HSR Layout Property Rates 2026: Metro, Water, Flood Risk

Short answer: HSR Layout property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Sectors 1 to 7 are all ₹1,35,000 per sq m (about ₹12,540 per sq ft), rising to ₹2,02,500 on the outer ring road. The Yellow Line runs nearby, and Blue Line stations are targeted for mid-2027.

Key takeaways

No consultant figure: Knight Frank lists HSR Layout in its South zone but not in its price table.
One rate for sectors: ₹1,35,000 per sq m across sectors 1 to 7, with main roads at ₹1,48,500 to ₹1,89,000.
Rail: Central Silk Board on the Yellow Line is running; HSR Layout and Agara Lake stations on the Blue Line are targeted for mid-2027 (news).
Known flood spot: 12th Main Road in the 7th Sector floods repeatedly, per the South City Corporation (news).
Our 4S check: sector line, street drain, station, sanction.

Table of contents

Who governs HSR Layout?
What are property rates in HSR Layout?
Is there a metro in HSR Layout?
Where does HSR Layout get its water?
Is HSR Layout flood-prone?
Worked examples
The 4S check for HSR Layout (our framework)
HSR Layout buyer's checklist
What mistakes do buyers make in HSR Layout?
Legal and tax note
Frequently asked questions
Talk it through with acre&key
Sources

HSR Layout is a planned BDA layout in south-east Bengaluru, split into seven sectors between Hosur Road, Sarjapur Road and the outer ring road. It draws people who work along the ring road and in Koramangala. This guide uses official records and named sources, and says where data runs out.

Who governs HSR Layout?

Mostly the South City Corporation. PIN 560102 is about 79% South and 21% Central, with wards such as Iblur, Kasavanahalli and Agaram. All of it is inside GBA, so stamp duty, cess, surcharge and registration add up to 7.6%. Check the ward and khata office with our ward and corporation lookup.

What are property rates in HSR Layout?

Official guidance values

These come from the 2023 gazette (Jayanagar book). Divide by 10.764 for per sq ft.

Line	Guidance value (₹/sq m)	Per sq ft (approx.)
150 ft ring road (outer ring road)	2,02,500	18,813
27th Main Road	1,89,000	17,559
BDA Complex Road (14th Main)	1,75,000	16,258
5th Main, 9th Main and the 60 ft roads (13th, 15th, 21st Cross)	1,62,000	15,050
19th Main Road	1,60,000	14,864
24th Main Road	1,48,500	13,796
Sectors 1 to 7	1,35,000	12,542
Apartment lines (named buildings)	47,500–80,500	4,413–7,479

Flats are listed building by building, and Kaveri can add floor, amenity and parking amounts. Look up the exact property before you agree a price.

Market prices

We didn't find a consultant price for HSR Layout. Knight Frank's H1 2026 report names it in the South zone but leaves it out of the price table. The nearest consultant benchmark is ANAROCK's Q1 2026 base rate for Sarjapur Road, ₹11,400 per sq ft, with 2BHK rents of ₹33,000 to ₹46,000 a month. Treat that as context only. Our Sarjapur Road guide covers it.

What's being built

Little at scale. Most new homes are rebuilds on BDA sites or small apartment blocks. Under section 3 of the RERA Act, a project is exempt only if its land is 500 sq m or less or it has eight flats or fewer, so check whether a block you're offered should be registered. Our RERA project review guide shows how.

Is there a metro in HSR Layout?

Not inside it yet, but it's close.

Line	Stations near HSR (station names per news reports)	Status, 19 Oct 2026
Yellow Line	Central Silk Board	Running since Aug 2025 (PIB)
Blue Line Phase 2A (Silk Board–KR Puram)	HSR Layout, Agara Lake	Targeted for mid-2027 (The Hindu, news)
Phase 3A Red Line (Sarjapura–Hebbal)	Via Agara, per BMRCL's report	Awaiting the Centre's approval

BMRCL's February 2026 report plans the Red Line along Sarjapura Main Road and the ring road to Agara, then underground from Koramangala 2nd Block. See our East Bengaluru infrastructure tracker and metro lines guide.

Where does HSR Layout get its water?

HSR Layout is in BWSSB's service area, but supply varies by building, and many rely on borewells and tankers as top-ups. Areas added to the city in 2007 depend on Cauvery Stage 5, where about 1.15 lakh of an estimated 1.8 lakh buildings were connected by May 2026 (The Hindu, news). Ask for the BWSSB connection and the last three bills. Our Cauvery Stage 5 guide explains how to check.

Is HSR Layout flood-prone?

Parts are. In April 2026, the South City Corporation commissioner said flooding is "witnessed repeatedly" around 12th Main Road in the 7th Sector, which was being fitted with roadside drains linked to the ring-road drain (The Hindu, news). In September 2025, Silk Board junction, Agara and HSR Layout were among the worst hit by rain (The New Indian Express, news).

HSR sits in the Agara and Bellandur lake catchment. Lake buffers are size-based (0 to 30 m) under Act 19 of 2026, and primary drains carry a 50 m buffer under RMP-2015. See our lake and drain checks and our flood-prone areas map.

Worked examples

These use published figures and illustrative prices. The Sarjapur Road benchmark is a nearby figure, not an HSR price.

