Electronic City Property Rates 2026: Metro, Water, Floods

Short answer: 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.

Key takeaways

More affordable than the east: Knight Frank's range here is roughly 1.5 to 2.3 times a typical apartment guidance line of ₹39,700 per sq m.
Rent: ANAROCK quotes ₹20,000 to ₹31,000 a month for a 1,000 sq ft 2BHK, a gross yield of about 4.2%.
Metro now: the Yellow Line runs from RV Road (Ragigudda) to Bommasandra, over 19 km with 16 stations, including Electronic City.
Three possible authorities: the ELCITA township, the GBA city area, or a panchayat. Each issues different khata and approvals.
Our 4T check: township, transit, tap, title.

Table of contents

Who governs Electronic City?
What are property rates in Electronic City?
Is there a metro in Electronic City?
Where does Electronic City get its water?
Is Electronic City flood-prone?
Worked examples
The 4T Electronic City check (our framework)
Electronic City buyer's checklist
What mistakes do buyers make in Electronic City?
Frequently asked questions
Talk it through with acre&key
Sources

Electronic City grew around a state industrial estate on Hosur Road, and housing spread into the villages around it. This guide gives you the numbers we can source and the checks that matter for a specific flat or site.

Who governs Electronic City?

This is the question to settle first, because there are three possibilities.

ELCITA township. The Electronics City Industrial Township Authority runs the industrial township. Its town planning team issues building licences, commencement and occupancy certificates, khata and trade licences, and it uses the e-Aasthi software for khata (ELCITA town planning). It also collects property tax in its area.
GBA city area. Parts of the surrounding belt are under the Greater Bengaluru Authority's city corporations, with e-Khata on GBA's e-Aasthi.
Panchayat villages. Further out in Anekal taluk, villages are run by gram panchayats, with records on e-Swathu.

Each one changes your property record, who approved the building, and the surcharge on stamp duty (2% of duty in municipal areas, 3% in panchayat areas). Our approvals guide and ward and corporation lookup help you work out which applies. The tax receipt settles it.

What are property rates in Electronic City?

Official guidance values

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

Gazette line (residential site)	Per sq m	Per sq ft
Doddathoguru (village)	₹39,600	₹3,679
Doddathoguru, BDA and BDA-approved sites	₹41,250	₹3,832
Neeladri Main Road	₹52,800	₹4,905
Neeladri Layout	₹49,500	₹4,599
KIADB Area Electronic City (Doddathoguru)	₹51,500	₹4,785
Konappana Agrahara (village)	₹37,200	₹3,456
Konappana Agrahara Main Road	₹46,800	₹4,348
KIADB Area Electronic City (Konappana Agrahara)	₹46,350	₹4,306

Flats are notified project by project. Several apartment lines in Doddathoguru sit at ₹39,700 per sq m (₹3,688 per sq ft), which we use in the examples below. Look up your own flat on Kaveri, and see more localities in our rates-by-area table. No revision had been notified as of 19 Oct 2026.

Market prices

Knight Frank's H1 2026 report puts Electronic City flat prices at ₹5,700 to ₹8,600 per sq ft, up 10% over 12 months, which it ranks 9th of 17 Bengaluru locations (tied on 10%). ANAROCK's Q1 2026 quoted base rate was ₹7,200 per sq ft. These are consultant figures for new stock. For one building, check past registered values on Kaveri encumbrance certificates.

Rents and jobs

ANAROCK quotes ₹20,000 to ₹31,000 a month for a 1,000 sq ft 2BHK in Q1 2026, up 1% on the quarter. Grade-A office rents in Electronic City were ₹40 to ₹70 per sq ft a month in 2025, up 5% (ANAROCK, Apr 2026).

What's being built

Electronic City falls in Anekal taluk on Karnataka RERA. In our East RERA study, Anekal had 874 approved housing and plotted projects, and 72.2% still carried their original completion date. Anekal also covers the outer Sarjapur Road and Chandapura, so it isn't an Electronic City-only figure.

Is there a metro in Electronic City?

Yes. The Yellow Line from RV Road (Ragigudda) to Bommasandra, over 19 km with 16 stations, was inaugurated on 10 Aug 2025, with an Electronic City station on the route (PIB, 9 Aug 2025). It links at RV Road to the Green Line and at Central Silk Board to the Blue Line once that section opens; BMRCL is reported to be aiming for May 2027 (BLR Today, news).

Measure the walk from the actual building to the station. Many housing pockets sit off Hosur Road, and a feeder or a long walk changes the daily trip.

Where does Electronic City get its water?

Ask, building by building. Cauvery Stage 5 serves the 110 villages added to the city in 2007, where about 1.15 lakh of an estimated 1.8 lakh buildings were connected by May 2026 (The Hindu, news). The ELCITA township and panchayat villages aren't part of that city programme, so their supply depends on the local body and the project's own sources. We haven't found an official map of who supplies which pocket.

Ask for the water source in writing, with bills. The Cauvery Stage 5 guide shows how to check a building in the city.

Is Electronic City flood-prone?

Some spots are, mostly underpasses, low roads and plots near lakes and drains. Bengaluru tracks flooding as points: in April 2026, 52 of 101 flood-prone locations across the five city corporations were still unfixed (The New Indian Express, news). That list doesn't cover the ELCITA township or panchayat areas, so there's no official street list for much of Electronic City.

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, and a visit after heavy rain still tells you the most.

