Bellandur Property Rates 2026: Metro, Water and Flood Risk

Short answer: 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.

Key takeaways

No consultant figure: neither Knight Frank nor ANAROCK publishes a Bellandur price. Nearby Sarjapur Road's ANAROCK base rate was ₹11,400 per sq ft in Q1 2026.
A high floor: a 1,200 sq ft site on the village line has a guidance value of ₹1.04 crore.
Rail is coming: Bellandur is on the Blue Line's Silk Board–KR Puram section (mid-2027 target, news) and on suburban Corridor-4.
The lake matters: in September 2022, the civic body blamed overflowing Bellandur and Varthur lakes for flooding nearby (news).
Our LAKE check: line, access, known flooding, entitlement.

Table of contents

Who governs Bellandur?
What are property rates in Bellandur?
Is there a metro in Bellandur?
Where does Bellandur get its water?
Is Bellandur flood-prone?
Worked examples
The LAKE Bellandur check (our framework)
Bellandur buyer's checklist
Frequently asked questions
Talk it through with acre&key
Sources

Bellandur sits on the outer ring road between Marathahalli and Sarjapur Road, around the city's largest lake. Buyers come for the tech parks along the ring road. This guide sticks to official records and named sources, and says plainly where data runs out.

Who governs Bellandur?

Bellandur is inside the Greater Bengaluru Authority (GBA) area, so records are e-Khata on e-Aasthi and charges are about 7.6% of value. Lake-heavy pin codes can have large areas outside ward polygons, so use our ward and corporation lookup and confirm from the tax receipt.

What are property rates in Bellandur?

Official guidance values

Residential site rates from the 2023 gazette (in force since 1 Oct 2023), Shivajinagar registration-district book:

Gazette line (residential site)	Per sq m	Per sq ft
Chikkabellanduru	₹36,000	₹3,345
Amani Bellandur Khane gramathana	₹48,600	₹4,515
Amani Bellandur Khane village (listed survey number)	₹77,000	₹7,153
Bellanduru (village)	₹93,285	₹8,666
Apartment lines in the Bellanduru section (many projects)	₹63,690 for most, up to ₹81,400	₹5,917–7,562

Flats are notified project by project, so we don't name them. Look up your own on Kaveri, and compare localities in our rates-by-area table. A revision has been reported in the news, but none had been notified as of 19 Oct 2026.

Market prices

We don't have a sourced Bellandur figure. Knight Frank's 17-location table doesn't include it, and ANAROCK lists Bellandur in its East zone without a rate. The nearest benchmarks are ANAROCK's Q1 2026 base rates of ₹11,400 per sq ft for Sarjapur Road and ₹10,680 for Whitefield, and Knight Frank's ₹7,310 to ₹15,500 for Marathahalli (our Marathahalli guide). For a specific building, check past registered values on Kaveri encumbrance certificates.

Rents

No Bellandur rent is published by ANAROCK. Nearby, it quotes ₹33,000 to ₹46,000 a month for a 1,000 sq ft 2BHK on Sarjapur Road in Q1 2026. Listing-portal rents aren't evidence.

What's being built

Bellandur falls in Bengaluru East taluk on Karnataka RERA. In our East RERA study, the taluk had 1,235 approved housing and plotted projects, and 63.1% still carried their original completion date. These aren't Bellandur-only figures.

Is there a metro in Bellandur?

Not yet.

Line	What it does	Status (Oct 2026)
Blue Line Phase 2A, Silk Board–KR Puram	Runs along the ring road through Bellandur, with a Bellandur station (station names per news reports), linking to the Yellow Line at Silk Board and the Purple Line at KR Puram	Targeted for mid-2027, per the Bengaluru development minister (The Hindu, news)
Suburban Corridor-4 (Kanaka)	Bellandur is an at-grade station in the southern package	K-RIDE reported station raft concrete complete in May 2026; no revised completion date for the corridor

Suburban details are from K-RIDE's May 2026 newsletter and the government's reply to Lok Sabha question 583 of 22 Jul 2026. See every line in our East Bengaluru infrastructure tracker.

Where does Bellandur get its water?

The Bellandur belt falls in the former Mahadevapura zone, one of eight zones covered by Cauvery Stage 5 for villages added to the city in 2007 (JICA). By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected (The Hindu, news). Ask for the BWSSB connection details and bills. Our Cauvery Stage 5 guide shows how.

Is Bellandur flood-prone?

Parts of it, yes. In September 2022, the civic body said overflowing Bellandur and Varthur lakes were causing floods in surrounding areas (The Hindu, news), and residents of Yemalur and Marathahalli were told to move out to safety (The New Indian Express, news). In April 2026, the East corporation had 20 of the city's 101 listed flood-prone locations, and 52 of the 101 citywide were still unfixed (TNIE, news).

Lake buffers became size-based (0 to 30 m) under Act 19 of 2026, and primary drains carry a 50 m buffer under RMP-2015. Our lake and drain checks show how to check a site.

Worked examples

Worked example 1: a new flat at a nearby benchmark

Illustrative. We use ANAROCK's Q1 2026 Sarjapur Road base rate of ₹11,400 per sq ft because no figure exists for this locality. A 1,200 sq ft flat on a ₹63,690 per sq m apartment line.

