Short answer: Bannerghatta Road property rates ran from ₹7,600 to ₹15,500 per sq ft in Knight Frank's H1 2026 report, up 7% in a year. Guidance values swing widely, from ₹1,98,900 per sq m on the inner road to ₹32,880 in Hulimavu's interior. The Pink Line's elevated stretch was built but not yet open as of 19 October 2026.
- Market range: ₹7,600–15,500 per sq ft, +7% in 12 months (Knight Frank H1 2026).
- Main road vs interior: Hulimavu's main-road properties are ₹78,000 per sq m, against ₹32,880 inside the corporation area.
- Pink Line waiting: the safety commissioner inspected it on 6–8 October 2026 and raised 36 observations (news). No opening date has been announced.
- Lake history: the Hulimavu lake bund breached in November 2019 and flooded about 800 houses (news).
- Our GATE check: gap to the floor, authority, track (metro) status, elevation.
- Who governs Bannerghatta Road?
- What are property rates on Bannerghatta Road?
- Is there a metro on Bannerghatta Road?
- Where does Bannerghatta Road get its water?
- Is Bannerghatta Road flood-prone?
- Worked examples
- The GATE check for Bannerghatta Road (our framework)
- Bannerghatta Road buyer's checklist
- What mistakes do buyers make on Bannerghatta Road?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Bannerghatta Road runs south from the Dairy Circle end through Bilekahalli, Arakere, Hulimavu and Gottigere towards the national park. It mixes older layouts near the city with newer apartment pockets further out, and buyers have waited years for its metro. This guide uses official records and named sources, and says where data runs out.
Who governs Bannerghatta Road?
Most of it is in the South City Corporation. PIN 560076 is fully inside GBA, with wards such as Bilekahalli, Doresanipalya and Vijaya Bank Layout. PIN 560083, around Gottigere and Kothanur, is about 84% inside, so part of it falls outside the city. Further south, towards the national park, you're in panchayat areas of Anekal taluk.
Inside GBA, stamp duty, cess, surcharge and registration add up to 7.6%. In panchayat areas it's 7.65%, and the khata and building approvals come from different offices. Use our ward and corporation lookup and our guide to BDA, BMRDA, GBA or panchayat approvals to check your plot.
What are property rates on Bannerghatta Road?
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.) |
|---|---|---|
| Properties attached to Bannerghatta Road (inner stretch) | 1,83,500–1,98,900 | 17,048–18,478 |
| Kalena Agrahara, survey numbers between Kanakapura and Bannerghatta main roads | 90,000 | 8,361 |
| Bilekahalli and Doresanipalya, main-road properties | 84,000 | 7,804 |
| Hulimavu, main-road properties | 78,000 | 7,246 |
| Arakere 80 ft road | 78,000 | 7,246 |
| Basavanapura, main-road properties | 72,000 | 6,689 |
| Kammanahalli, main-road properties | 62,500 | 5,806 |
| Hulimavu Main Road | 48,900 | 4,543 |
| Gottigere | 47,150 | 4,380 |
| Apartment lines, Kammanahalli and Kalena Agrahara | 37,100–42,680 | 3,447–3,965 |
| Kalena Agrahara (ward 192) | 35,000 | 3,252 |
| Hulimavu corporation area | 32,880 | 3,055 |
Kaveri can add floor, amenity and parking amounts to a flat's value, so check your exact apartment or survey number before you agree a price.
Market prices
Knight Frank's H1 2026 report put Bannerghatta Road at ₹7,600 to ₹15,500 per sq ft, up 7% in 12 months. That's a wide range, and it reflects how different the inner and outer road are. ANAROCK's Q1 2026 report lists Bannerghatta Road in its South zone without a rate. Portal asking prices are not sale prices.
Rents
We didn't find a consultant rent figure for Bannerghatta Road. Ask for three recent rental agreements in the same building before you count on rental income.
What's being built
The road straddles two taluks. Karnataka RERA approved 556 projects in Bengaluru South taluk and 603 in Anekal taluk between January 2020 and mid-October 2026 (acre&key analysis of the RERA register). Both taluks are far bigger than this road, and the register has no locality field, so there's no reliable count for Bannerghatta Road alone. Use our RERA project review guide before you book.
Is there a metro on Bannerghatta Road?