Worked examples

Worked example 1: duty on an Electronic City flat

Illustrative. A 1,000 sq ft flat at ANAROCK's base rate of ₹7,200 per sq ft.

Item	Working	Result
Price	1,000 × ₹7,200	₹72,00,000
Guidance value (₹39,700 per sq m line)	1,000 ÷ 10.764 × ₹39,700	₹36,88,254
Price ÷ guidance value	₹72,00,000 ÷ ₹36,88,254	1.95
Charges in a municipal area (7.6%)	7.6% × ₹72,00,000	₹5,47,200
Charges in a panchayat area (7.65%)	7.65% × ₹72,00,000	₹5,50,800

Duty goes on the price, which is well above the floor. Kaveri adds floor rise, amenities and parking to a flat's guidance value, so check the exact figure. Our full cost guide adds GST and other costs.

Worked example 2: rent vs EMI

Illustrative. The same flat with 20% down: a ₹57,60,000 loan over 20 years at an assumed 8.5%.

Item	Working	Result
EMI	standard formula	about ₹49,987 a month
Rent (ANAROCK midpoint)	(₹20,000 + ₹31,000) ÷ 2	₹25,500 a month
Gross yield	₹25,500 × 12 ÷ ₹72,00,000	about 4.25%

Renting costs about half the EMI here too. Run your own numbers on the EMI calculator.

Worked example 3: a 1,200 sq ft site, village line vs main road

Illustrative.

Gazette line	Guidance value	Minimum charges at 7.6%
Konappana Agrahara (village), ₹37,200 per sq m	₹41,47,196	₹3,15,187
Neeladri Main Road, ₹52,800 per sq m	₹58,86,342	₹4,47,362

The main-road line puts the floor ₹17,39,147 higher. If you're paying close to guidance value, check which line the sub-registrar will apply before agreeing a price.

The 4T Electronic City check (our framework)

Check	Question	Where to look
Township	ELCITA, GBA or panchayat?	Tax receipt; khata or e-Swathu record
Transit	How long is the walk to a Yellow Line station?	Walk it at peak hour
Tap	Where does the water come from?	Bills and a written answer from the seller or builder
Title	Do the khata, approvals and occupancy certificate come from the right body?	Lawyer's check; ELCITA or GBA records; RERA page

Electronic City buyer's checklist

[ ] Local body confirmed: ELCITA, GBA corporation or panchayat
[ ] Khata or Form 9/11 matches the deed and the issuing body
[ ] Building licence and occupancy certificate from the right authority
[ ] Guidance value line found on Kaveri for the exact property
[ ] Past registered values checked on encumbrance certificates
[ ] Walking time to the nearest Yellow Line station timed
[ ] Water source confirmed in writing, with bills
[ ] Lake and drain distance checked; site seen after heavy rain
[ ] RERA registration, completion date and extensions checked
[ ] Title checked by a lawyer (our legal checks guide)

What mistakes do buyers make in Electronic City?

Assuming it's all one authority. ELCITA, GBA and panchayats issue different papers.
Counting the metro without the walk. Time the trip from the gate, not the map.
Assuming city water. Stage 5 is a city programme; check the building's own supply.
Ignoring the line. Main-road and village lines differ by thousands of rupees per sq m.

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 Electronic City in 2026?

Knight Frank's H1 2026 report puts Electronic City flat prices at ₹5,700 to ₹8,600 per sq ft, up 10% in a year. ANAROCK's Q1 2026 base rate was ₹7,200 per sq ft. Official guidance values for residential sites run about ₹37,200 to ₹52,800 per sq m.

Is Electronic City good to live in?

It suits people who work in the area or along Hosur Road. Flats cost less than in Whitefield or Sarjapur Road, rents are about ₹20,000 to ₹31,000 for a 2BHK, and the Yellow Line now runs here. Check the local body, water source and approvals for each building.

Is there a metro in Electronic City?

Yes. The Yellow Line from RV Road (Ragigudda) to Bommasandra opened in August 2025, with an Electronic City station. It's over 19 km with 16 stations. The Blue Line interchange at Central Silk Board is targeted for May 2027.

Who issues khata in Electronic City?

It depends where the property is. Inside the ELCITA township, ELCITA issues khata, building licences and occupancy certificates. In the GBA city area, the city corporation issues e-Khata through e-Aasthi. In panchayat villages, records sit on e-Swathu. Your tax receipt shows which one applies.

Does Electronic City get Cauvery water?

Cauvery Stage 5 serves the 110 villages added to the city in 2007. The ELCITA township and panchayat villages aren't part of that programme, so supply depends on the local body and the project. Ask for the water source in writing, with bills, before you buy.

Is Electronic City flood-prone?

Some spots are, mostly low roads, underpasses and plots near lakes and drains. The city's list of flood-prone points doesn't cover ELCITA or panchayat areas. Check the distance to the nearest lake and drain, and visit the site after heavy rain.

What is the guidance value in Electronic City?

Under the 2023 gazette, residential site lines include ₹39,600 per sq m in Doddathoguru village, ₹52,800 on Neeladri Main Road and ₹37,200 in Konappana Agrahara village. Several apartment lines in Doddathoguru are ₹39,700 per sq m. Check your exact property on Kaveri.

How much stamp duty will I pay in Electronic City?

About 7.6% of the price in municipal areas and 7.65% in panchayat areas, covering 5% duty, 10% cess, the surcharge on duty and 2% registration. On a ₹72 lakh flat that's ₹5,47,200 or ₹5,50,800.