Short answer: 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.
- Outside the city: Hoskote town is run by the Hosakote City Municipal Council, not the Greater Bengaluru Authority. Different records, different water, different approvals.
- Supply: 233 approved RERA projects in Hosakote taluk, almost half of them plotted layouts. 85 were registered in 2025–26 alone.
- Roads now, metro later: the Bengaluru–Chennai Expressway and the Satellite Town Ring Road meet here; a KR Puram–Hoskote metro line is only at the project report stage.
- Water: not part of Cauvery Stage 5. Ask every project for its water source in writing.
- Our four-layer check: body, board, bore, basin.
- Who governs Hoskote, and why does it matter?
- What are property rates in Hoskote?
- Is there a metro to Hoskote?
- What about roads and rail?
- Where does Hoskote get its water?
- Is Hoskote flood-prone?
- Worked examples
- The four-layer Hoskote check (our framework)
- Hoskote buyer's checklist
- What mistakes do buyers make in Hoskote?
- What should you do if...
- Frequently asked questions
- Talk it through with acre&key
- Sources
Hoskote sits on the Old Madras Road (NH-75), about 30 km east of central Bengaluru by news reports' measure. Many people consider it because Whitefield and the KR Puram belt are close and prices are lower. This guide sticks to what official records and named sources say, and flags what nobody has published yet.
Who governs Hoskote, and why does it matter?
- Local body: Hoskote town is under the Hosakote City Municipal Council in Bengaluru Rural district. Villages around it are under gram panchayats.
- Planning: layouts and buildings are approved by the Hoskote Planning Authority, one of the local planning authorities in the Bengaluru Metropolitan Region (BMRDA).
- Property records: municipal properties sit on Karnataka's urban property system, e-Aasthi; panchayat properties on e-Swathu. The Bengaluru city e-Khata rules in our A-khata, B-khata and e-Khata guide are for GBA areas.
- Stamp duty surcharge: 2% of duty in municipal areas and 3% in panchayat areas (CAG Stamp Duty and Registration Manual, §7.4). That puts total charges at 7.6% in town and 7.65% in a panchayat area for a resale or a purchase above ₹45 lakh.
What are property rates in Hoskote?
Official guidance values
The guidance values in force came from the gazette notified on 30 Sep 2023, effective 1 Oct 2023 (OpenCity copies of IGR circulars). Some Hoskote town lines for residential sites:
| Gazette line (Hoskote town, residential site) | Per sq m | Per sq ft |
|---|---|---|
| Old Madras Road | ₹26,000 | ₹2,415 |
| Sir M V Extension (various blocks) | ₹19,000–25,000 | ₹1,765–2,323 |
| Hoskote Town, M V Extension | ₹25,000 | ₹2,323 |
| NH 207 Sulibele–Hosur Road | ₹21,000–24,000 | ₹1,951–2,230 |
| K R Road, Mission Hospital Road | ₹25,000 | ₹2,323 |
| Madras Road East, Gowrishankar Chowtri Road | ₹18,000 | ₹1,672 |
| Named private layouts in town (several lines) | ₹25,000–30,000 | ₹2,323–2,787 |
Source: Karnataka Gazette Part III, 30 Sep 2023, Bengaluru Rural registration district table, read by acre&key. Your exact line is what counts; look it up on Kaveri.
For comparison, the same gazette puts Whitefield village at ₹60,000 per sq m, more than twice Hoskote's town lines (our guidance value table).
Market prices
This is the honest gap. Knight Frank's Bengaluru price table doesn't include Hoskote, and ANAROCK's east figures cover Whitefield and Sarjapur Road. Listing portals publish asking prices, which aren't evidence of what anything sold for. There's no official or consultant market series for Hoskote that we can cite. The most useful evidence is registered values in the same building or layout, from encumbrance certificates on Kaveri. Our guidance value vs market price study shows how to compare the two.