Not yet. The Pink Line's 7.5 km elevated stretch from Kalena Agrahara to Tavarekere runs along the road. The Commissioner of Metro Railway Safety inspected it on 6–8 October 2026 and flagged 36 issues that BMRCL must fix before passenger service (News18, news). Earlier targets of 15 August and end-September were missed (The Hindu, news).
| Station (station names per news reports) | Status, 19 Oct 2026 |
|---|---|
| Kalena Agrahara | Built; awaiting safety authorisation |
| Hulimavu | Built; awaiting safety authorisation |
| IIM Bengaluru | Built; awaiting safety authorisation |
| JP Nagar 4th Phase | Built; awaiting safety authorisation |
| Jayadeva Hospital (Yellow Line interchange) | Built; awaiting safety authorisation |
| Tavarekere | Built; awaiting safety authorisation |
The underground section from Tavarekere to Nagawara was expected by March 2027, per the minister's earlier statement (news). Our metro lines guide tracks every line.
Where does Bannerghatta Road get its water?
Older layouts near the city draw on BWSSB's Cauvery supply. Villages added to the city in 2007 are served through Cauvery Stage 5, and by May 2026 about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected (The Hindu, news). Outside GBA, expect borewells and tankers. Ask for the BWSSB connection and recent bills. See our Cauvery Stage 5 guide.
Is Bannerghatta Road flood-prone?
Some pockets are. On 24 November 2019, the bund of Hulimavu lake, off Bannerghatta Road, breached. More than 800 houses in Krishna Layout, DLF Road, Saraswathipura, Avani Sringeri Nagar, Royal Residency Layout and BTM Layout 4th Stage were flooded to two to four feet (The Hindu, news).
In April 2026, the South City Corporation had 24 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 are now 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 site.
Worked examples
These use the figures above and an illustrative flat. The 8.5% loan rate is for illustration only.
Worked example 1: a new flat on an outer apartment line
A 1,200 sq ft flat at ₹11,550 per sq ft, the midpoint of Knight Frank's range, on a ₹42,680 per sq m apartment line.
| Step | Calculation | Result |
|---|---|---|
| Price | 1,200 × ₹11,550 | ₹1,38,60,000 |
| Guidance value | 1,200 ÷ 10.764 × ₹42,680 | ₹47,58,082 |
| Price ÷ guidance value | 1,38,60,000 ÷ 47,58,082 | 2.91 |
| Charges at 7.6% | 7.6% of ₹1,38,60,000 | ₹10,53,360 |
A ratio near 3 means you pay well above the official floor. That's common in newer projects, but it means a bank valuation, not the guidance value, will decide your loan.
Worked example 2: the same flat at both ends of the range
| Low end (₹7,600) | High end (₹15,500) | |
|---|---|---|
| Price for 1,200 sq ft | ₹91,20,000 | ₹1,86,00,000 |
| Charges at 7.6% | ₹6,93,120 | ₹14,13,600 |
| 80% loan | ₹72,96,000 | ₹1,48,80,000 |
| EMI, 20 years at 8.5% | ₹63,316 | ₹1,29,132 |
The same size of flat can cost twice as much a month depending on where it sits on the road. Pin down which end of the range a project really belongs to before you compare.
Worked example 3: a 1,200 sq ft site on three lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| Hulimavu corporation area | 32,880 | ₹36,65,552 | ₹2,78,582 |
| Hulimavu, main-road properties | 78,000 | ₹86,95,652 | ₹6,60,870 |
| Bilekahalli, main-road properties | 84,000 | ₹93,64,548 | ₹7,11,706 |
A main-road site in Bilekahalli is valued 2.55 times one inside Hulimavu. Check which line a seller's survey number really sits on.
The GATE check for Bannerghatta Road (our framework)
| Letter | Question | Where to check | Red flag |
|---|---|---|---|
| G: Gap to the floor | What's the price-to-guidance ratio? | Kaveri, worked example 1 | Seller quotes a main-road line for an interior plot |
| A: Authority | GBA, or a panchayat in Anekal taluk? | PIN, ward, khata | Khata issuer unclear |
| T: Track | How far is the nearest Pink Line station, and is it open yet? | Station map, latest news | Price assumes the line is already running |
| E: Elevation | Is the site low, near Hulimavu or another lake or drain? | Site visit after rain, buffer maps | Basement parking in a low pocket |
Score each letter green, amber or red. Two reds and you should walk away or renegotiate.
