Whitefield Property Rates 2026: Metro, Water and Flood Risk

Short answer: Whitefield property rates run ₹7,100 to ₹15,200 per sq ft for flats (Knight Frank, H1 2026), up 14% in a year. The official guidance value is far lower: ₹60,000 per sq m (₹5,574 per sq ft) for the village site line. The Purple Line metro runs here, Cauvery water is still reaching buildings, and flooding is street by street.

Key takeaways

Prices vs the floor: Knight Frank's Whitefield range is 1.46 to 3.13 times the median apartment guidance value we parsed for the Mahadevapura sub-registrar area. Stamp duty usually goes on your price.
Rent: ANAROCK quotes ₹30,000 to ₹45,000 a month for a 1,000 sq ft 2BHK, a gross yield of about 4.2%.
Metro now: the Purple Line has run from Whitefield (Kadugodi) since March 2023 and right across the city since October 2023.
Water: much of the belt is in Cauvery Stage 5's Mahadevapura zone, but being in the zone isn't the same as a tap connection.
Our 4S check: station, supply, slope, schedule.

Table of contents

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

Whitefield went from an IT-park suburb to one of East Bengaluru's busiest housing markets. This guide gives you the numbers we can source, what they mean for a purchase, and the checks that matter more than the pin code.

Who governs Whitefield?

Most of Whitefield sits in the East city corporation under the Greater Bengaluru Authority (GBA). But "Whitefield" on a listing isn't a legal address. Our pin code study found that pin code 560066 spreads across several wards (Hagaduru 13.2% of its area, Kundalahalli 12.9%, Varthur 11.6%, Whitefield 10.1%), and about 28% of the pin code lies outside GBA ward boundaries altogether.

That matters because the local body decides your property record (e-Khata on e-Aasthi in the city, e-Swathu in panchayat areas), your water supplier and the surcharge on stamp duty (2% of duty in municipal areas, 3% in panchayats). Our GBA explainer covers the change from BBMP.

What are property rates in Whitefield?

There are three different "rates", and they answer different questions.

Official guidance values

Guidance value is the government's floor for stamp duty. The rates in force come from the 2023 gazette, effective 1 Oct 2023.

Gazette line (residential site)	Per sq m	Per sq ft
Whitefield (village)	₹60,000	₹5,574
Whitefield BDA layout	₹75,000	₹6,968
Whitefield Main Road	₹80,000	₹7,432
Hoodi (village)	₹55,000	₹5,110
Varthur (village)	₹55,000	₹5,110
Doddanekkundi (village)	₹65,000	₹6,039
Apartments, Mahadevapura sub-registrar area (median of 172 lines we parsed)	₹52,250	₹4,854

Flats are notified project by project, so we don't list them by name. Our rates-by-area table has the full set, and you can look up your own flat on Kaveri. A revision has been reported in the news, but none had been notified as of 19 Oct 2026.

Market prices

Knight Frank's H1 2026 report puts Whitefield flat prices at ₹7,100 to ₹15,200 per sq ft, up 14% over 12 months. That was the 5th-highest rise of the 17 Bengaluru locations in its table. ANAROCK's Q1 2026 quoted base rate for Whitefield was ₹10,680 per sq ft.

These are consultant figures for new stock, not registered sale prices. For a specific building, the most useful evidence is past registered values on encumbrance certificates from Kaveri.

Rents

ANAROCK quotes ₹30,000 to ₹45,000 a month for a 1,000 sq ft 2BHK in Whitefield in Q1 2026, up 1% on the quarter. Office demand nearby is strong: ANAROCK's 2026 talent report puts Grade-A office rents in Whitefield at ₹70 to ₹105 per sq ft a month, up 9% in 2025.

What's being built

Whitefield falls in Bengaluru East taluk on Karnataka RERA. In our East RERA study, the taluk had 1,235 approved housing and plotted projects. 63.1% still carried their original completion date, against 79.0% in Hosakote, though East's projects are older (69.7% had reached their current date). The taluk also covers KR Puram, Mahadevapura and areas some buyers call north-east, so don't treat these as Whitefield-only figures.

Is there a metro in Whitefield?

Yes. The Purple Line's Whitefield (Kadugodi) to KR Puram stretch, 13.71 km with 12 stations, opened in March 2023. Since 9 Oct 2023 the full east-west line has run 43.49 km, with 37 stations, to Challaghatta (The Hindu, news, quoting BMRCL).

Stations in the belt include Whitefield (Kadugodi), Hopefarm Channasandra, Kadugodi Tree Park, Pattandur Agrahara, Sri Sathya Sai Hospital, Nallurhalli, Kundalahalli, Seetharamapalya, Hoodi and Garudacharapalya (station names per news reports). KR Puram will also connect to the Blue Line along the outer ring road. BMRCL is reported to be aiming to open the Central Silk Board–KR Puram section in May 2027 (BLR Today, 17 Oct 2026, news). Treat that as a target.

Where does Whitefield get its water?

Much of the Whitefield belt falls in the former Mahadevapura zone, one of eight zones covered by Cauvery Stage 5. Stage 5 serves the 110 villages added to the city in 2007 (JICA, which funded it). By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected, with 30,000 more in process (The Hindu, news).

So a building can be in a Stage 5 village and still run on borewells and tankers. Ask for the BWSSB connection details in writing. Our Cauvery Stage 5 guide shows how to check one building.

Is Whitefield flood-prone?

Flooding in Bengaluru is tracked as points, not neighbourhoods. 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). A 2023 KSNDMC report, as reported then, found Panathur Main Road flooding at 1 cm of rain and KR Puram and Mahadevapura points at 4 cm. Some may have been fixed since.

