Short answer: Sarjapur Road property rates for flats run ₹5,700 to ₹11,300 per sq ft (Knight Frank, H1 2026), up just 3% in a year. Official guidance values fall steeply along the road, from ₹1,69,000 per sq m at Koramangala to ₹20,000 in Sarjapura village. There's no metro on the road yet, and water and approvals change once you leave the city.
- One road, many markets: the gazette values a main-road site at Doddakannelli about 4.8 times one in Sarjapura village.
- Prices cooled: Knight Frank's +3% was the 15th of 17 Bengaluru locations in its table. ANAROCK's Q1 2026 base rate was ₹11,400 per sq ft.
- Metro is years away: the Sarjapura–Hebbal Red Line (37.8 km, 27 stations) still awaits central approval.
- City or not: the inner stretch is under GBA; much of the outer stretch is in Anekal taluk, with different records, water and surcharge.
- Our boundary, line, water, wait check sorts out a property in four questions.
- Who governs Sarjapur Road?
- What are property rates on Sarjapur Road?
- Is there a metro on Sarjapur Road?
- Where does Sarjapur Road get its water?
- Is Sarjapur Road flood-prone?
- Worked examples
- The boundary, line, water, wait check (our framework)
- Sarjapur Road buyer's checklist
- What mistakes do buyers make on Sarjapur Road?
- Frequently asked questions
- Talk it through with acre&key
- Sources
Sarjapur Road runs south-east from Koramangala, past the outer ring road, to Sarjapura town. People say "Sarjapur Road" for all of it, but the numbers that matter change every few kilometres. This guide sticks to what official records and named sources say.
Who governs Sarjapur Road?
The stretch from Koramangala to beyond the outer ring road lies inside the Greater Bengaluru Authority (GBA) area, split across the new city corporations. Further out, much of the road lies in Anekal taluk, outside GBA, where villages are run by gram panchayats and property records sit on e-Swathu rather than e-Aasthi.
That changes three things you'll pay for or depend on:
- Records: e-Khata on e-Aasthi in the city; Form 9 or 11 on e-Swathu in panchayats.
- Surcharge on stamp duty: 2% of duty in municipal areas, 3% in panchayat areas.
- Approvals: BDA or GBA in the city; BMRDA, the local planning authority and the panchayat outside. Our approvals guide shows which to check.
Not sure which side a building is on? Use our ward and corporation lookup, then confirm from the tax receipt.
What are property rates on Sarjapur Road?
Official guidance values
These are residential site rates from the 2023 gazette (in force since 1 Oct 2023), read from the Jayanagar, Shivajinagar and Basavanagudi registration-district books.
| Gazette line (residential site) | Per sq m | Per sq ft |
|---|---|---|
| Koramangala 3rd Block, Hosur–Sarjapur Main Road | ₹1,69,000 | ₹15,701 |
| Properties adjoining Hosur–Sarjapur Main Road (Koramangala 1st Block) | ₹1,60,000 | ₹14,865 |
| Sarjapura Main Road (80 ft road), Doddakannelli | ₹95,985 | ₹8,917 |
| Doddakannelli (village) | ₹60,075 | ₹5,581 |
| Kaikondrahalli (village) | ₹54,000 | ₹5,017 |
| Sarjapura Main Road (80 ft road), Chikkakannelli | ₹70,875 | ₹6,585 |
| Chikkakannelli (village) | ₹37,800 | ₹3,512 |
| Sarjapura (village), Sarjapura sub-registrar office | ₹20,000 | ₹1,858 |
Two patterns stand out. Main-road lines sit well above the village line behind them (₹95,985 against ₹60,075 at Doddakannelli). And values drop as you move out. Flats are notified project by project, so look up your own on Kaveri. Our rates-by-area table has more localities. No revision had been notified as of 19 Oct 2026.
Market prices
Knight Frank's H1 2026 report puts Sarjapur Road flat prices at ₹5,700 to ₹11,300 per sq ft, up 3% over 12 months, 15th of the 17 Bengaluru locations in its table. ANAROCK's Q1 2026 quoted base rate was ₹11,400 per sq ft. Both are consultant figures for new stock, not registered sales. For a specific building, check past registered values on Kaveri encumbrance certificates.
Rents
ANAROCK quotes ₹33,000 to ₹46,000 a month for a 1,000 sq ft 2BHK in Q1 2026, up 1% on the quarter. That's a gross yield of about 4.2% at its base rate. Rents rose fast earlier: CNBC TV18, citing ANAROCK, reported a 76% rise on Sarjapur Road from end-2021 to end-2024 (news).