Bannerghatta Road buyer's checklist
- [ ] Confirm GBA or panchayat from the PIN, ward and khata.
- [ ] Look up the exact line on Kaveri, with add-ons for flats.
- [ ] Work out the price-to-guidance ratio and the EMI.
- [ ] Check the Pink Line's latest status before you pay extra for it.
- [ ] Ask for the BWSSB connection and the last three water bills.
- [ ] Check the distance to the nearest lake and primary drain.
- [ ] Visit after heavy rain, and look at the basement.
- [ ] Review the RERA filings for a new project.
- [ ] Get title and approvals checked by a property lawyer.
What mistakes do buyers make on Bannerghatta Road?
- Treating the road as one market. The inner road and Gottigere sit at very different floors and prices.
- Pricing in a metro that isn't open. The Pink Line still needs safety authorisation.
- Forgetting the 2019 breach. Low layouts near Hulimavu lake flooded quickly.
- Mixing up main-road and interior lines. The gap can be more than double.
Legal and tax note
This is general information. Ask a CA about income-tax rules on price and guidance value, and a property lawyer about title, khata and approvals before you pay an advance.
Frequently asked questions
Knight Frank's H1 2026 report put Bannerghatta Road at ₹7,600 to ₹15,500 per sq ft, up 7% in 12 months. Guidance values run from ₹1,98,900 per sq m on the inner road to ₹32,880 in Hulimavu's interior.
It suits buyers who want to be close to the inner south with a metro on the way. The trade-offs are heavy traffic until the Pink Line opens, lake-side flood pockets, and panchayat rules at the southern end. Check the site with the GATE check.
Not as of 19 October 2026. The safety commissioner inspected the Kalena Agrahara–Tavarekere stretch on 6–8 October and raised 36 observations (news). No opening date has been announced.
It depends on the line. Inner-road properties are ₹1,83,500 to ₹1,98,900 per sq m, Hulimavu main-road properties ₹78,000, Gottigere ₹47,150 and the outer apartment lines ₹37,100 to ₹42,680. Kaveri can add amounts for flats.
Many buildings inside GBA do, but not all. Villages added in 2007 rely on Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Outside GBA, expect borewells and tankers.
Some pockets are. The Hulimavu lake bund breached in November 2019 and flooded more than 800 houses. Check the distance to lakes and drains, and visit after heavy rain before you buy.
Inside GBA, duty, cess, surcharge and registration total 7.6% of the higher of price and guidance value, and 7.65% in panchayat areas. On a ₹1.386 crore flat in GBA, that's ₹10,53,360. Try our stamp duty calculator.
Going south, the main pockets are Bilekahalli, Arakere, Hulimavu, Kalena Agrahara and Gottigere. Kanakapura Road runs parallel to the west; see our Kanakapura Road guide and JP Nagar guide.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (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 Bannerghatta Road 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
- News18, 36 safety fixes pending before Pink Line opens, Oct 2026 (news): https://www.news18.com/cities/bengaluru-news/waiting-for-bengalurus-pink-line-not-yet-36-safety-fixes-still-pending-before-it-opens-10382674.html
- The Hindu, Locals symbolically 'open' Pink Line, 28 Sep 2026 (news): https://www.thehindu.com/news/national/karnataka/locals-symbolically-open-bengaluru-metro-pink-line-demand-early-launch/article71521103.ece
- Financial Express, Pink Line CMRS inspection complete, 9 Oct 2026 (news): https://www.financialexpress.com/business/infrastructure-bengaluru-metro-pink-lines-6-station-stretch-to-open-soon-latest-update-here-4357247/
- The Hindu, Clean-up after Hulimavu lake breach, 25 Nov 2019 (news): https://www.thehindu.com/news/cities/bangalore/clean-up-efforts-begin-after-hulimavu-lake-breach/article30074583.ece
- The Hindu, piped connections reduce tanker demand, 14 May 2026 (news): https://www.thehindu.com/news/national/karnataka/bengalurus-water-woes-piped-connections-sanchari-cauvery-reduce-tanker-demand/article70978412.ece
- 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 Tank Conservation and Development Authority (Amendment) Bill 2025, as passed (Act 19 of 2026): https://kla.kar.nic.in/council/house/bills/156/33E.pdf
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
