Yelahanka Property Rates 2026: Metro, Water and Flood Risk

Short answer: Yelahanka property rates for flats run ₹6,300 to ₹12,700 per sq ft (Knight Frank, H1 2026), up 18% in a year, the second-fastest rise of 17 Bengaluru locations. Official guidance values range from ₹29,100 per sq m in the old town to ₹74,410 on New Town's LIC office road. The airport metro's Yelahanka station isn't open yet.

Key takeaways

Fast-rising prices: +18% in 12 months, behind only KR Puram in Knight Frank's table.
Floors vary by street: a 1,200 sq ft site's guidance value runs from ₹32.4 lakh to ₹83 lakh depending on the line.
Metro is close, not open: the Hebbal–airport stretch, which includes a Yelahanka station (station names per news reports), is targeted for September 2027 (news).
Lakes matter: in October 2024, two lake breaches flooded parts of the Yelahanka zone.
Our AIR check: air base, inundation, records.

Table of contents

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

Yelahanka is the old town on Bellary Road, halfway between Hebbal and the airport, with the planned New Town, the air force station and the railway junction around it. Buyers come for the airport road and the space. This guide sticks to official records and named sources.

Who governs Yelahanka?

The old town and New Town are inside the Greater Bengaluru Authority (GBA) area, so records are e-Khata on e-Aasthi and charges are about 7.6% of value. But Yelahanka taluk runs well beyond the city boundary. A layout a few kilometres out may sit in a gram panchayat, where charges are about 7.65% and records are Form 9 and 11 (Form 11A vs 11B explained).

So check which body a property is under before anything else. Use our ward and corporation lookup, then confirm from the tax receipt. For approvals, our BDA, BMRDA, GBA or panchayat guide shows who signs what.

What are property rates in Yelahanka?

Official guidance values

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

Gazette line (residential site)	Per sq m	Per sq ft
Yelahanka old city	₹29,100	₹2,703
Yelahanka village	₹29,100	₹2,703
Yelahanka Amanikere (village)	₹23,000	₹2,137
Yelahanka Bypass Road circle to Raithara Santhe	₹40,000	₹3,716
Yelahanka Housing Board 5th phase	₹50,000	₹4,645
Yelahanka New Town, LIC office road	₹74,410	₹6,913
Apartment lines in New Town (several projects)	₹45,660–47,730	₹4,242–4,434

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

Knight Frank's H1 2026 report puts Yelahanka flat prices at ₹6,300 to ₹12,700 per sq ft, up 18% over 12 months. Only KR Puram rose faster among the 17 Bengaluru locations in its table. Knight Frank counts Yelahanka in North Bengaluru, where it says launches rose 10% and sales 11% year on year. These are consultant figures for new stock, not registered sales.

Rents and jobs

We haven't found a consultant rent figure for Yelahanka, and listing-portal rents aren't evidence. ANAROCK's April 2026 report puts Grade-A office rents in the Hebbal–Yelahanka belt at ₹72 to ₹135 per sq ft a month, up 6% in 2025.

What's being built

Karnataka RERA approved 133 residential, plotted and mixed projects in Yelahanka taluk from 2020 to 15 Oct 2026, peaking at 36 in 2025. About 24% were plotted developments. In January–September 2026 there were 18 approvals, against 26 a year earlier. 22 approved projects have current completion dates in 2027 (our RERA supply study). Note that the taluk is bigger than the town.

Is there a metro in Yelahanka?

Not yet. Yelahanka is a station on the Blue Line's Hebbal–airport stretch (station names per news reports).

Item	Status (Oct 2026)
Hebbal–airport stretch, including Yelahanka	Targeted for September 2027, per the Bengaluru development minister (The Hindu, news)
Work beyond Yelahanka towards the airport	Reported lagging, which puts September 2027 in doubt (Deccan Herald, news, Aug 2026)
Full Blue Line to Silk Board	March 2028 (news)
Suburban rail Corridor-1 (KSR–Devanahalli)	Alignment approved, land acquisition under way
Suburban rail Corridor-4 (Heelalige–Rajanukunte)	43 of 57 acres acquired; station works in progress

Suburban status is from the government's reply to Lok Sabha question 583 of 22 Jul 2026, which gave no revised completion date (Lok Sabha). K-RIDE lists Yelahanka as one of Corridor-4's three elevated stations, with work on that package's stations under way (K-RIDE Samparka, May 2026).

Where does Yelahanka get its water?

Yelahanka is one of eight former zones covered by Cauvery Stage 5, which brought piped water to the 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). Beyond the city boundary, Stage 5 doesn't apply. Ask for the BWSSB connection details and recent bills. Our Cauvery Stage 5 guide shows how.

Is Yelahanka flood-prone?

Parts of it, yes. On 21–22 Oct 2024, the IMD's GKVK station in north Bengaluru recorded 186.2 mm in a day, a city record, and the Kogilu and Doddabommasandra lakes in the Yelahanka zone breached (The Indian Express, news). A 604-flat complex on Bellary Road was flooded up to six feet and its 2,500 residents evacuated for eight days. The civic body said water entered 1,030 homes in the zone (The Hindu, news).

That was extreme rain, but it showed where water goes: low ground near lakes and along the chain that drains towards Jakkur and Hebbal. Lake buffers became size-based (0 to 30 m) under Act 19 of 2026. Our lake and drain checks show how to check a site.