What's being built
We pulled every Karnataka RERA registration in Hosakote taluk on 15 Oct 2026 (K-RERA project search).
| Hosakote taluk, approved projects | Count | Share |
|---|---|---|
| Total (housing and plotted) | 233 | all |
| Residential or group housing | 120 | 51.5% |
| Plotted development | 112 | 48.1% |
| Registered in 2025 or 2026 | 85 | 36.5% |
| Completion date still ahead (as of 15 Oct 2026) | 109 | 46.8% |
| Kept the original completion date | 184 | 79.0% |
The taluk is much wider than the town, so read this as the Hoskote market, not Hoskote town alone.
Is there a metro to Hoskote?
Not yet. The nearest metro is the Purple Line, which ends at Whitefield (Kadugodi). BMRCL is preparing a detailed project report for a KR Puram–Hoskote line of about 16 to 17 km with 11 stations along Old Madras Road, ending near Hoskote Government Hospital, per news reports (Construction World, 8 Oct 2026, news; Times of India, news). A project report isn't approval. Funding, land and construction approvals come after it, so don't pay a price that assumes a station opening on a date.
What about roads and rail?
- Bengaluru–Chennai Expressway: the 71.7 km Karnataka section is open, and about 105 km from Hoskote to Byreddipalle in Andhra Pradesh is operational. A Tamil Nadu package is stalled, and the Centre hasn't given a date for the full route (Union minister's reply in the Lok Sabha, reported by the Times of India, news).
- Satellite Town Ring Road (STRR): the roughly 80 km Dobaspet–Hoskote section via Doddaballapura and Devanahalli has been open for over two years. The next 21 km towards the Tamil Nadu border was 94.89% complete and targeted for November 2026 (Rajya Sabha reply, reported by the Times of India, news).
- NH-75 traffic: reported above 80,000 passenger car units, even before the expressway opens in full (Times of India, news).
- High-speed rail: an integrated station near Hoskote has been proposed for two corridors. Proposed only.
Good roads also mean heavy trucks. If you're looking at a home close to the expressway, STRR or NH-75, visit at peak hour and at night.
Where does Hoskote get its water?
Hoskote isn't part of BWSSB's Cauvery Stage 5, which serves the 110 villages within the former BBMP limits (our Cauvery Stage 5 guide).
- A state pre-feasibility study for the Hoskote water supply found the town had no surface source and relied on about 84 borewells. Supply was 3.36 MLD against demand of 9.37 MLD. It proposed treated water from Doddakere lake, topped up with tertiary-treated water from Bellandur (IDD / DMA pre-feasibility report, c. 2012, so old).
- In October 2024, the Karnataka Urban Water Supply and Drainage Board tendered "improvements of water supply system to Hosakote City under AMRUT 2.0" with five years of operation (tender notice).
What we don't know: today's supply hours, the share of piped water, or whether the AMRUT work is finished. Ask the CMC and the project. Our water questions guide has the full list.
Is Hoskote flood-prone?
Parts of it can be. A study led by IISc's Centre for Water Research, with Dutch and South Korean universities, found that nearly 40% of Hoskote taluk's area faces high to very high flood hazard. That's against more than 50% of Devanahalli and over 40% of Anekal (city news report, 14 Oct 2026, news). That's taluk-wide, not plot-level. For a specific property, check lakes, drains and low points with our lake buffer and rajakaluve checks.
Worked examples
Worked example 1: charges on a Hoskote plot, town vs panchayat
Illustrative. A 1,200 sq ft plot agreed at ₹36 lakh, above its guidance value (1,200 sq ft on a ₹25,000 per sq m line is about ₹27.87 lakh).
| Charge | Hoskote town (municipal) | Panchayat village |
|---|---|---|
| Stamp duty 5% | ₹1,80,000 | ₹1,80,000 |
| Cess 10% of duty | ₹18,000 | ₹18,000 |
| Surcharge (2% / 3% of duty) | ₹3,600 | ₹5,400 |
| Registration 2% | ₹72,000 | ₹72,000 |
| Total | ₹2,73,600 | ₹2,75,400 |
The difference is small. The bigger differences between town and panchayat are approvals, records and services.
