Varthur Property Rates 2026: Metro, Water and Flood Risk

Short answer: Varthur property rates aren't tracked separately by the big consultants, so the firmest numbers are official. The village site guidance value is ₹55,000 per sq m (₹5,110 per sq ft), and most apartment lines are ₹44,880. No metro or suburban line is planned through Varthur in the sources we checked.

Key takeaways

No consultant figure: ANAROCK lists Varthur Road in its East zone without a rate. Nearby Whitefield's base rate was ₹10,680 per sq ft in Q1 2026.
Lower floors than Bellandur: most Varthur apartment lines are ₹44,880 per sq m, against ₹63,690 in Bellandur.
Rail is a drive away: the nearest running line is the Purple Line in Whitefield.
The lake matters: in September 2022, overflowing Bellandur and Varthur lakes were blamed for flooding (news).
Our 3W check: water, waterlogging, way in.

Table of contents

Who governs Varthur?
What are property rates in Varthur?
Is there a metro in Varthur?
Where does Varthur get its water?
Is Varthur flood-prone?
Worked examples
The 3W Varthur check (our framework)
Varthur buyer's checklist
Frequently asked questions
Talk it through with acre&key
Sources

Varthur is an old lake village south-east of Whitefield, now ringed by apartment projects along the Varthur–Gunjur and Varthur–Whitefield roads. Buyers come for lower prices than the ring road and Whitefield. This guide sticks to official records and named sources, and says where data runs out.

Who governs Varthur?

Most of Varthur is inside the Greater Bengaluru Authority (GBA) area. Our pin code study found pin code 560087 is 99% in the East corporation, split between the Varthur and Gunjur wards. Further out, some layouts are in gram panchayats, where charges are about 7.65% instead of 7.6% and records are Form 9 and 11 (Form 11A vs 11B explained). Confirm from the tax receipt.

What are property rates in Varthur?

Official guidance values

Residential site rates from the 2023 gazette (in force since 1 Oct 2023), Shivajinagar registration-district book:

Gazette line (residential site)	Per sq m	Per sq ft
Named layouts in Varthur (several)	₹50,000–56,700	₹4,645–5,268
Varthur (village)	₹55,000	₹5,110
Varthur–Muthsandra Road (50 ft)	₹56,700	₹5,268
Balagere Road (60 ft)	₹60,000	₹5,574
Varthur–Gunjur Main Road (100 ft)	₹60,750	₹5,644
Apartment lines in the Varthur section (many projects)	₹44,880 for most, range ₹42,680–50,600	₹4,169 for most

Flats are notified project by project, so we don't name them. Look up your own on Kaveri, and compare localities in our rates-by-area table. A revision has been reported in the news, but none had been notified as of 19 Oct 2026.

Market prices

We don't have a sourced Varthur figure. Knight Frank's 17-location table doesn't include it, and ANAROCK lists Varthur Road without a rate. The nearest benchmarks are ANAROCK's Q1 2026 base rates of ₹10,680 per sq ft for Whitefield and ₹11,400 for Sarjapur Road. Expect Varthur to differ, and check past registered values on Kaveri encumbrance certificates for the building you want.

Rents

No Varthur rent is published by ANAROCK. Nearby, it quotes ₹30,000 to ₹45,000 a month for a 1,000 sq ft 2BHK in Whitefield in Q1 2026 (see our Whitefield guide). Listing-portal rents aren't evidence.

What's being built

Varthur falls in Bengaluru East taluk on Karnataka RERA. In our East RERA study, the taluk had 1,235 approved housing and plotted projects, and 63.1% still carried their original completion date. Many under-construction buyers in the east look at Varthur, so check each project's dates and extensions.

Is there a metro in Varthur?

No, and none is planned through Varthur in the sources we checked.

Nearest line	Where	Status (Oct 2026)
Purple Line	Whitefield stations to the north	Running since 2023
Blue Line Phase 2A	Marathahalli and Bellandur on the ring road, to the west (station names per news reports)	Targeted for mid-2027 (The Hindu, news)
Suburban Corridor-4	Marathahalli and Bellandur Road stations	Station works under way; no revised completion date

So your daily trip is by road. Time it before you buy. Our East Bengaluru infrastructure tracker covers every project nearby.

Where does Varthur get its water?

Varthur falls in the former Mahadevapura zone, one of eight zones covered by Cauvery Stage 5 for villages added to the city in 2007 (JICA). By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected (The Hindu, news). Panchayat areas further out aren't covered. Ask for the BWSSB connection details and bills, or the borewell and tanker costs. Our Cauvery Stage 5 guide shows how.

Is Varthur flood-prone?

Low ground near the lake and drains is. In September 2022, the civic body said overflowing Bellandur and Varthur lakes were causing floods in surrounding areas (The Hindu, news). In April 2026, the East corporation had 20 of the city's 101 listed flood-prone locations, and 52 of the 101 citywide were still unfixed (The New Indian Express, news).

Lake buffers became size-based (0 to 30 m) under Act 19 of 2026, and primary drains carry a 50 m buffer under RMP-2015. Our lake and drain checks show how to check a site.

