Short answer: 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.
- No consultant figure: neither Knight Frank nor ANAROCK publishes a Banashankari price, so use guidance values and recent registrations.
- Guidance values by stage: 2nd Stage cross roads ₹1,04,000 per sq m, 1st Stage ₹71,000, 3rd Stage ₹81,000, 5th Stage ₹62,000.
- Metro running: the Green Line has stations at Banashankari, JP Nagar and Yelachenahalli.
- Two corporations: 2nd Stage's PIN 560070 is South; 560050 and 560085 are West.
- Our STAGE check: stage row, title from BDA, approach and drains, Green Line walk, extra floors.
- Who governs Banashankari?
- What are property rates in Banashankari?
- Is there a metro in Banashankari?
- Where does Banashankari get its water?
- Is Banashankari flood-prone?
- Worked examples
- The STAGE check for Banashankari (our framework)
- Banashankari buyer's checklist
- What mistakes do buyers make in Banashankari?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Banashankari is a large BDA-planned area in south-west Bengaluru, laid out in six stages from Kanakapura Road out towards the ring roads. The inner stages are older and built up; the 6th Stage is newer and more spread out. This guide uses official records and named sources, and says where data runs out.
Who governs Banashankari?
Two corporations. All of Banashankari 2nd Stage's PIN 560070 is in the South corporation. PINs 560050 and 560085, covering Kathriguppe, Srinivasa Nagara and nearby wards, are all in the West corporation. All are inside GBA, so stamp duty, cess, surcharge and registration add up to 7.6%. Check your plot with our ward and corporation lookup.
What are property rates in Banashankari?
Market prices
Knight Frank's H1 2026 report and ANAROCK's 2026 reports don't list Banashankari. The nearest Knight Frank benchmark is Kanakapura Road, at ₹5,300 to ₹10,100 per sq ft, up 6% in a year (Knight Frank). Treat that as context only: the inner stages are older and more central. Portal averages are listing prices, not registrations.
Official guidance values
These are the 2023 rates still in force, from the gazette's Jayanagar book (2nd Stage) and Basavanagudi book (other stages). Divide by 10.764 for per sq ft.
| Line | Guidance value (₹/sq m) | Per sq ft (approx.) |
|---|---|---|
| 2nd Stage, KR Road | 1,55,500 | 14,446 |
| 2nd Stage, other main roads | 1,43,000 | 13,285 |
| 2nd Stage, other cross roads | 1,04,000 | 9,662 |
| 3rd Stage | 81,000 | 7,525 |
| 1st Stage BDA | 76,000 | 7,061 |
| Padmanabhanagar 1st Stage | 72,000 | 6,689 |
| 1st Stage | 71,000 | 6,596 |
| Hosakerehalli BDA Layout | 67,000 | 6,224 |
| 5th Stage | 62,000 | 5,760 |
| ITI Layout | 47,000 | 4,366 |
| 6th Stage (5th to 11th Block, most sites) | 38,000–56,000 | 3,530–5,203 |
Some 6th Stage blocks have separate rows for specific site numbers, so look up the exact site. A 2026 revision has been reported but, as far as we can find, not notified. Check Kaveri for the rate on your registration date. Our guidance value table explains this.
Rents
We didn't find a consultant rent figure for Banashankari. Ask the seller for current lease papers rather than relying on listing sites.
What's being built
Taluk totals from the RERA register are too broad to isolate Banashankari, and the register has no locality field. Use our RERA project review guide for any new block.
Is there a metro in Banashankari?
Yes. The Green Line runs along Kanakapura Road on Banashankari's eastern side. Its extension from Yelachenahalli to Silk Institute opened on 14 January 2021 (PIB).
| Line | Nearby stations (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Green Line | Banashankari, JP Nagar, Yelachenahalli, Konanakunte Cross | Running |
The western stages, especially 6th Stage, are a long way from the line. Our metro lines guide covers planned lines too.
Where does Banashankari get its water?
The inner stages are older BDA layouts with long-standing BWSSB connections. The outer stages and nearby villages are more mixed, and some depend on borewells and tankers. The Bengaluru South and RR Nagar zones are both covered by Cauvery Stage 5, which by May 2026 had connected about 1.15 lakh of an estimated 1.8 lakh buildings in the 2007 villages (The Hindu, news). Ask for the BWSSB connection and recent bills; our Cauvery Stage 5 guide explains how.
Is Banashankari flood-prone?
We didn't find a 2026 official list naming Banashankari locations. In April 2026, the South City Corporation had 24 of the city's 101 listed flood-prone locations and the West had 48 (The New Indian Express, news). Those figures cover each whole corporation, not this area.
Low streets, cellars and plots near old tank beds are the ones to check. See our lake and drain checks and flood-prone areas map.
Worked examples
These use published figures and illustrative prices.