Worked example 2: what tanker water could cost a family
Illustrative. A family of four at 135 litres per person per day, the norm the Hoskote water study planned for:
| Step | Working | Result |
|---|---|---|
| Monthly need | 4 × 135 × 30 | 16,200 litres |
| 6,000-litre tankers | 16,200 ÷ 6,000 | 2.7 a month |
| Cost at ₹600–750 a tanker | 2.7 × ₹600 to 2.7 × ₹750 | ₹1,620–2,025 a month |
The ₹600–750 figure is BWSSB's 2024 cap for Bengaluru; it doesn't cover Hoskote, so local prices may differ. In an apartment, the association splits the shortfall across flats.
Worked example 3: a base rate for a Hoskote project's date
For a project in Hosakote taluk, 10.7% have a Section 6 or further extension and 9.9% moved their date a year or more (our East Bengaluru RERA study). On top of that, 105 projects in the taluk qualify on their dates for K-RERA's four-month blanket extension of 10 Aug 2026 (Order No. K RERA/ADMIN/10/2026, for completion dates on or after 28 Feb 2026), which the register hadn't shown when we pulled it. So a December 2026 date may legally be April 2027.
The four-layer Hoskote check (our framework)
| Layer | Question | Where to check |
|---|---|---|
| Body | Municipal or panchayat? | Tax receipt; e-Aasthi or e-Swathu record |
| Board | Which authority approved the layout or building? | Hoskote Planning Authority approval, plan and conditions; RERA page |
| Bore | Where does the water come from? | Written source from the project, CMC connection status, borewell permission |
| Basin | Is it near a lake, drain or low point? | Revenue maps, site visit after rain, our lake and drain checks |
Pass all four in writing before you pay the booking amount. A strong answer on one doesn't cover a gap on another.
Hoskote buyer's checklist
- [ ] Exact guidance value line found on Kaveri
- [ ] Registered values pulled for the same building or layout
- [ ] Local body confirmed (CMC or panchayat) and record checked on e-Aasthi or e-Swathu
- [ ] Planning authority approval and plan seen
- [ ] RERA registration, completion date and extensions checked
- [ ] Water source given in writing
- [ ] Lake and drain distances checked
- [ ] Peak-hour and night visit done
- [ ] Lawyer's title report received
What mistakes do buyers make in Hoskote?
- Using city rules on a non-city property. GBA e-Khata, BWSSB and the city tanker cap don't apply here.
- Paying for a metro station that hasn't been approved.
- Trusting portal prices instead of registered values.
- Skipping the planning approval on a plotted layout.
- Assuming expressway access is all upside.
What should you do if...
...the project says Cauvery water is coming? Ask for the order or connection letter. Without it, plan for borewell and tanker water.
...the layout has only a panchayat record? Check the planning approval and conversion, and ask your bank early whether it will lend.
...the plot is near a lake? Check the buffer and drain distances before booking.
Frequently asked questions
Official guidance values for residential sites in Hoskote town run from about ₹18,000 to ₹30,000 per sq m, or ₹1,672 to ₹2,787 per sq ft, depending on the road or layout line. No major consultant publishes a Hoskote market price series, so use registered values from encumbrance certificates.
No. Hoskote town is governed by the Hosakote City Municipal Council in Bengaluru Rural district, outside the Greater Bengaluru Authority. Layouts are approved by the Hoskote Planning Authority, and property records are on the state's e-Aasthi or e-Swathu systems, not the GBA's e-Khata.
Not yet. The nearest metro is the Purple Line's Whitefield (Kadugodi) terminus. BMRCL is preparing a detailed project report for a KR Puram to Hoskote line of about 16 to 17 km with 11 stations. It still needs funding, land and construction approvals.
