the Income-tax Act, 2025. If you held the flat over 24 months, you can avoid tax on the gain by buying a home within one year before or two years after the sale, or building within three. You reinvest the gain, not the full price.
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A bank approved project is one a lender has pre-checked so it can process home loans faster. It usually covers title, building plan approvals and the builder's papers at one point in time. It isn't a quality certificate, a delivery promise or a promise that you'll get the loan. Some banks say so on their own lists.
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Bengaluru suburban rail stations are being built on two of the four corridors. K-RIDE has named 12 stations on Corridor-2 (Mallige) and 18 on Corridor-4 (Kanaka) in its station contracts. None is open. Reported targets are December 2028 for Mallige, June 2029 for Kanaka and March 2030 for the other two.
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Diwali offers on flats in Bengaluru are worth what they cut from your total cost, in writing. A straight price cut is usually the cleanest, because it also lowers GST and stamp duty. "GST paid" and "stamp duty waived" can be real money if the base price wasn't raised. No-EMI schemes carry the most risk.
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Resale vs new flat in Bengaluru comes down to cash, time and protection. A resale flat has no GST, you can move in now and you can inspect what you're buying. A new flat has RERA protection, including five years of defect liability, but an under-construction one adds 5% GST and years of waiting.
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Gated community vs standalone apartment isn't only about pools and guards. In Bengaluru, a small standalone building may not need RERA registration at all, so you lose its protections. Gated projects carry bigger shared systems, like STPs, and fixed costs spread over more flats. Check the legal status, land share and running costs, not the brochure.
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Commercial vs residential property investment changes more than the rent. A shop or office usually yields more, but loans are smaller and costlier, rent can attract 18% GST, and vacancies last longer. A flat yields less but gets home-loan terms, RBI's loan caps and, if it's your home, reinvestment relief when you sell.
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Consumer court or RERA for builder delay? For a registered project, K-RERA is usually the simpler route to delay interest or a refund. A consumer commission suits wider compensation claims or unregistered projects. Civil courts can't hear matters RERA can decide, so they're mainly for title and third-party disputes. Pick one forum per claim.
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This glossary explains 150 real estate terms India's homebuyers meet, with a Bengaluru focus. It's grouped by topic: area, documents, approvals and land records, khata and tax, RERA and disputes, money and charges, loans, and the building. Each term gets a plain definition and, where it matters, what to check.
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