Short answer: Mysore Road property rates had a base rate of ₹7,870 per sq ft in ANAROCK's Q1 2026 report, with 2BHK rents of ₹20,000 to ₹26,000 a month. Guidance values fall from ₹1,30,000 per sq m near Goripalya to ₹44,500 in Kengeri and ₹16,000 in Kengeri Gollahalli. The Purple Line runs along the road to Challaghatta.
- Market benchmark: ₹7,870 per sq ft base rate (ANAROCK, Q1 2026). Knight Frank doesn't track Mysore Road.
- Floors fall fast: ₹1,30,000 per sq m on the inner main road, ₹66,750 from the university gate to Kengeri, ₹44,500 in Kengeri.
- Metro running: the Purple Line's full route to Challaghatta has run since October 2023.
- The city edge is close: Kengeri's PIN 560060 is only about 29% inside GBA.
- Our VALE check: valley, authority, line, exit.
- Who governs Mysore Road?
- What are property rates on Mysore Road?
- Is there a metro on Mysore Road?
- Where does Mysore Road get its water?
- Is Mysore Road flood-prone?
- Worked examples
- The VALE check for Mysore Road (our framework)
- Mysore Road buyer's checklist
- What mistakes do buyers make on Mysore Road?
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Mysore Road runs south-west from the city market area past Goripalya, Nayandahalli, Rajarajeshwari Nagar and Kengeri towards Kumbalgodu and Bidadi. It's an older corridor with industry, layouts and newer apartment pockets, and one of the cheaper ways to live on a running metro line. This guide uses official records and named sources, and says where data runs out.
Who governs Mysore Road?
The inner and middle road is in the West City Corporation. PIN 560026 is 90% West, PIN 560039 (Nayandahalli, Hosakerehalli) is fully West, and PIN 560056 (Jnana Bharathi) is 96% West. Further out it changes: Kengeri's PIN 560060 is only about 29% inside GBA, and PIN 560074 (Kumbalgodu side) is wholly outside.
Inside GBA, charges add up to 7.6%; outside, 7.65%, and the khata comes from a panchayat. Check your plot with our ward and corporation lookup and our guide to BDA, BMRDA, GBA or panchayat approvals.
What are property rates on Mysore Road?
Official guidance values
These come from the 2023 gazette (Rajajinagar, Basavanagudi and Jayanagar books). Divide by 10.764 for per sq ft.
| Line | Guidance value (₹/sq m) | Per sq ft (approx.) |
|---|---|---|
| Mysore Main Road, attached properties (Goripalya side) | 1,30,000 | 12,077 |
| Kenchenahalli, Mysore Road | 1,20,000 | 11,148 |
| Mysore Main Road (Basavanagudi book) | 93,000 | 8,640 |
| Mysore Road cross roads (Basavanagudi book) | 80,000 | 7,432 |
| University gate to Kengeri | 66,750 | 6,201 |
| Venkateshwara Layout, Mysore Road | 65,435 | 6,079 |
| Nayandahalli ITI Society Layout | 57,000 | 5,295 |
| Gnanabharathi BDA Layout | 55,000 | 5,110 |
| Kengeri Upanagar to Kommaghatta Road | 55,000 | 5,110 |
| Apartment lines, Pattanagere (named buildings) | 45,000 | 4,181 |
| Kengeri and Nayandahalli | 44,500 | 4,134 |
| Kaniminike, Mysore Road | 25,000 | 2,323 |
| Challaghatta | 23,000 | 2,137 |
| Kengeri Gollahalli | 16,000 | 1,486 |
Kaveri can add floor, amenity and parking amounts for flats. Look up your exact survey number or building before you agree a price.
Market prices and rents
ANAROCK's Q1 2026 report put Mysore Road's base rate at ₹7,870 per sq ft, with 2BHK rents of ₹20,000 to ₹26,000 a month. Both figures were up about 1% to 2% on the quarter. Knight Frank's H1 2026 price table doesn't include Mysore Road. A base rate is a new-launch quote, not a resale price.
What's being built
We don't have a reliable count for the road. Taluk totals from the RERA register are too broad to isolate it, and the register has no locality field. Before you book, use our RERA project review guide.
Is there a metro on Mysore Road?
Yes. The Purple Line runs along Mysore Road. Its full 43.49 km, 37-station route from Whitefield (Kadugodi) to Challaghatta has run since 9 October 2023 (The Hindu, news).
| Line | Stations along the road (station names per news reports) | Status, 19 Oct 2026 |
|---|---|---|
| Purple Line | Mysuru Road, Nayandahalli, Rajarajeshwari Nagar, Jnanabharathi, Pattanagere, Kengeri Bus Terminal, Kengeri, Challaghatta | Running |
That gives a direct run through the city centre to the east. Our metro lines guide covers the rest.
Where does Mysore Road get its water?
The inner road is on BWSSB's Cauvery network. RR Nagar is one of the eight old zones covered by Cauvery Stage 5, built for villages added to the city in 2007; 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. Our Cauvery Stage 5 guide explains how to check.
Is Mysore Road flood-prone?
Some points are. In April 2026, the West City Corporation had 48 of the city's 101 listed flood-prone locations, the most of any corporation, and 52 of the 101 citywide were still unfixed (The New Indian Express, news). The report didn't list streets, and West covers far more than this road.