Item	Working	Result
Price	1,200 × ₹11,400	₹1,36,80,000
Guidance value	1,200 ÷ 10.764 × ₹63,690	₹71,00,334
Price ÷ guidance value	₹1,36,80,000 ÷ ₹71,00,334	1.93
Charges at 7.6%	7.6% × ₹1,36,80,000	₹10,39,680

Duty goes on the price. Kaveri can add floor, amenity and parking amounts, so check the exact value. Our full cost guide adds GST and other costs.

Worked example 2: an older resale flat priced below the floor

Illustrative. A 1,000 sq ft resale flat on the same line, agreed at ₹5,500 per sq ft.

Item	Working	Result
Price	1,000 × ₹5,500	₹55,00,000
Guidance value	1,000 ÷ 10.764 × ₹63,690	₹59,16,945
Charges at 7.6% on the guidance value	7.6% × ₹59,16,945	₹4,49,688
Extra vs charges on the price	₹4,49,688 − ₹4,18,000	₹31,688

The guidance value is within 110% of the price (₹60.5 lakh), so the income-tax gap rules in our guidance value vs market price post shouldn't be triggered. Confirm with your CA.

Worked example 3: a 1,200 sq ft site on three lines

Gazette line	Guidance value	Minimum charges at 7.6%
Chikkabellanduru, ₹36,000 per sq m	₹40,13,378	₹3,05,017
Amani Bellandur Khane village, ₹77,000	₹85,84,169	₹6,52,397
Bellanduru village, ₹93,285	₹1,03,99,666	₹7,90,375

The Bellanduru line is 2.6 times the Chikkabellanduru line, so the name on a listing tells you little.

The LAKE Bellandur check (our framework)

Check	Question	Where to look
Line	Which gazette line applies: Bellanduru, Amani Bellandur Khane or Chikkabellanduru?	Kaveri valuation; deed schedule
Access	How long to your office at peak hour, with no metro yet?	Drive the ring road at 9 am and 6 pm
Known flooding	Did the building or street flood in 2022 or since?	Residents, association records, a visit after heavy rain
Entitlement	Is the site clear of lake and drain buffers, with approvals and OC in order?	Revenue maps, our drain checks, a lawyer

Bellandur buyer's checklist

[ ] Ward and city corporation confirmed from the tax receipt or e-Khata
[ ] Guidance value line found on Kaveri for the exact flat or site
[ ] Past registered values checked on encumbrance certificates
[ ] Distance to the lake and nearest drain checked; flood history asked
[ ] Water source and BWSSB connection confirmed in writing, with bills
[ ] Commute timed without counting the metro
[ ] RERA registration, completion date and extensions checked
[ ] Title, approvals and occupancy checked by a lawyer (our legal checks guide)

This is general information, not legal or tax advice. Ask a property lawyer to check title and approvals, and a CA about the tax side.

Frequently asked questions

What are property rates in Bellandur in 2026?

No major consultant publishes a Bellandur figure. Official site guidance values run from ₹36,000 per sq m in Chikkabellanduru to ₹93,285 for the Bellanduru village line, and most apartment lines are ₹63,690. Nearby Sarjapur Road's ANAROCK base rate was ₹11,400 per sq ft in Q1 2026.

Is Bellandur good to live in?

It suits people working at ring road tech parks who want to walk or take a short ride to work. Against that, ring road traffic is heavy, the metro isn't running yet, and low ground near the lake flooded in 2022. Run the line, access, known flooding, entitlement check.

Is there a metro in Bellandur?

Not yet. Bellandur is on the Blue Line's Silk Board–KR Puram section, which the minister said in October 2026 would likely open by mid-2027. It also has a station on suburban Corridor-4, which has no revised completion date.

Does Bellandur get Cauvery water?

Many buildings do, but not all. The Bellandur belt is in the former Mahadevapura zone covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Ask for the building's BWSSB connection details and recent bills before you buy.

Is Bellandur flood-prone?

Low ground near the lake and drains is. In September 2022, the civic body blamed overflowing Bellandur and Varthur lakes for flooding nearby, and Yemalur residents were told to move out. Ask residents about flood history and visit after heavy rain.

What is the guidance value in Bellandur?

Under the 2023 gazette, the Bellanduru village site line is ₹93,285 per sq m, Amani Bellandur Khane gramathana ₹48,600 and Chikkabellanduru ₹36,000. Most apartment lines in the section are ₹63,690, with some up to ₹81,400. Check your exact property on Kaveri.

How much stamp duty will I pay in Bellandur?

About 7.6% of the price: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. On a ₹1.368 crore flat that's ₹10,39,680. If the guidance value is higher than your price, charges go on the guidance value instead.

What rent can I expect in Bellandur?

We don't have a reliable Bellandur figure. ANAROCK lists it without a rent. Nearby, it quotes ₹33,000 to ₹46,000 a month for a 1,000 sq ft 2BHK on Sarjapur Road in Q1 2026. Ask for recent rental agreements in the same building.