Worked example 1: the same price in two stages
A 30 × 40 ft (1,200 sq ft) site agreed at ₹1,20,00,000.
| Step | 2nd Stage cross road (₹1,04,000) | 6th Stage, 6th Block (₹40,000) |
|---|---|---|
| Guidance value | ₹1,15,94,203 | ₹44,59,309 |
| Price ÷ guidance value | 1.03 | 2.69 |
| Charges at 7.6% (on price) | ₹9,12,000 | ₹9,12,000 |
In 2nd Stage, the price is only 3% above the floor, so a slightly higher row would put duty on the guidance value. In 6th Stage, a price 2.69 times the floor is worth testing against recent registrations nearby.
Worked example 2: a 1,200 sq ft site across five stages
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| 6th Stage, 5th Block | 38,000 | ₹42,36,343 | ₹3,21,962 |
| 5th Stage | 62,000 | ₹69,11,929 | ₹5,25,307 |
| 1st Stage | 71,000 | ₹79,15,273 | ₹6,01,561 |
| 3rd Stage | 81,000 | ₹90,30,100 | ₹6,86,288 |
| 2nd Stage, KR Road | 1,55,500 | ₹1,73,35,563 | ₹13,17,503 |
KR Road in 2nd Stage is valued 4.09 times the 6th Stage 5th Block line.
The STAGE check for Banashankari (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Stage row | Which stage, block and site row applies? | Kaveri, sale deed | Seller quotes an inner-stage rate for 6th Stage |
| Title from BDA | Was the BDA lease-cum-sale converted to an absolute sale deed? | BDA allotment, possession certificate, sale deed | Lease-cum-sale period not closed |
| Approach and drains | Does the street hold water, and is the plot near an old tank bed? | Visit after rain, drain maps | Water marks on the compound wall |
| Green Line walk | How long to the nearest station? | Walk it at peak hour | More than 20 minutes with no feeder |
| Extra floors | Were floors added beyond the sanctioned plan? | Plan sanction, OC | No OC for upper floors |
Score each check green, amber or red. Two reds and you should walk away or renegotiate. Our legal checks guide covers BDA title and OC.
Banashankari buyer's checklist
- [ ] Confirm the ward, corporation and khata.
- [ ] Find the exact stage, block and site row on Kaveri.
- [ ] Work out the price-to-guidance ratio.
- [ ] Check the BDA allotment and absolute sale deed.
- [ ] Check the plan sanction and OC.
- [ ] Visit after heavy rain.
- [ ] Time the trip to the nearest Green Line station.
- [ ] Ask for BWSSB bills and tanker spend.
What mistakes do buyers make in Banashankari?
- Treating it as one market. Guidance values vary four-fold between stages.
- Using portal averages as prices. They're listings, not registrations.
- Skipping the BDA paper trail. Allotment, possession and absolute sale deed all matter.
- Assuming the metro is close. The western stages are far from the line.
Legal and tax note
This is general information. Ask a CA about income-tax rules on price and guidance value, and a property lawyer about BDA title, khata, OC and approvals before you pay an advance.
Frequently asked questions
No consultant publishes a Banashankari figure. Guidance values run from ₹38,000 per sq m in parts of 6th Stage to ₹1,55,500 on KR Road in 2nd Stage. Knight Frank's nearby Kanakapura Road range is ₹5,300 to ₹10,100 per sq ft.
It suits buyers who want a settled south-west area with a running metro on its eastern side. The trade-offs are older buildings in the inner stages, distance from the metro in the outer ones and BDA title work. Use the STAGE check.
Yes. The Green Line runs along Kanakapura Road with stations at Banashankari, JP Nagar and Yelachenahalli (station names per news reports). The western stages are a long way from the line.
It depends on the stage. 2nd Stage cross roads are ₹1,04,000 per sq m, 3rd Stage ₹81,000, 1st Stage ₹71,000, 5th Stage ₹62,000 and most 6th Stage blocks ₹38,000 to ₹56,000.
The inner stages have long-standing BWSSB connections. Outer stages and nearby villages are mixed, and some rely on borewells and tankers. Ask for the building's bills before you buy.
We didn't find an official 2026 list naming Banashankari points. The South corporation had 24 of 101 listed locations. Check low streets, cellars and plots near old tank beds.
Banashankari is inside GBA, so charges total 7.6% of the higher of price and guidance value. On a ₹1.2 crore site, that's ₹9,12,000. Try our stamp duty calculator.
Jayanagar and JP Nagar lie to the east, and Kanakapura Road runs along its edge. See our JP Nagar guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (Kanakapura Road benchmark): 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, Jayanagar and Basavanagudi books (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The New Indian Express, guidance value yet to be hiked, 21 Feb 2026 (news): https://www.newindianexpress.com/states/karnataka/2026/Feb/21/guidance-value-yet-to-be-hiked-by-15-across-karnataka-expect-property-rates-to-go-up
- PIB, Green Line extension Yelachenahalli–Silk Institute, 14 Jan 2021: https://www.pib.gov.in/PressReleseDetailm.aspx?PRID=1688594
- 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 New Indian Express, 52 of 101 flood-prone locations yet to be fixed, 11 Apr 2026 (news): https://www.newindianexpress.com/cities/bengaluru/2026/Apr/11/52-of-101-flood-prone-locations-in-bengaluru-yet-to-be-fixed-before-monsoon
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
