Short answer: Koramangala property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Most blocks are ₹1,14,000 per sq m (about ₹10,590 per sq ft), the 3rd Block is ₹1,40,000, and the Hosur–Sarjapur road and inner ring road frontage is ₹1,69,000. No metro line runs through Koramangala yet.
- No consultant figure: ANAROCK lists Koramangala in its South zone without a rate; Knight Frank leaves it out of its price table.
- Blocks share a rate: ₹1,14,000 per sq m for blocks 1, 2, 4, 5, 6, 7, 8 and KHB Colony.
- Main roads cost more: 80 ft roads are ₹1,60,000 and the inner ring road ₹1,69,000.
- The K-100 drain matters: ST Bed Layout flooded in May 2025 (news), and an undersized inlet to Bellandur lake was flagged in April 2026 (news).
- Our 4C check: catchment, commercial creep, compliance, cost floor.
- Who governs Koramangala?
- What are property rates in Koramangala?
- Is there a metro in Koramangala?
- Where does Koramangala get its water?
- Is Koramangala flood-prone?
- Worked examples
- The 4C check for Koramangala (our framework)
- Koramangala buyer's checklist
- What mistakes do buyers make in Koramangala?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Koramangala is a planned BDA area in south-east Bengaluru, laid out in numbered blocks between Hosur Road and the inner ring road. It mixes older houses, small apartment blocks and a busy commercial core. This guide uses official records and named sources, and says where data runs out.
Who governs Koramangala?
The South City Corporation. PIN 560034 is fully South, with Koramangala East, Koramangala West and Jakkasandra wards, and PIN 560095 is fully South too. Ejipura, in PIN 560047, is split between South and Central. 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 Koramangala?
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.) |
|---|---|---|
| Hosur–Sarjapur Main Road and 100 ft inner ring road frontage | 1,69,000 | 15,700 |
| 80 ft roads, most stretches (1st, 4th, 6th, 7th blocks) | 1,60,000 | 14,864 |
| 60 ft roads (4th, 5th, 6th blocks, named stretches) | 1,39,725–1,41,750 | 12,981–13,169 |
| 3rd Block | 1,40,000 | 13,006 |
| Jakkasandra Main Road (1st Block) | 1,22,000 | 11,334 |
| Blocks 1, 2, 4, 5, 6, 7, 8 and KHB Colony | 1,14,000 | 10,591 |
| J Block (Jakkasandra Block) | 1,09,000 | 10,126 |
| Koramangala Road | 1,06,600 | 9,903 |
| Apartment lines (named buildings) | 64,500–69,100 | 5,992–6,420 |
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 price for Koramangala. ANAROCK's Q1 2026 report lists it in the South zone with no rate, and Knight Frank names it only in its zone list and as an office district. Portal figures are asking prices. Ask for registered sale deeds on the same road.
What's being built
Very little large-scale. New homes are mostly rebuilds and small 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 Koramangala?
Not yet.
| Line | Near Koramangala (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Pink Line, underground section | Dairy Circle, on the Tavarekere–Nagawara stretch | Expected by March 2027, per the minister's earlier statement (news) |
| Phase 3A Red Line (Sarjapura–Hebbal) | Underground from Koramangala 2nd Block, per BMRCL's report | Awaiting the Centre's approval |
| Yellow Line | Central Silk Board, BTM Layout | Running since Aug 2025 |
The Pink Line's underground route runs through Dairy Circle, M.G. Road and Shivajinagar (The Hindu, news). BMRCL's February 2026 report puts the Red Line underground from Koramangala 2nd Block (BMRCL DPR). Our metro lines guide tracks every line.
Where does Koramangala get its water?
Koramangala is on BWSSB's Cauvery network as an established city area. Supply still varies by street and building, and many buildings top up with borewells or tankers. Ask for the last three BWSSB bills and the building's tanker spend.
Is Koramangala flood-prone?
Parts are, mainly low layouts along the Koramangala Valley (K-100) drain. In May 2025, heavy rain flooded ST Bed Layout in Koramangala, and residents were still clearing debris days later (The Hindu, news).
In April 2026, the South City Corporation commissioner inspected the K-100 drain near Jakkasandra. Officials noted that the new diversion channel into Bellandur lake is 5 to 6 m wide against a 30 m primary drain, and he warned that upstream flooding is likely unless the inlet works in heavy rain (The Hindu, news). Primary drains carry a 50 m buffer under RMP-2015. 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 Koramangala 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% |
|---|---|---|---|
| J Block | 1,09,000 | ₹1,21,51,616 | ₹9,23,523 |
| Block line (e.g. 4th Block) | 1,14,000 | ₹1,27,09,030 | ₹9,65,886 |
| Inner ring road frontage | 1,69,000 | ₹1,88,40,580 | ₹14,31,884 |
Ring-road frontage is valued 1.55 times a J Block site of the same size.