Worked example 1: a flat at the nearby benchmark

A 1,200 sq ft flat at ₹11,400 per sq ft on an ₹80,500 per sq m apartment line.

Step	Calculation	Result
Price	1,200 × ₹11,400	₹1,36,80,000
Guidance value	1,200 ÷ 10.764 × ₹80,500	₹89,74,359
Price ÷ guidance value	1,36,80,000 ÷ 89,74,359	1.52
Charges at 7.6%	7.6% of ₹1,36,80,000	₹10,39,680

Worked example 2: an older flat priced below the floor

A 1,000 sq ft older flat agreed at ₹70,00,000 on the same ₹80,500 line.

Step	Calculation	Result
Guidance value	1,000 ÷ 10.764 × ₹80,500	₹74,78,632
Charges on guidance value	7.6% of ₹74,78,632	₹5,68,376
Charges on price	7.6% of ₹70,00,000	₹5,32,000
Extra you pay	₹5,68,376 − ₹5,32,000	₹36,376
110% income-tax test	₹70,00,000 × 110% = ₹77,00,000	Guidance value is within it

You pay on the higher figure. The guidance value is within 110% of the price, so the income-tax gap rules shouldn't bite, but check with your CA.

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

Line	Guidance value (₹/sq m)	Site value	Charges at 7.6%
Sector line	1,35,000	₹1,50,50,167	₹11,43,813
27th Main Road	1,89,000	₹2,10,70,234	₹16,01,338
Outer ring road	2,02,500	₹2,25,75,251	₹17,15,719

A ring-road site is valued 1.5 times a sector-road site of the same size. That gap is narrower than in most outer areas.

The 4S check for HSR Layout (our framework)

Check	Question	Where to check	Red flag
Sector line	Is the plot on a sector road or a named main road?	Kaveri, last sale deed	Seller quotes a main-road rate for a sector plot
Street drain	Does the street flood, as 12th Main in the 7th Sector has?	Visit after rain, neighbours, news	Water marks, basement pumps
Station	How far is Silk Board, and the planned Blue Line stations?	Map walk	Price assumes the Blue Line is open
Sanction	Does the building match its plan sanction and OC?	Corporation records	Extra floors with no sanction

Score each check green, amber or red. Two reds and you should walk away or renegotiate.

HSR Layout buyer's checklist

[ ] Confirm the ward, corporation and khata.
[ ] Find the exact row on Kaveri.
[ ] Work out the price-to-guidance ratio.
[ ] Visit after heavy rain, especially in the 7th Sector.
[ ] Ask for BWSSB bills and tanker spend.
[ ] Check the plan sanction and OC.
[ ] Check whether a new block should be on RERA.
[ ] Get title checked by a property lawyer.

What mistakes do buyers make in HSR Layout?

Using a portal average as the price. There's no consultant figure, so compare registered sales.
Ignoring street-level flooding. Some streets flood repeatedly while others nearby don't.
Counting on the Blue Line now. It's targeted for mid-2027, and dates have moved before.
Skipping the OC on rebuilt blocks. Small rebuilds still need approvals.

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 title, plan sanction and OC before you pay an advance.

Frequently asked questions

What are HSR Layout property rates in 2026?

Consultants don't publish an HSR Layout figure. Guidance values are ₹1,35,000 per sq m on sector roads, ₹1,48,500 to ₹1,89,000 on main roads and ₹2,02,500 on the ring road. ANAROCK's nearby Sarjapur Road base rate is ₹11,400 per sq ft.

Is HSR Layout good to live in?

It suits people working on the ring road or in Koramangala who want a planned layout. The trade-offs are high floors, street-level flooding in some sectors, and Blue Line delays. Check the property with the 4S check.

Is there a metro in HSR Layout?

Not inside it yet. Central Silk Board on the Yellow Line is running. HSR Layout and Agara Lake stations on the Blue Line's Silk Board–KR Puram section are targeted for mid-2027, per news reports.

What is the guidance value in HSR Layout?

Sectors 1 to 7 are ₹1,35,000 per sq m. The 60 ft roads and 5th and 9th Main are ₹1,62,000, 27th Main ₹1,89,000 and the outer ring road ₹2,02,500. Flats are valued building by building.

Does HSR Layout get Cauvery water?

Many buildings get BWSSB supply, but it varies, and tankers are common top-ups. Ask for the building's BWSSB connection, the last three bills and how much it spends on tankers.

Is HSR Layout flood-prone?

Parts are. The South City Corporation says 12th Main Road in the 7th Sector floods repeatedly, and HSR was among the worst-hit areas in September 2025 rain. Visit after heavy rain before you buy.

How much stamp duty will I pay in HSR Layout?

HSR Layout is inside GBA, so charges total 7.6% of the higher of price and guidance value. On a ₹1.368 crore flat, that's ₹10,39,680. Try our stamp duty calculator.

Which areas are near HSR Layout?

Koramangala lies to the north-west, Sarjapur Road to the north and Bellandur to the north-east. See our Bellandur guide.

Talk it through with acre&key

If you're weighing a flat or site in HSR Layout, we can run the 4S check with you, find the right guidance value row and go through the paperwork. Book a consultation with acre&key.

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