Neighbourhood notes on rates, metro, water and flood checks.
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Areas
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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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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Areas
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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Areas
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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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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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Areas
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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