Worked examples

Worked example 1: a new flat at a nearby benchmark

Illustrative. We use ANAROCK's Q1 2026 Whitefield base rate of ₹10,680 per sq ft because no figure exists for this locality. A 1,200 sq ft flat on a ₹44,880 per sq m apartment line.

Item	Working	Result
Price	1,200 × ₹10,680	₹1,28,16,000
Guidance value	1,200 ÷ 10.764 × ₹44,880	₹50,03,344
Price ÷ guidance value	₹1,28,16,000 ÷ ₹50,03,344	2.56
Charges at 7.6%	7.6% × ₹1,28,16,000	₹9,74,016

Duty goes on the price. Kaveri can add floor, amenity and parking amounts to a flat's value, so check the exact figure.

Worked example 2: an older resale flat priced below the floor

Illustrative. A 1,000 sq ft resale flat on the same line, agreed at ₹3,800 per sq ft.

Item	Working	Result
Price	1,000 × ₹3,800	₹38,00,000
Guidance value	1,000 ÷ 10.764 × ₹44,880	₹41,69,454
Charges at 7.6% on the guidance value	7.6% × ₹41,69,454	₹3,16,878
Extra vs charges on the price	₹3,16,878 − ₹2,88,800	₹28,078

The guidance value is just within 110% of the price (₹41.8 lakh), so the income-tax gap rules in our guidance value vs market price post shouldn't be triggered. A slightly lower price would trigger them. Confirm with your CA.

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

Gazette line	Guidance value	Minimum charges at 7.6%
Named layout, ₹50,000 per sq m	₹55,74,136	₹4,23,634
Varthur village, ₹55,000	₹61,31,550	₹4,65,998
Varthur–Gunjur Main Road, ₹60,750	₹67,72,575	₹5,14,716

The spread is narrower than in Bellandur or Marathahalli: the main road line is 1.2 times the lowest layout line.

The 3W Varthur check (our framework)

Check	Question	Where to look
Water	BWSSB connection, or borewell and tankers? What does it cost a month?	BWSSB bills, association accounts
Waterlogging	Is the site low-lying or near Varthur lake or a drain?	Revenue maps, our drain checks, residents, a visit after heavy rain
Way in	How long to your office at peak hour, by road only?	Drive it at 9 am and 6 pm

Varthur buyer's checklist

[ ] GBA or panchayat confirmed from the tax receipt
[ ] Guidance value line found on Kaveri for the exact flat or site
[ ] Past registered values checked on encumbrance certificates
[ ] Water source and monthly cost confirmed in writing
[ ] Distance to the lake and nearest drain checked; site seen after heavy rain
[ ] Peak-hour commute timed by road
[ ] RERA registration, completion date and extensions checked
[ ] Title, approvals and occupancy checked by a lawyer (our legal checks guide)

This is general information, not legal or tax advice. Ask a property lawyer to check title and approvals, and a CA about the tax side.

Frequently asked questions

What are property rates in Varthur in 2026?

No major consultant publishes a Varthur figure. Official site guidance values run from ₹50,000 per sq m in named layouts to ₹60,750 on Varthur–Gunjur Main Road, and most apartment lines are ₹44,880. Nearby Whitefield's ANAROCK base rate was ₹10,680 per sq ft in Q1 2026.

Is Varthur good to live in?

It suits buyers who want lower prices than Whitefield or the ring road and can commute by road. Against that, there's no metro nearby, water supply varies building by building, and low ground near the lake flooded in 2022. Run the water, waterlogging, way in check.

Is there a metro in Varthur?

No, and none is planned through Varthur in the sources we checked. The nearest running line is the Purple Line in Whitefield. The Blue Line through Marathahalli and Bellandur is targeted for mid-2027, according to October 2026 news reports.

Does Varthur get Cauvery water?

Some buildings do. Varthur is in the former Mahadevapura zone covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Panchayat areas further out aren't covered. Ask for the BWSSB connection details or borewell and tanker costs.

Is Varthur flood-prone?

Low ground near the lake and drains is. In September 2022, the civic body blamed overflowing Bellandur and Varthur lakes for flooding nearby. In April 2026 the East corporation had 20 of the city's 101 listed flood-prone points. Check the site and visit after heavy rain.

What is the guidance value in Varthur?

Under the 2023 gazette, the Varthur village site line is ₹55,000 per sq m, Varthur–Muthsandra Road ₹56,700 and Varthur–Gunjur Main Road ₹60,750. Most apartment lines in the Varthur section are ₹44,880 per sq m. Check your exact property on Kaveri.

How much stamp duty will I pay in Varthur?

About 7.6% of the price inside GBA: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. In a panchayat it's about 7.65%. On a ₹1.28 crore flat in GBA that's ₹9,74,016. If the guidance value is higher, charges go on it.

What rent can I expect in Varthur?

We don't have a reliable Varthur figure. ANAROCK lists Varthur Road without a rent. Nearby, it quotes ₹30,000 to ₹45,000 a month for a 1,000 sq ft 2BHK in Whitefield in Q1 2026. Ask for recent rental agreements in the same building.