What's being built
Much of the outer road falls in Anekal taluk on Karnataka RERA. In our East RERA study, Anekal had 874 approved housing and plotted projects, and 72.2% still carried their original completion date. But Anekal also covers Electronic City and Chandapura, so it isn't a Sarjapur-only figure.
Is there a metro on Sarjapur Road?
Not yet. BMRCL's February 2026 project report for Phase 3A plans a 37.804 km line from Sarjapura to Hebbal with 27 stations. It runs elevated along the median of Sarjapura Main Road to Ibbalur junction, then along the outer ring road to Agara, and underground from Koramangala 2nd Block through the city centre (BMRCL DPR, Feb 2026).
As of October 2026 it still awaits the Centre's approval, and BMRCL has started soil testing on Sarjapur Road (The Hindu, 15 Oct 2026, news). Deccan Herald reported in July 2026 that it may open only by 2033 (news).
Closer in, the Blue Line along the outer ring road crosses Sarjapur Road near Ibbalur. BMRCL is reported to be aiming to open the Central Silk Board–KR Puram section in May 2027 (BLR Today, news).
Where does Sarjapur Road get its water?
It depends which side of the city boundary you're on. Cauvery Stage 5 serves the 110 villages added to the city in 2007; by May 2026 about 1.15 lakh of an estimated 1.8 lakh buildings there were connected (The Hindu, news). Parts of the inner Sarjapur Road stretch fall in those former BBMP zones. The Anekal stretch, outside GBA, isn't part of Stage 5, so expect borewells and tankers unless a project shows otherwise.
Our Cauvery Stage 5 guide shows how to check one building.
Is Sarjapur Road flood-prone?
Parts are. The inner road passes lakes and drains in the Bellandur catchment. Flood risk in Bengaluru is tracked as points: in April 2026, 52 of 101 listed flood-prone locations across the five city corporations were still unfixed; of the 101, 24 were in the South corporation and 20 in the East (The New Indian Express, news). Outside GBA, there's no equivalent public list.
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: city or panchayat, same flat
Illustrative. A 1,000 sq ft flat at ANAROCK's base rate of ₹11,400 per sq ft = ₹1,14,00,000.
| Charge | Inside GBA (2% surcharge) | Panchayat area (3% surcharge) |
|---|---|---|
| Stamp duty 5% | ₹5,70,000 | ₹5,70,000 |
| Cess 10% of duty | ₹57,000 | ₹57,000 |
| Surcharge on duty | ₹11,400 | ₹17,100 |
| Registration 2% | ₹2,28,000 | ₹2,28,000 |
| Total | ₹8,66,400 | ₹8,72,100 |
The difference is only ₹5,700. The bigger differences between city and panchayat are records, water and approvals. Our full cost guide adds GST and other costs.
Worked example 2: rent vs EMI
Illustrative. The same flat with 20% down: a ₹91,20,000 loan over 20 years at an assumed 8.5%.
| Item | Working | Result |
|---|---|---|
| EMI | standard formula | about ₹79,145 a month |
| Rent (ANAROCK midpoint) | (₹33,000 + ₹46,000) ÷ 2 | ₹39,500 a month |
| Gross yield | ₹39,500 × 12 ÷ ₹1,14,00,000 | about 4.2% |
Renting costs about half the EMI. Try your own numbers on the EMI calculator.
Worked example 3: a 1,200 sq ft site at three points on the road
Illustrative. The guidance value sets the minimum duty.
| Gazette line | Guidance value | Minimum charges at 7.6% |
|---|---|---|
| Sarjapura Main Road, Doddakannelli | ₹1,07,00,768 | ₹8,13,258 |
| Sarjapura Main Road, Chikkakannelli | ₹79,01,411 | ₹6,00,507 |
| Sarjapura (village) | ₹22,29,675 | ₹1,69,455 |
Add 0.05% of the value if the site is in a panchayat area. Same road name, but the floor varies almost five-fold.
The boundary, line, water, wait check (our framework)
| Check | Question | Where to look |
|---|---|---|
| Boundary | Inside GBA, or in an Anekal panchayat? | Tax receipt; e-Aasthi or e-Swathu record |
| Line | Which gazette line applies: main road, village or project? | Kaveri valuation; deed schedule |
| Water | BWSSB connection, or borewells and tankers? | Connection number and bills; written answer from the seller or builder |
| Wait | How long until the RERA date and the metro? | Karnataka RERA page; BMRCL project status |
Sarjapur Road buyer's checklist
- [ ] GBA or panchayat confirmed from the tax receipt
- [ ] e-Khata (city) or e-Swathu Form 9/11 (panchayat) matches the deed
- [ ] Layout or building approval from the right authority
- [ ] Guidance value line found on Kaveri for the exact property
- [ ] Past registered values checked on encumbrance certificates
- [ ] Water source confirmed in writing
- [ ] Distance to the nearest lake and drain checked; visited after heavy rain
- [ ] RERA registration, completion date and extensions checked
- [ ] Commute timed at peak hour, without counting the planned metro
- [ ] Title and approvals checked by a lawyer (our legal checks guide)
What mistakes do buyers make on Sarjapur Road?
