Short answer: 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.
- Price data: Yelahanka has a Knight Frank range; Devanahalli has none, so registered values on encumbrance certificates are the most useful guide.
- Guidance values: Yelahanka's site lines run ₹23,000 to ₹74,410 per sq m; Devanahalli town's ₹4,500 to ₹44,000.
- What gets built: 78% of Devanahalli taluk's 242 RERA approvals since 2020 were plotted layouts, against 24% of Yelahanka's 133.
- Metro: the Hebbal–airport line, targeted for September 2027, has a Yelahanka station but doesn't reach Devanahalli town.
- Our TOWN test: timeline, official records, water source, number of plotted projects.
- How do Devanahalli and Yelahanka compare at a glance?
- Which is cheaper, Devanahalli or Yelahanka?
- What gets built in each?
- Which has better metro access?
- Which has better water supply?
- Which floods more?
- Worked examples
- The TOWN test: choosing between a town and a suburb (our framework)
- Devanahalli vs Yelahanka checklist
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Both sit on the airport side of north Bengaluru, but under different rules. Yelahanka is inside GBA; Devanahalli town has its own municipal council and the airport area its own planning authority. This comparison reuses the figures in our Devanahalli guide and Yelahanka guide, and says where data runs out.
How do Devanahalli and Yelahanka compare at a glance?
| Measure | Devanahalli | Yelahanka |
|---|---|---|
| Knight Frank range, H1 2026 | Not covered | ₹6,300–12,700 per sq ft |
| 12-month change | No data | +18% (2nd of 17 locations) |
| Site guidance values | ₹4,500–44,000 per sq m (town) | ₹23,000–74,410 per sq m |
| RERA approvals, 2020 to 15 Oct 2026 | 242 in Devanahalli taluk | 133 in Yelahanka taluk |
| Share that are plotted layouts | 78% | 24% |
| Metro | Airport line serves the airport, not the town | Yelahanka station on the Hebbal–airport stretch, target Sept 2027 |
| Water | Largely groundwater; aquifer plant meets about 10% of town demand | Cauvery Stage 5 zone |
| Authority | Town Municipal Council, panchayats; BIAAPA plans the area | GBA (North City Corporation) |
| Stamp charges | 7.65% (outside GBA) | 7.6% (inside GBA) |
Guidance values are the 2023 rates still in force. Check Kaveri for your registration date; our guidance value table explains why.
Which is cheaper, Devanahalli or Yelahanka?
On official floors, Devanahalli. Its highest town line, B B Road, is ₹44,000 per sq m, below Yelahanka's Housing Board 5th phase at ₹50,000 and well below New Town's LIC office road at ₹74,410.
For market prices, we can only answer for Yelahanka. Knight Frank put it at ₹6,300 to ₹12,700 per sq ft in H1 2026, up 18% (Knight Frank). Knight Frank's table doesn't cover Devanahalli, and listing prices aren't evidence of what sold.
What gets built in each?
Plots in Devanahalli, flats in Yelahanka. From 2020 to 15 October 2026, Karnataka RERA approved 242 projects in Devanahalli taluk, 188 of them plotted layouts. Yelahanka taluk had 133, of which 32 were plotted (Karnataka RERA, acre&key count). Devanahalli approvals peaked at 60 in 2025; Yelahanka's at 36. Our RERA project review guide shows how to check one.
Which has better metro access?
Yelahanka. The Blue Line's Hebbal–airport stretch includes a Yelahanka station (station names per news reports) and is targeted for September 2027 (The Hindu, news). Deccan Herald reported in August 2026 that work beyond Yelahanka was lagging (Deccan Herald, news). The line ends at the airport and doesn't reach Devanahalli town. Our metro lines guide covers suburban rail too.
Which has better water supply?
Yelahanka, on paper. It's one of the eight zones covered by Cauvery Stage 5, which had connected about 1.15 lakh of an estimated 1.8 lakh buildings in the 2007 villages by May 2026 (The Hindu, news).
Devanahalli isn't on the Cauvery network. A shallow-aquifer plant has supplied about 10% of the town's demand since August 2024 (The Hindu, news), and a ₹44.87 crore AMRUT 2.0 scheme is at the project-report stage. Our Cauvery Stage 5 guide explains how to check a building.
Which floods more?
Yelahanka has the recorded events. In October 2024, two lake breaches flooded parts of the Yelahanka zone, and some residents were evacuated for eight days (The Indian Express, news). Devanahalli has no public flood-point list, but an IISc-led study found more than 50% of Devanahalli taluk's area faces high to very high flood hazard (city news report, 14 Oct 2026, news). That's taluk-wide, not plot-level. Check tank beds and valley drains in either; see our lake and drain checks and flood-prone areas map.
Worked examples
These use published figures and illustrative prices.
Worked example 1: a 1,200 sq ft site on matched lines
| Line | Guidance value (₹/sq m) | Site value | Charges |
|---|---|---|---|
| Devanahalli, B B Road | 44,000 | ₹49,05,240 | ₹3,75,251 (7.65%) |
| Yelahanka New Town, LIC office road | 74,410 | ₹82,95,429 | ₹6,30,453 (7.6%) |
| Devanahalli, Shivanna Layout | 18,000 | ₹20,06,689 | ₹1,53,512 (7.65%) |
| Yelahanka old city | 29,100 | ₹32,44,147 | ₹2,46,555 (7.6%) |
Worked example 2: a Devanahalli plot agreed below the floor
A 1,200 sq ft plot on the B B Road line, agreed at ₹30,00,000 (illustrative).
| Step | Calculation | Result |
|---|---|---|
| Guidance value | 1,200 ÷ 10.764 × ₹44,000 | ₹49,05,240 |
| Charges on guidance value | 7.65% of ₹49,05,240 | ₹3,75,251 |
| Charges on price | 7.65% of ₹30,00,000 | ₹2,29,500 |
| Extra you pay | ₹1,45,751 | |
| 110% income-tax test | ₹30,00,000 × 110% = ₹33,00,000 | Guidance value is above it; ask a CA |
Without consultant data, the floor is the one official number you have. Don't agree a price far below it without advice.