The road runs near the Vrishabhavathi valley and its drains. Primary drains carry a 50 m buffer under RMP-2015, and lake buffers are size-based (0 to 30 m) under Act 19 of 2026. See our lake and drain checks and flood-prone areas map.
Worked examples
These use published figures and illustrative flats.
Worked example 1: a new flat at ANAROCK's base rate
A 1,200 sq ft flat at ₹7,870 per sq ft on a ₹45,000 per sq m apartment line.
| Step | Calculation | Result |
|---|---|---|
| Price | 1,200 × ₹7,870 | ₹94,44,000 |
| Guidance value | 1,200 ÷ 10.764 × ₹45,000 | ₹50,16,722 |
| Price ÷ guidance value | 94,44,000 ÷ 50,16,722 | 1.88 |
| Charges at 7.6% | 7.6% of ₹94,44,000 | ₹7,17,744 |
Worked example 2: gross rental yield
A 1,100 sq ft 2BHK at ₹7,870 per sq ft costs ₹86,57,000. At ANAROCK's rent range of ₹20,000 to ₹26,000 a month, gross yield is 2.8% to 3.6% a year, before maintenance, tax and vacancy.
Worked example 3: a 1,200 sq ft site on three lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% (GBA) | Charges at 7.65% (outside GBA) |
|---|---|---|---|---|
| Kengeri Gollahalli | 16,000 | ₹17,83,724 | ₹1,35,563 | ₹1,36,455 |
| Kengeri | 44,500 | ₹49,60,981 | ₹3,77,035 | ₹3,79,515 |
| University gate to Kengeri | 66,750 | ₹74,41,472 | ₹5,65,552 | ₹5,69,273 |
The university-gate line is valued 4.17 times Kengeri Gollahalli. Near Kengeri, check which side of the GBA line the plot falls, as that changes the khata, the charges and the approvals. Our plot buying checks cover the rest.
The VALE check for Mysore Road (our framework)
| Check | Question | Where to check | Red flag |
|---|---|---|---|
| Valley | Is the site low, near the Vrishabhavathi valley or a primary drain? | Visit after rain, drain maps | Inside a buffer, water marks |
| Authority | Inside GBA, or with a panchayat? | PIN, ward, khata | Khata issuer unclear near Kengeri |
| Line | Which guidance value line applies? | Kaveri, last sale deed | Main-road rate quoted for an interior plot |
| Exit | How far is the walk to a Purple Line station? | Walk it at peak hour | Long walk across the main road |
Score each check green, amber or red. Two reds and you should walk away or renegotiate.
Mysore Road buyer's checklist
- [ ] Confirm GBA or panchayat from the PIN, ward and khata.
- [ ] Find the exact line on Kaveri.
- [ ] Work out the price-to-guidance ratio.
- [ ] Walk to the nearest Purple Line station.
- [ ] Check distance to the valley drains and visit after rain.
- [ ] Ask for BWSSB bills, or borewell and tanker details.
- [ ] Review RERA filings for a new project.
- [ ] Get title and approvals checked by a property lawyer.
What mistakes do buyers make on Mysore Road?
- Assuming Kengeri is fully in the city. Most of PIN 560060 is outside GBA.
- Reading the base rate as a resale price. It's a new-launch figure.
- Ignoring the valley. Low ground near primary drains needs a rainy-day visit.
- Skipping the industrial neighbours. Some stretches sit next to industrial areas.
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
ANAROCK put Mysore Road's base rate at ₹7,870 per sq ft in Q1 2026. Guidance values run from ₹1,30,000 per sq m on the inner main road to ₹44,500 in Kengeri and ₹16,000 in Kengeri Gollahalli.
It suits buyers who want a running metro at a lower price than the east or south. The trade-offs are older industrial stretches, valley drains and the city edge near Kengeri. Check the property with the VALE check.
Yes. The Purple Line runs along Mysore Road to Challaghatta, with stations including Nayandahalli, Rajarajeshwari Nagar and Kengeri (station names per news reports). The full line has run since October 2023.
It depends on the line. The inner main road is ₹1,30,000 per sq m, the university gate to Kengeri stretch ₹66,750, Gnanabharathi BDA Layout ₹55,000, Kengeri ₹44,500 and Challaghatta ₹23,000.
ANAROCK put 2BHK rents on Mysore Road at ₹20,000 to ₹26,000 a month in Q1 2026. Ask for recent agreements in the same building before you count on rental income.
The inner road does. Villages added in 2007 in the old RR Nagar zone rely on Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Outside GBA, expect borewells.
Inside GBA, charges total 7.6% of the higher of price and guidance value, and 7.65% outside. On a ₹94.44 lakh flat in GBA, that's ₹7,17,744. Try our stamp duty calculator.
Rajarajeshwari Nagar sits along the road's south side, and Kanakapura Road lies further south-east. See our Kanakapura Road guide.
Sources
Checked 19 Oct 2026.
- ANAROCK, Residential market report Q1 2026 (Mysore Road base rate and rents; zone table): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (price table; Mysore Road not listed): 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, Rajajinagar, Basavanagudi and Jayanagar books (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The Hindu, full Whitefield–Challaghatta Purple Line from 9 Oct 2023 (news): https://www.thehindu.com/news/cities/bangalore/bengaluru-operations-on-entire-whitefield-challaghatta-purple-line-metro-corridor-to-start-on-october-9/article67397106.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