- Pricing the whole road the same. A Doddakannelli main-road site and a Sarjapura village site are different markets.
- Buying on the metro. The Red Line hasn't been approved yet.
- Assuming city water. Outside GBA, Stage 5 doesn't apply.
- Skipping the boundary check. It decides records, approvals and surcharge.
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
Knight Frank's H1 2026 report puts Sarjapur Road flat prices at ₹5,700 to ₹11,300 per sq ft, up 3% in a year. ANAROCK's Q1 2026 base rate was ₹11,400 per sq ft. Official guidance values range from ₹1,69,000 per sq m at Koramangala to ₹20,000 in Sarjapura village.
It depends on the stretch and what you need. The inner road is close to the outer ring road offices and inside the city. Further out, prices and guidance values are lower, but there's no metro yet, water may rely on borewells, and records and approvals differ. Run the boundary, line, water, wait check.
Not yet. BMRCL's February 2026 report plans a 37.8 km Sarjapura–Hebbal line with 27 stations, elevated along Sarjapura Main Road. It still awaits central approval, and news reports suggest it may open only around 2033. The Blue Line on the outer ring road is targeted for May 2027.
Parts of the inner stretch fall in former BBMP zones covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. The Anekal stretch, outside GBA, isn't part of Stage 5. Ask every seller or builder for the water source in writing.
Parts are, especially near lakes and drains in the Bellandur catchment. In April 2026, 52 of 101 flood-prone points in the city corporations were still unfixed. These are points, not areas, so check the street, the nearest lake and drain, and visit after heavy rain.
Under the 2023 gazette, residential site lines include ₹1,69,000 per sq m on Hosur–Sarjapur Main Road at Koramangala, ₹95,985 on Sarjapura Main Road at Doddakannelli, ₹70,875 at Chikkakannelli and ₹20,000 for Sarjapura village. Flats are notified project by project on Kaveri.
The inner stretch is. Much of the outer road lies in Anekal taluk, outside GBA, under gram panchayats. That changes property records (e-Swathu instead of e-Aasthi), approvals and the stamp duty surcharge. Check the tax receipt for any building you're considering.
About 7.6% of the price inside GBA and 7.65% in panchayat areas, covering 5% duty, 10% cess, the 2% or 3% surcharge on duty, and 2% registration. On a ₹1.14 crore flat that's ₹8,66,400 or ₹8,72,100.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026, residential price movement table: https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- ANAROCK, Bengaluru Q1 2026 Residential Market Viewpoints (Sarjapur Road base rate and rent): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- CNBC TV18, rents in top cities, citing ANAROCK, 17 Mar 2025 (news): https://www.cnbctv18.com/real-estate/india-top-cities-rent-hike-bengaluru-hyderabad-pune-ncr-property-prices-19574741.htm
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision for Bengaluru registration districts (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Karnataka RERA, View All Projects (Anekal taluk), retrieved 15 Oct 2026: https://rera.karnataka.gov.in/viewAllProjects?language=en
- BMRCL, Detailed Project Report, Phase 3A Sarjapura–Hebbal, Feb 2026 (via OpenCity): https://data.opencity.in/dataset/473c1390-9d72-4091-8889-7c9fce219d5c/resource/f981a62e-d56f-4276-8735-5f399c544412/download/dpr_phase-3a_23.02.2026-1-506.pdf
- The Hindu, BMRCL begins soil testing for Red Line, 15 Oct 2026 (news): https://www.thehindu.com/news/national/karnataka/bmrcl-begins-soil-testing-on-sarjapur-road-for-proposed-namma-metro-red-line-corridor/article71584808.ece
- Deccan Herald, Phase 3A deadline pushed back, 14 Jul 2026 (news): https://www.deccanherald.com/india/karnataka/bengaluru/bengaluru-metro-phase-3a-station-alignment-and-cost-tweaks-push-deadline-back-by-two-years-4074038
- BLR Today, Blue Line target of May 2027, 17 Oct 2026 (news): https://inblr.today/news/namma-metro-silk-board-bmrcl-working-open-central-k-r-puram-blue-line
- 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
- Surcharge: GBA Act s.170 (2% in city areas); CAG audit manual §7.4 (3% in panchayat areas), as cited in our full cost guide.