The belt has many lakes and storm-water drains. 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 explain how to check a specific site.

Worked examples

Worked example 1: duty on a Whitefield flat

Illustrative. A 1,000 sq ft flat at ANAROCK's base rate of ₹10,680 per sq ft.

Item	Working	Result
Price	1,000 × ₹10,680	₹1,06,80,000
Guidance value (Mahadevapura median)	1,000 × ₹4,854	₹48,54,000
Price ÷ guidance value	₹1,06,80,000 ÷ ₹48,54,000	2.20
Charges at 7.6% (duty, cess, surcharge, registration)	7.6% × ₹1,06,80,000	₹8,11,680

The price is well above the floor, so duty goes on the price. A guidance value hike, even a large one, wouldn't change this flat's duty. Our full cost guide adds GST and other charges.

Worked example 2: rent vs EMI

Illustrative. The same flat, with 20% down and an ₹85,44,000 loan over 20 years at an assumed 8.5% interest.

Item	Working	Result
EMI	standard formula	about ₹74,147 a month
Rent for a similar flat (ANAROCK midpoint)	(₹30,000 + ₹45,000) ÷ 2	₹37,500 a month
Gross yield	₹37,500 × 12 ÷ ₹1,06,80,000	about 4.2%

Renting costs about half the EMI. Buying makes more sense if you'll stay long and can carry the EMI with a buffer. Try your own numbers on the EMI calculator.

Worked example 3: the same plot on two gazette lines

Illustrative. A 1,200 sq ft site, valued on two different lines.

Line	Per sq ft	Guidance value	Minimum charges at 7.6%
Whitefield (village)	₹5,574	₹66,88,800	₹5,08,349
Whitefield Main Road	₹7,432	₹89,18,400	₹6,77,798

A site that fronts the main road has a ₹22,29,600 higher floor. If you're buying near the floor, check which line the sub-registrar will apply before you agree a price.

The 4S Whitefield check (our framework)

Check	Question	Where to look
Station	How far is the walk to a working metro station, not a planned one?	Walk it at peak hour; BMRCL station list
Supply	Is there a BWSSB connection, or borewells and tankers?	Connection number and bills; written answer from the seller or builder
Slope	Is the site low-lying, or near a lake or drain?	Revenue maps, our lake and drain checks, a visit after heavy rain
Schedule	Is the RERA completion date original or extended?	Karnataka RERA project page

Whitefield buyer's checklist

[ ] Ward, city corporation or panchayat confirmed from the tax receipt or e-Khata
[ ] Guidance value line found on Kaveri for the exact flat or site
[ ] Past registered values in the building checked on encumbrance certificates
[ ] Walking time to the nearest Purple Line station timed
[ ] Water source confirmed in writing, with BWSSB connection details
[ ] Distance to the nearest lake boundary and drain checked
[ ] Site visited after heavy rain
[ ] RERA registration, completion date and extensions checked
[ ] Title, approvals and occupancy checked with a lawyer (our legal checks guide)

What mistakes do buyers make in Whitefield?

Treating the pin code as the address. 560066 spans several wards and land outside GBA.
Using a portal "govt rate". Some portals quote Whitefield guidance values that don't match any gazette line we can find.
Assuming Stage 5 means a tap. Check the building's own connection.
Counting planned metro lines as running. Only the Purple Line serves Whitefield today.

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 Whitefield in 2026?

Knight Frank's H1 2026 report puts Whitefield flat prices at ₹7,100 to ₹15,200 per sq ft, up 14% in a year. ANAROCK's Q1 2026 base rate was ₹10,680 per sq ft. The official guidance value for the Whitefield village site line is ₹60,000 per sq m, about ₹5,574 per sq ft.

Is Whitefield good to live in?

It depends on what you need. Whitefield has a running metro, large office hubs and rents of about ₹30,000 to ₹45,000 for a 2BHK. Against that, water connections are still spreading, some streets flood, and traffic is heavy. Run the station, supply, slope, schedule check on each property.

Is there a metro in Whitefield?

Yes. The Purple Line has run from Whitefield (Kadugodi) since March 2023 and across the city to Challaghatta since October 2023. Stations in the belt include Kundalahalli, Hoodi and Pattandur Agrahara (station names per news reports). The Blue Line to Central Silk Board from KR Puram is targeted for May 2027.

Does Whitefield get Cauvery water?

Much of the belt is in Cauvery Stage 5's Mahadevapura zone. By May 2026, about 1.15 lakh of 1.8 lakh buildings in Stage 5 villages were connected. Being in the zone isn't the same as having a connection, so ask for the building's BWSSB details in writing.

Is Whitefield flood-prone?

Some streets are. In April 2026, the East corporation had 20 of the city's 101 listed flood-prone locations, and 52 citywide were still unfixed. These are points, not whole areas, so check the street, the nearest lake and drain, and visit the site after heavy rain.

What is the guidance value in Whitefield?

Under the 2023 gazette, the Whitefield village site line is ₹60,000 per sq m, the BDA layout ₹75,000 and Whitefield Main Road ₹80,000. Flats are notified project by project; the median apartment line we parsed for the Mahadevapura sub-registrar area was ₹52,250 per sq m.

Which city corporation is Whitefield in?

Most of it is in the East city corporation under GBA. But pin code 560066 spans wards including Hagaduru, Kundalahalli, Varthur and Whitefield, and about 28% of its area lies outside GBA ward boundaries. Check the tax receipt or e-Khata for your building.

How much stamp duty will I pay on a Whitefield flat?

About 7.6% of the price in city areas: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. On a ₹1.068 crore flat that's ₹8,11,680. Duty goes on the higher of the price and the guidance value.