Hoskote isn't part of BWSSB's Cauvery Stage 5. A state study found the town relied on borewells, and a water-supply improvement tender under AMRUT 2.0 was issued in October 2024. Current supply levels aren't published, so ask each project for its water source in writing.
Parts of it are. An IISc-led study reported in October 2026 found nearly 40% of Hoskote taluk's area faces high to very high flood hazard. That's a taluk-wide figure, so check each property for nearby lakes, drains and low ground before you buy.
On 15 October 2026, Karnataka RERA listed 233 approved housing and plotted projects in Hosakote taluk: 120 residential and 112 plotted. 85 were registered in 2025 or 2026, and 79.0% still carried their original completion date.
It depends on what you need. Hoskote has lower guidance values than Whitefield, new expressway and ring road links, and a growing project pipeline. Against that, there's no metro yet, water has relied on groundwater, and part of the taluk has high flood hazard. Run the four-layer check on each property.
Stamp duty is 5%, with 10% cess on the duty, a surcharge of 2% of duty in municipal areas or 3% in panchayat areas, and a 2% registration fee. That's 7.6% in Hoskote town and 7.65% in a panchayat area, on the higher of price and guidance value.
Lawyer note: Approvals, conversion, records and title in municipal and panchayat areas are general information here. Have a property lawyer check the title, approvals and records before you pay or sign.
Sources
Checked 19 Oct 2026.
- Bengaluru Rural district, Hosakote CMC: https://bangalorerural.nic.in/en/public-utility/hosakote-cmc/
- BMRDA, local planning areas: https://bmrda.karnataka.gov.in/8/local-planning-areas/en
- e-Aasthi, Urban Property Management System, Government of Karnataka: https://eaasthi.karnataka.gov.in/
- CAG, Stamp Duty and Registration Manual (2020), §7.4: https://saiindia.gov.in/uploads/media/Stamp-Duty-and-Registration-Manual-20200914191933.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance values (Bengaluru Rural), via OpenCity: https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Karnataka RERA, View All Projects (Hosakote taluk, 15 Oct 2026): https://rera.karnataka.gov.in/viewAllProjects?language=en
- Karnataka RERA, Order No. K RERA/ADMIN/10/2026, 10 Aug 2026 (notice on https://rera.karnataka.gov.in/))
- Construction World, Hoskote metro link, 8 Oct 2026 (news): https://www.constructionworld.in/transport-infrastructure/metro-rail-and-railways-infrastructure/hoskote-metro-link-plans-11-stations-from-kr-puram/98379
- Times of India, Hoskote transport gateway (news): https://timesofindia.indiatimes.com/city/bengaluru/eastward-ho-hoskote-30km-from-bengaluru-to-be-next-transport-gateway/articleshow/134645206.cms
- Times of India, Bengaluru–Chennai Expressway status (news): https://timesofindia.indiatimes.com/city/bengaluru/ride-on-bengaluru-chennai-expressway-to-get-delayed-centre-yet-to-set-timeline-for-opening/articleshow/132745407.cms
- Times of India, STRR stretch (news): https://timesofindia.indiatimes.com/city/bengaluru/hosurdobbaspet-ring-road-stretch-set-for-nov-opening/articleshow/132944785.cms
- IDD / DMA, Integrated Water Supply pre-feasibility report, Hosakote (c. 2012): https://abhinavinfo.com/idd_new/assets/pdf/pre_feasibility_studies/80_DMA_PFR_HosakoteWaterSupply.pdf
- KUWS&DB tender, AMRUT 2.0 water supply improvements, Hosakote City (Oct 2024): http://itj.dgciskol.gov.in/public/tender/4373
- Times of India group city paper, IISc-led flood and drought hazard study, 14 Oct 2026 (news): https://bangaloremirror.indiatimes.com/bangalore/civic/red-alert/articleshow/134923907.cms
