Short answer: Malleshwaram property rates were ₹9,200 to ₹17,500 per sq ft in H1 2026, up 13% in a year, according to Knight Frank. Guidance values run from ₹1,95,000 per sq m on the Margosa Road and 3rd Main row to ₹70,400 on the Pipeline cross roads. Most numbered cross roads sit at ₹1,04,800 to ₹1,44,000. The Green Line serves Sampige Road.
- Market range: ₹9,200 to ₹17,500 per sq ft, up 13% in 12 months and 8% in six (Knight Frank, H1 2026).
- Guidance values: ₹1,04,800 to ₹1,44,000 per sq m on the 1st to 18th Cross; ₹1,60,000 for main roads not listed separately.
- Metro running: Green Line stations sit along Malleshwaram's southern and western edges.
- Two corporations: PIN 560003 is split between the West and Central City Corporations.
- Our ROOT check: row on Kaveri, ownership chain, old-building approvals, trees and lane width.
- Who governs Malleshwaram?
- What are property rates in Malleshwaram?
- Is there a metro in Malleshwaram?
- Where does Malleshwaram get its water?
- Is Malleshwaram flood-prone?
- Worked examples
- The ROOT check for Malleshwaram (our framework)
- Malleshwaram buyer's checklist
- What mistakes do buyers make in Malleshwaram?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Malleshwaram is one of Bengaluru's oldest planned areas, laid out in a grid of main roads and numbered cross roads north-west of the city centre. Older family homes are steadily being rebuilt as small apartment blocks. This guide uses official records and named sources, and says where data runs out.
Who governs Malleshwaram?
Two corporations. PIN 560003 is about 57% West and 43% Central, and 560055 is about 91% West. Both are inside GBA, so stamp duty, cess, surcharge and registration add up to 7.6%. The corporation only matters for khata and civic work; check yours with our ward and corporation lookup.
What are property rates in Malleshwaram?
Market prices
Knight Frank's H1 2026 report put Malleswaram at ₹9,200 to ₹17,500 per sq ft, up 13% in 12 months and 8% in six (Knight Frank). That's between Yeshwanthpur (₹7,700 to ₹14,500) and Rajajinagar (₹11,500 to ₹23,200) in the same report.
Official guidance values
These are the 2023 rates still in force, from the gazette's Gandhinagar book. Divide by 10.764 for per sq ft.
| Line | Guidance value (₹/sq m) | Per sq ft (approx.) |
|---|---|---|
| Margosa Road / 3rd Main Road row | 1,95,000 | 18,116 |
| Main roads not listed separately | 1,60,000 | 14,864 |
| Cross roads not listed separately | 1,50,000 | 13,935 |
| 18th Cross | 1,44,000 | 13,378 |
| 15th Cross | 1,38,000 | 12,821 |
| Dattatreya Temple Road | 1,19,600 | 11,111 |
| Pipeline main roads | 1,14,000 | 10,591 |
| 1st to 16th Cross (most) | 1,04,800–1,11,500 | 9,736–10,359 |
| Temple Streets | 87,600–95,700 | 8,138–8,891 |
| Kodandaramapuram | 84,800 | 7,878 |
| West Park Road | 78,400 | 7,284 |
| Pipeline cross roads | 70,400 | 6,540 |
| Apartment lines (named buildings) | 67,800–1,66,600 | 6,299–15,478 |
Some gazette rows lost their English labels in the copy we used, so we've left them out. A 2026 revision has been reported but, as far as we can find, not notified. Check Kaveri for the rate on your registration date. Our guidance value table explains this.
Rents
We didn't find a consultant rent figure for Malleshwaram. Ask the seller for current lease papers rather than relying on listing sites.
What's being built
Taluk totals from the RERA register are too broad to isolate Malleshwaram, and the register has no locality field. Use our RERA project review guide for any new block.
Is there a metro in Malleshwaram?
Yes. The Green Line runs past Malleshwaram's southern and western edges, and its northern extension to Madavara opened in November 2024 (The News Minute, news).
| Line | Nearby stations (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Green Line | Mantri Square Sampige Road, Srirampura, Kuvempu Road | Running |
The northern cross roads near Sankey Tank are further from the line, so time the walk from your gate. Our metro lines guide covers the rest.
Where does Malleshwaram get its water?
Malleshwaram is an older city area, not one of the villages added in 2007 that Cauvery Stage 5 targets, so most buildings have long had BWSSB connections. Supply can still vary by street and by building age. Ask for the BWSSB connection, recent bills and any tanker spend.
Is Malleshwaram flood-prone?
We didn't find a 2026 official list naming Malleshwaram locations. In April 2026, the West City Corporation had 48 of the city's 101 listed flood-prone locations and the Central had 3 (The New Indian Express, news). Those figures cover each whole corporation, not this area.
Cellars and low ground floors are the usual risk in older streets. See our lake and drain checks and flood-prone areas map.
Worked examples
These use published figures and illustrative prices.
