Short answer: Indiranagar property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. HAL 2nd Stage is ₹1,25,000 to ₹1,30,000 per sq m (about ₹11,600 to ₹12,080 per sq ft), the 80 ft road ₹1,87,000 and the 100 ft road ₹2,70,000. The Purple Line has run through Indiranagar for years.
- No consultant figure: Knight Frank lists Indiranagar only as an office district.
- Roads drive value: the 100 ft road is ₹2,70,000 per sq m, more than double HAL 2nd Stage's ₹1,25,000.
- Metro running: Indiranagar is on the Purple Line, which has run end to end since October 2023.
- Drains, not lakes: cellars on 100 Feet Road flooded from a choked roadside drain in April 2026 (news).
- Our 4D check: deed line, drains, density, distance.
- Who governs Indiranagar?
- What are property rates in Indiranagar?
- Is there a metro in Indiranagar?
- Where does Indiranagar get its water?
- Is Indiranagar flood-prone?
- Worked examples
- The 4D check for Indiranagar (our framework)
- Indiranagar buyer's checklist
- What mistakes do buyers make in Indiranagar?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Indiranagar is an established area in east-central Bengaluru, built around HAL's stages and the 100 ft and 80 ft roads. Its main roads are busy commercial streets, while the inner cross roads stay residential. This guide uses official records and named sources, and says where data runs out.
Who governs Indiranagar?
The Central City Corporation. PIN 560038 is about 97% Central, with wards such as Indiranagar, Kasturi Nagar and Nagavarapalya. PIN 560008 (HAL area, Kodihalli) is about 95% Central, and PIN 560075 is 81% Central and 19% East. All of it is inside GBA, so stamp duty, cess, surcharge and registration add up to 7.6%. Use our ward and corporation lookup to confirm.
What are property rates in Indiranagar?
Official guidance values
These come from the 2023 gazette (Shivajinagar book). Divide by 10.764 for per sq ft.
| Line | Guidance value (₹/sq m) | Per sq ft (approx.) |
|---|---|---|
| Indiranagar 100 ft Road | 2,70,000 | 25,084 |
| Defence Colony to Indiranagar 100 ft Road | 2,25,000 | 20,903 |
| Defence Colony | 2,21,000 | 20,531 |
| Indiranagar 80 ft Road | 1,87,000 | 17,373 |
| Defence Colony 80 ft Road | 1,80,400 | 16,760 |
| CMH Road, 1st to 17th Cross | 1,79,000 | 16,630 |
| Binnamangala / Indiranagar | 1,50,000 | 13,935 |
| 12th Main Road | 1,46,700 | 13,629 |
| 14th Main Road (Airport Road side) | 1,35,000 | 12,542 |
| HAL 2nd Stage, 1st to 11th Main | 1,30,000 | 12,077 |
| HAL 2nd Stage and 2nd A Stage | 1,25,000 | 11,613 |
| Jeevanbhimanagar | 1,01,500 | 9,430 |
| HAL 3rd Stage | 1,00,600 | 9,346 |
| HAL 2nd Stage, Kodihalli Layout | 78,000 | 7,246 |
| Apartment lines (named buildings) | 83,100–1,37,500 (many at 1,22,000) | 7,720–12,774 |
Flats are valued building by building, and Kaveri can add floor, amenity and parking amounts. Look up the exact property first.
Market prices
We didn't find a consultant residential price for Indiranagar. Knight Frank's H1 2026 report names it only as part of the secondary business district for offices, and ANAROCK's Q1 2026 report doesn't list it. Portal figures are asking prices. Ask for registered sale deeds on the same road.
What's being built
Very little at scale. New homes are mostly rebuilds and small blocks on old plots. 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 Indiranagar?
Yes. The Purple Line runs along Old Madras Road through Indiranagar. Its full 43.49 km, 37-station route from Whitefield (Kadugodi) to Challaghatta has run since 9 October 2023 (The Hindu, news).
| Line | Nearby stations (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Purple Line | Indiranagar, Swami Vivekananda Road | Running |
That gives direct trains east to Whitefield and west through the city centre. Our metro lines guide covers the rest, and our Whitefield guide covers the other end of the line.
Where does Indiranagar get its water?
Indiranagar is part of the established city on BWSSB's Cauvery network. Supply still varies by street and building, and older houses often have sumps and overhead tanks. Ask for the last three BWSSB bills, and whether the building buys tanker water.
Is Indiranagar flood-prone?
Not around lakes, but street drains are a real issue. On 29 April 2026, water from a choked roadside drain flooded the cellars of buildings on 100 Feet Road; residents said the drain was blocked by silt, plastic and cables (Bangalore Mirror, news). Indiranagar was also among the areas with waterlogged roads after rain on 5 October 2026 (The Hindu, news).
In April 2026, the Central City Corporation had 3 of the city's 101 listed flood-prone locations (The New Indian Express, news). See our lake and drain checks and flood-prone areas map.
Worked examples
These use the published guidance values and illustrative prices. They're not Indiranagar market prices.
Worked example 1: a 1,200 sq ft site on three lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| HAL 2nd Stage | 1,25,000 | ₹1,39,35,340 | ₹10,59,086 |
| 80 ft Road | 1,87,000 | ₹2,08,47,269 | ₹15,84,392 |
| 100 ft Road | 2,70,000 | ₹3,01,00,334 | ₹22,87,625 |
A 100 ft road site is valued 2.16 times a HAL 2nd Stage site of the same size. Much of that reflects commercial use, so check what the zoning lets you build.