Worked example 2: an old house on a 2,400 sq ft site
A 40 × 60 ft site on a ₹1,14,000 block line has a guidance value of ₹2,54,18,060. Charges on that are ₹19,31,773.
| Agreed price | Charges on price | Extra you pay (on guidance value) | 110% of price | Result |
|---|---|---|---|---|
| ₹2,40,00,000 | ₹18,24,000 | ₹1,07,773 | ₹2,64,00,000 | Guidance value within 110% |
| ₹2,25,00,000 | ₹17,10,000 | ₹2,21,773 | ₹2,47,50,000 | Guidance value ₹6,68,060 above 110% |
At ₹2.25 crore, the gap can create income-tax issues for both buyer and seller. Speak 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 ₹69,100 apartment line has a guidance value of ₹96,29,320. Whatever you agree, your charges can't fall below ₹7,31,828 (7.6% of that). Check the building's own line on Kaveri, plus any add-ons.
The 4C check for Koramangala (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Catchment | Is the site low, near the K-100 drain or in a layout like ST Bed? | Visit after rain, drain maps, news | Water marks or basement pumps |
| Commercial creep | Are shops, offices or restaurants moving onto your road? | Site visit at night and weekends | Noise and parking pressure you didn't expect |
| Compliance | Does the building match its plan sanction and OC? | Corporation records | Extra floors with no sanction |
| Cost floor | How does the price compare with the guidance value? | Kaveri, worked example 2 | Price far below 110% of the floor |
Score each check green, amber or red. Two reds and you should walk away or renegotiate.
Koramangala buyer's checklist
- [ ] Confirm the ward and khata.
- [ ] Find the exact row on Kaveri.
- [ ] Check the price against the 110% test with your CA.
- [ ] Visit after heavy rain if the site is low or near the K-100 drain.
- [ ] Check the plan sanction and OC.
- [ ] Ask for BWSSB bills and tanker spend.
- [ ] Look at commercial use on the road.
- [ ] Get the title chain checked by a property lawyer.
What mistakes do buyers make in Koramangala?
- Assuming one Koramangala rate. Block lines, 60 ft roads, 80 ft roads and the ring road all differ.
- Agreeing far below the floor. It can raise income-tax issues.
- Ignoring the drain. Low layouts along K-100 have flooded.
- Counting on a metro now. No line runs through the area yet.
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 Koramangala figure. Guidance values are ₹1,14,000 per sq m for most blocks, ₹1,40,000 for the 3rd Block, ₹1,60,000 on 80 ft roads and ₹1,69,000 on the inner ring road. Compare registered sales on the same road.
It suits buyers who want a central, established area close to offices and restaurants. The trade-offs are high floors, commercial noise on some roads, flooding along the K-100 drain and no metro yet. Check the property with the 4C check.
Not yet. The Pink Line's underground section through Dairy Circle was expected by March 2027, and the planned Red Line would run underground from Koramangala 2nd Block. The Yellow Line runs nearby at Silk Board and BTM Layout.
Blocks 1, 2, 4, 5, 6, 7, 8 and KHB Colony are ₹1,14,000 per sq m. The 3rd Block is ₹1,40,000, 80 ft roads ₹1,60,000 and the Hosur–Sarjapur and inner ring road frontage ₹1,69,000.
Yes, it's on BWSSB's Cauvery network. Supply still varies by street and building, and tanker top-ups are common. Ask for the last three bills and the building's tanker spend before you buy.
Parts are. ST Bed Layout flooded in May 2025, and in April 2026 officials warned that a narrow inlet on the K-100 drain could cause upstream flooding. Visit after heavy rain and check the drain distance.
Koramangala is inside GBA, so charges total 7.6% of the higher of price and guidance value. For a 2,400 sq ft block-line site, that's at least ₹19,31,773. Try our stamp duty calculator.
HSR Layout lies to the south-east, Jayanagar to the south-west and Sarjapur Road starts at its edge. See our HSR Layout guide, Jayanagar guide and Sarjapur Road guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (zone lists; Koramangala not in residential price table): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- ANAROCK, Residential market report Q1 2026 (South zone list; no Koramangala rate): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Jayanagar book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The Hindu, Railway Board sanction for Pink Line elevated section, 23 Sep 2026 (news): https://www.thehindu.com/news/national/karnataka/railway-board-sanction-clears-key-hurdle-for-bengaluru-metro-pink-line-elevated-section/article71501050.ece
- BMRCL, Detailed Project Report, Phase 3A Sarjapura–Hebbal, Feb 2026 (via OpenCity): https://data.opencity.in/dataset/473c1390-9d72-4091-8889-7c9fce219d5c/resource/f981a62e-d56f-4276-8735-5f399c544412/download/dpr_phase-3a_23.02.2026-1-506.pdf
- PIB, Yellow Line inauguration, 10 Aug 2025: https://pib.gov.in/PressReleseDetailm.aspx?PRID=2154848
- The Hindu, Residents in flooded layouts struggle, 20 May 2025 (news): https://www.thehindu.com/news/cities/bangalore/bengaluru-rains-residents-in-flooded-layouts-struggle-to-return-to-normalcy-continue-to-live-in-fear/article69597562.ece
- The Hindu, South Corporation Commissioner inspects flood-prone areas, 24 Apr 2026 (news): https://www.thehindu.com/news/cities/bangalore/south-corporation-commissioner-inspects-flood-prone-areas-orders-expediting-works/article70901733.ece
- Real Estate (Regulation and Development) Act, 2016, section 3: https://www.indiacode.nic.in/handle/123456789/2158