Worked example 1: a flat at both ends of Knight Frank's range
A 1,200 sq ft flat on a cross road valued at ₹1,04,900 per sq m (guidance value ₹1,16,94,537).
| Price per sq ft | Price | Price ÷ guidance value | Charges at 7.6% | 110% of price |
|---|---|---|---|---|
| ₹9,200 (low) | ₹1,10,40,000 | 0.94 | ₹8,88,785 (on guidance value) | ₹1,21,44,000 |
| ₹17,500 (high) | ₹2,10,00,000 | 1.80 | ₹15,96,000 | ₹2,31,00,000 |
At the low end, the guidance value is above the price, so you pay ₹49,745 more than on the price alone. It's within 110% of the price, but check the flat's exact row; apartment lines vary widely here.
Worked example 2: a 1,200 sq ft site on four lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| Pipeline cross road | 70,400 | ₹78,48,384 | ₹5,96,477 |
| 9th Cross | 1,04,900 | ₹1,16,94,537 | ₹8,88,785 |
| 18th Cross | 1,44,000 | ₹1,60,53,512 | ₹12,20,067 |
| Margosa Road / 3rd Main row | 1,95,000 | ₹2,17,39,130 | ₹16,52,174 |
The Margosa Road row is valued 2.77 times a Pipeline cross road. Two "Malleshwaram" sites can differ by more than ₹10 lakh in duty alone.
The ROOT check for Malleshwaram (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Row on Kaveri | Which cross or road row applies? | Kaveri, sale deed | Seller quotes a main-road rate for a Pipeline street |
| Ownership chain | Is the family title complete, with succession and all heirs' consent? | Sale deeds, partition or succession papers | One heir missing from the sale |
| Old-building approvals | Does the building have a sanctioned plan and OC? | Plan sanction, OC | Floors added without approval |
| Trees and lane | Will a rebuild need tree permission, and is the lane wide enough? | Site visit, tree authority, plan rules | Large trees on the plot or a narrow lane limiting height |
Score each check green, amber or red. Two reds and you should walk away or renegotiate. Our legal checks guide covers title and OC.
Malleshwaram buyer's checklist
- [ ] Confirm the ward, corporation and khata.
- [ ] Find the exact row on Kaveri.
- [ ] Work out the price-to-guidance ratio and the 110% test.
- [ ] Get the family title and succession papers checked.
- [ ] Check the plan sanction and OC.
- [ ] Look for trees and lane width if you plan to rebuild.
- [ ] Visit after rain if there's a cellar.
- [ ] Ask for BWSSB bills.
What mistakes do buyers make in Malleshwaram?
- Using one rate for the area. Guidance values nearly triple between rows.
- Skipping heirs' consent. Older family homes often have several owners.
- Planning a rebuild without checking trees and lanes. Both can limit what you build.
- Assuming cheap flats are safe on duty. Low prices can fall below the guidance value.
Legal and tax note
This is general information. Ask a CA about income-tax rules when the guidance value is above your price, and a property lawyer about title, succession, OC and tree permission before you pay an advance.
Frequently asked questions
Knight Frank put Malleshwaram at ₹9,200 to ₹17,500 per sq ft in H1 2026, up 13% in a year. Guidance values range from ₹70,400 per sq m on Pipeline cross roads to ₹1,95,000 on the Margosa Road and 3rd Main row.
It suits buyers who want an established central area with a running metro and long-standing water supply. The trade-offs are older buildings, narrow lanes, parking and title work on family homes. Use the ROOT check before you choose.
Yes. Green Line stations, including Mantri Square Sampige Road, Srirampura and Kuvempu Road, sit along its edges (station names per news reports). The northern cross roads are further from the line.
It depends on the row. Most numbered cross roads are ₹1,04,800 to ₹1,44,000 per sq m, main roads not listed separately ₹1,60,000 and Pipeline cross roads ₹70,400. These are the 2023 rates still in force.
Yes, in most cases. It's an older city area with long-standing BWSSB connections, not one of the 2007 villages that Stage 5 targets. Ask for recent bills and any tanker spend.
We didn't find an official 2026 list naming Malleshwaram points. Check cellars, low ground floors and the street after heavy rain, and look at our flood-prone areas map.
Malleshwaram is inside GBA, so charges total 7.6% of the higher of price and guidance value. On a ₹2.1 crore flat, that's ₹15,96,000. Try our stamp duty calculator.
Rajajinagar lies to the west, Yeshwanthpur to the north-west and Sadashivanagar to the north-east. See our Rajajinagar guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026: 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, Gandhinagar book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The New Indian Express, guidance value yet to be hiked, 21 Feb 2026 (news): https://www.newindianexpress.com/states/karnataka/2026/Feb/21/guidance-value-yet-to-be-hiked-by-15-across-karnataka-expect-property-rates-to-go-up
- The News Minute, Green Line extends to Madavara, 8 Nov 2024 (news): https://www.thenewsminute.com/karnataka/bengalurus-namma-metro-green-line-extends-to-madavara
- 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
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