Worked example 3: a Yelahanka flat at Knight Frank's midpoint
A 1,200 sq ft flat at ₹9,500 per sq ft (the midpoint of ₹6,300 to ₹12,700) costs ₹1,14,00,000, with charges of ₹8,66,400 at 7.6%. We can't do the same sum for a Devanahalli flat without a published price.
The TOWN test: choosing between a town and a suburb (our framework)
| Step | Question | Devanahalli | Yelahanka |
|---|---|---|---|
| Timeline | Which transit date can you rely on? | Airport line doesn't reach the town; suburban rail is years off | Metro target September 2027 |
| Official records | Who issues khata and approvals? | Municipal council, panchayat, BIAAPA | GBA |
| Water source | Piped supply or borewell? | Mostly groundwater | Cauvery Stage 5 zone |
| Number of plotted projects | Is the market mostly plots? | Yes, 78% of approvals | No, 24% |
If you want a flat with piped water and a metro date, Yelahanka fits more of the four. If you want a plot and can wait, Devanahalli's floors are lower.
Devanahalli vs Yelahanka checklist
- [ ] Find the exact guidance value row on Kaveri.
- [ ] In Devanahalli, pull encumbrance certificates for nearby registered sales.
- [ ] Confirm the authority: GBA, municipal council, panchayat or BIAAPA.
- [ ] Check land conversion and layout approval for plots.
- [ ] Ask for BWSSB bills or borewell yield and tanker spend.
- [ ] Check lakes and drains near the site.
- [ ] Confirm the ward with our ward lookup.
- [ ] Review RERA filings and completion dates.
Legal and tax note
This is general information. Ask a CA about income-tax rules when the guidance value is above your price, and a property lawyer about conversion, layout approval and title before you pay an advance.
Frequently asked questions
On guidance values, Devanahalli. Its town lines run ₹4,500 to ₹44,000 per sq m, against ₹23,000 to ₹74,410 in Yelahanka. No consultant publishes a Devanahalli market price to compare with Yelahanka's Knight Frank range.
We can only say for Yelahanka. Knight Frank recorded an 18% rise over 12 months, the second-fastest of 17 Bengaluru locations. There's no comparable Devanahalli figure.
No. The Hebbal–airport stretch, targeted for September 2027 (news), ends at the airport. It has a Yelahanka station but doesn't serve Devanahalli town.
Devanahalli has far more plotted supply: 188 of its 242 RERA approvals since 2020 were plotted layouts. Check conversion, layout approval and water before you buy.
No. The town relies largely on groundwater, with an aquifer plant meeting about 10% of demand. Yelahanka is in a Cauvery Stage 5 zone.
Yelahanka has recorded events, including two lake breaches in October 2024. Devanahalli has no public flood list, but an IISc-led study rated more than half of Devanahalli taluk as high to very high flood hazard. Check lakes and drains near any site.
No. Devanahalli town has a Town Municipal Council, villages have panchayats, and BIAAPA plans the airport area. Stamp charges total 7.65% instead of 7.6%.
Charges are 7.6% of the higher of price and guidance value in Yelahanka and 7.65% in Devanahalli. On a ₹1.14 crore Yelahanka flat, that's ₹8,66,400. Try our stamp duty calculator.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026: https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Bengaluru Rural and Gandhinagar books (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Karnataka RERA, View All Projects (acre&key count by taluk, 15 Oct 2026): https://rera.karnataka.gov.in/viewAllProjects?language=en
- The Hindu, Blue Line to open in phases from mid-2027, Oct 2026 (news): https://www.thehindu.com/news/cities/bangalore/blue-line-to-open-in-phases-from-mid-2027-full-stretch-by-march-2028-says-kbg/article71378865.ece
- Deccan Herald, Hebbal–airport link unlikely by June 2027, 19 Aug 2026 (news): https://www.deccanherald.com/india/karnataka/bengaluru/hebbal-airport-metro-link-unlikely-by-june-2027-work-beyond-yelahanka-lags-4117442
- The Hindu, piped connections reduce tanker demand, 14 May 2026 (news): https://www.thehindu.com/news/national/karnataka/bengalurus-water-woes-piped-connections-sanchari-cauvery-reduce-tanker-demand/article70978412.ece
- The Hindu, aquifer treatment plant for Devanahalli town, Oct 2024 (news): https://www.thehindu.com/news/cities/bangalore/treatment-plant-uses-aquifer-to-supply-6-lakh-litres-of-potable-water-to-devanahalli-town-near-bengaluru/article68717754.ece
- MoHUA, AMRUT 2.0 approved projects (Devanahalli town water supply): https://amrut.mohua.gov.in/approvedProjects/list/OXhRK3hRdEZJSC9hdmxYZXVTM0ZFdz09/UXg5RVludk5MdEhqNzQybml3QVcrQT09
- The Indian Express, record rainfall causes breach of two lakes in Yelahanka zone, Oct 2024 (news): https://indianexpress.com/article/cities/bangalore/rainfall-north-bengaluru-breach-two-lakes-yelahanka-zone-9634106/
- BMRDA, local planning areas (BIAAPA): https://bmrda.karnataka.gov.in/8/local-planning-areas/en
- City news report, IISc-led flood and drought hazard study, 14 Oct 2026 (news): https://bangaloremirror.indiatimes.com/bangalore/civic/red-alert/articleshow/134923907.cms