Worked example 2: an old house on a 2,400 sq ft site
A 40 × 60 ft site in HAL 2nd Stage, 1st to 11th Main (₹1,30,000 per sq m), has a guidance value of ₹2,89,85,507. Charges on that are ₹22,02,899.
| Agreed price | Charges on price | Extra you pay (on guidance value) | 110% of price | Result |
|---|---|---|---|---|
| ₹2,70,00,000 | ₹20,52,000 | ₹1,50,899 | ₹2,97,00,000 | Guidance value within 110% |
| ₹2,55,00,000 | ₹19,38,000 | ₹2,64,899 | ₹2,80,50,000 | Guidance value ₹9,35,507 above 110% |
At ₹2.55 crore, the gap can create income-tax issues for both buyer and seller. Talk to your CA before you sign.
Worked example 3: the floor on a flat
A 1,500 sq ft flat in a building on a ₹1,22,000 apartment line has a guidance value of ₹1,70,01,115. Whatever you agree, your charges can't fall below ₹12,92,085. Check the building's own line on Kaveri, plus any add-ons.
The 4D check for Indiranagar (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Deed line | Which guidance value row applies: main road, stage or apartment? | Kaveri, last sale deed | Seller quotes a stage rate for a main-road plot, or the reverse |
| Drains | Has the cellar or street flooded? | Visit after rain, neighbours, news | Sandbags at the gate, pump in the cellar |
| Density | Are bars, shops or offices moving onto the street? | Visit at night and weekends | Commercial conversions on both sides |
| Distance | How far is the walk to a Purple Line station? | Walk it | More than 1.5 km with poor footpaths |
Score each check green, amber or red. Two reds and you should walk away or renegotiate.
Indiranagar buyer's checklist
- [ ] Confirm the ward and khata.
- [ ] Find the exact row on Kaveri.
- [ ] Check the price against the 110% test with your CA.
- [ ] Look at the cellar and the roadside drain, and visit after rain.
- [ ] Check the plan sanction and OC.
- [ ] Ask for BWSSB bills and tanker spend.
- [ ] Check commercial use on the street and the zoning.
- [ ] Get the title chain checked by a property lawyer.
What mistakes do buyers make in Indiranagar?
- Assuming one Indiranagar rate. The 100 ft road, 80 ft road and HAL stages sit on very different rows.
- Agreeing far below the floor. It can raise income-tax issues.
- Ignoring the cellar. Choked roadside drains have flooded basements on main roads.
- Underestimating commercial creep. A quiet street can change quickly.
Legal and tax note
This is general information. Ask a CA about the income-tax effect of a price below guidance value, and a property lawyer about title, plan sanction and khata before you pay an advance. Our legal checks guide lists the documents.
Frequently asked questions
Consultants don't publish a residential figure for Indiranagar. Guidance values run from ₹1,25,000 per sq m in HAL 2nd Stage to ₹1,87,000 on the 80 ft road and ₹2,70,000 on the 100 ft road. Compare registered sales on the same road.
It suits buyers who want a central, established area with a running metro. The trade-offs are high floors, commercial noise on main roads, roadside drain flooding and older buildings. Check the property with the 4D check.
Yes. The Purple Line runs through Indiranagar, with direct trains to Whitefield and across the city to Challaghatta. The full line has run since October 2023.
HAL 2nd Stage is ₹1,25,000 to ₹1,30,000 per sq m, 12th Main ₹1,46,700, the 80 ft road ₹1,87,000 and the 100 ft road ₹2,70,000. HAL 3rd Stage is ₹1,00,600. Flats are valued building by building.
Yes, it's on BWSSB's Cauvery network. Supply still varies by street and building. Ask for the last three bills and whether the building buys tanker water before you buy.
It isn't near major lakes, but street drains can overflow. In April 2026, a choked roadside drain flooded cellars on 100 Feet Road. Look at the cellar and visit after heavy rain before you buy.
Indiranagar is inside GBA, so charges total 7.6% of the higher of price and guidance value. For a 2,400 sq ft site in HAL 2nd Stage, that's at least ₹22,02,899. Try our stamp duty calculator.
Domlur and Koramangala lie to the south, and KR Puram and Whitefield are east along the Purple Line. See our Koramangala guide and KR Puram guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (office district list; no Indiranagar residential price): 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, Shivajinagar book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The Hindu, full Whitefield–Challaghatta Purple Line from 9 Oct 2023 (news): https://www.thehindu.com/news/cities/bangalore/bengaluru-operations-on-entire-whitefield-challaghatta-purple-line-metro-corridor-to-start-on-october-9/article67397106.ece
- Bangalore Mirror, silt chokes Indiranagar drains, 18 May 2026 (news): https://bangaloremirror.indiatimes.com/bangalore/civic/flood-fury-erupts-as-silt-chokes-indiranagar-drains/articleshow/131164051.cms
- The Hindu, roads and underpasses flooded after rain, Oct 2026 (news): https://www.thehindu.com/news/cities/bangalore/heavy-rain-leaves-bengaluru-roads-underpasses-waterlogged/article71550131.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
- Real Estate (Regulation and Development) Act, 2016, section 3: https://www.indiacode.nic.in/handle/123456789/2158