Worked examples

Worked example 1: a new flat, price above the floor

Illustrative. A 1,200 sq ft flat at Knight Frank's low end of ₹6,300 per sq ft, on a ₹47,730 per sq m apartment line.

Item	Working	Result
Price	1,200 × ₹6,300	₹75,60,000
Guidance value	1,200 ÷ 10.764 × ₹47,730	₹53,21,070
Price ÷ guidance value	₹75,60,000 ÷ ₹53,21,070	1.42
Charges at 7.6%	7.6% × ₹75,60,000	₹5,74,560

Duty goes on the price. Kaveri can add floor, amenity and parking amounts to a flat's value, so check the exact figure. Our full cost guide adds GST and other costs.

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 ₹4,200 per sq ft.

Item	Working	Result
Price	1,000 × ₹4,200	₹42,00,000
Guidance value	1,000 ÷ 10.764 × ₹47,730	₹44,34,225
Charges at 7.6% on the guidance value	7.6% × ₹44,34,225	₹3,37,001
Extra vs charges on the price	₹3,37,001 − ₹3,19,200	₹17,801

The sub-registrar can value it at the guidance value, so budget charges on ₹44.34 lakh. The guidance value is within 110% of the price (₹46.2 lakh), so the income-tax gap rules in our guidance value vs market price post shouldn't be triggered. Confirm with your CA.

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

Illustrative.

Gazette line	Guidance value	Minimum charges at 7.6%
Yelahanka old city, ₹29,100 per sq m	₹32,44,147	₹2,46,555
Housing Board 5th phase, ₹50,000	₹55,74,136	₹4,23,634
New Town LIC office road, ₹74,410	₹82,95,429	₹6,30,453

The same size of site has a floor ranging from ₹32.4 lakh to ₹83 lakh. Knight Frank's low end of ₹6,300 per sq ft works out to about ₹67,800 per sq m, already below the LIC office road line, which is one reason to check the line before you agree a price.

The AIR Yelahanka check (our framework)

Check	Question	Where to look
Air base	For buildings 15 m and taller, is there an NOC from the Indian Air Force Yelahanka, among others?	Approval documents; GBA's NOC list in our approvals guide
Inundation	Is the site low-lying or near Yelahanka, Puttenahalli, Kogilu or another lake, or on a drain?	Revenue maps, our lake and drain checks, residents, a visit after heavy rain
Records	Is it GBA e-Khata, or panchayat Form 11A or 11B? Which guidance value line applies?	Tax receipt, e-Aasthi or e-Swathu, Kaveri valuation

Yelahanka 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
[ ] Air force and other height NOCs seen for taller buildings
[ ] Distance to the nearest lake or drain checked; site seen after heavy rain
[ ] Water source and BWSSB connection confirmed in writing, with bills
[ ] Commute timed without counting the metro
[ ] RERA registration, completion date and extensions checked
[ ] Title, approvals and occupancy checked by a lawyer (our legal checks guide)

What mistakes do buyers make in Yelahanka?

Assuming "Yelahanka" means the city. The taluk name covers panchayat areas too, with different records and rules.
Paying for the metro early. Prices may already reflect a station that isn't open.
Ignoring the lakes. A flat near a lake can be fine for years and flood in one storm.
Using one rate for the whole area. Guidance values differ more than twofold between lines.

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 Yelahanka in 2026?

Knight Frank's H1 2026 report puts Yelahanka flat prices at ₹6,300 to ₹12,700 per sq ft, up 18% in a year. Official site guidance values run from ₹29,100 per sq m in the old town to ₹74,410 on New Town's LIC office road. Apartment lines in New Town are around ₹45,660 to ₹47,730.

Is Yelahanka good to live in?

It suits people who need the airport road, north Bengaluru offices or more space for the money. Against that, the metro isn't running yet, parts of the area flooded in 2024, and some properties sold as Yelahanka are in panchayats. Run the air base, inundation, records check on each property.

Is there a metro in Yelahanka?

Not yet. Yelahanka is a station on the Blue Line's Hebbal–airport stretch (station names per news reports), targeted for September 2027 according to October 2026 news reports. Work on the section beyond Yelahanka towards the airport was reported lagging in August 2026, so treat the date as a target.

Does Yelahanka get Cauvery water?

Many buildings in the city area do. Yelahanka is one of the zones covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Properties beyond the city boundary aren't covered. Ask for the building's BWSSB connection details and bills.

Is Yelahanka flood-prone?

Low-lying areas near lakes are. In October 2024, record rain breached the Kogilu and Doddabommasandra lakes, flooding a 604-flat complex up to six feet and entering 1,030 homes in the zone. Check the distance to the nearest lake and drain, and visit after heavy rain.

What is the guidance value in Yelahanka?

Under the 2023 gazette, Yelahanka old city and village are ₹29,100 per sq m, the Housing Board 5th phase ₹50,000 and New Town's LIC office road ₹74,410. Several apartment lines in New Town are ₹45,660 to ₹47,730 per sq m. Check your exact property on Kaveri.

How much stamp duty will I pay in Yelahanka?

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 ₹75.6 lakh flat in GBA that's ₹5,74,560. If the guidance value is higher than your price, charges go on it.

How many new projects are coming up in Yelahanka?

Karnataka RERA approved 133 residential, plotted and mixed projects in Yelahanka taluk from 2020 to 15 Oct 2026, with 36 in 2025 and 19 so far in 2026. About a quarter are plotted layouts. The taluk is larger than the town, so check each project's location.