Short answer: Varthur vs Panathur is a comparison without consultant prices; neither Knight Frank nor ANAROCK publishes a rate for either. Official floors are close: Varthur village is ₹55,000 per sq m and Panathur's village lines ₹53,900 to ₹60,000. Both are GBA wards in the East corporation, and neither has a metro station yet.
- No consultant price: ANAROCK names Varthur Road in its East zone without a rate and doesn't list Panathur. Portal prices are asking prices.
- Apartment floors: most Varthur apartment lines are ₹44,880 per sq m; most Panathur lines ₹48,840.
- Metro: Panathur is nearer the Blue Line's ring-road stations, targeted from mid-2027 (news). Varthur's nearest running line is the Purple Line at Whitefield.
- Floods: the Panathur railway underbridge flooded for the fourth time in four months on 16 October 2026 (news). Varthur lake overflowed in 2022 (news).
- Our GRID test: gazette line, route in, inundation, distance to work.
- How do Varthur and Panathur compare?
- What are property rates in Varthur and Panathur?
- Which has better metro access?
- Which floods more?
- Which has better water supply?
- Worked examples
- The GRID test: choosing between neighbours (our framework)
- Varthur vs Panathur checklist
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Panathur sits between the outer ring road and Varthur, with the railway line running through it. Varthur is further east around its lake. This page builds on our Varthur guide and adds gazette data for Panathur.
How do Varthur and Panathur compare?
| Measure | Varthur | Panathur |
|---|---|---|
| Consultant price | None (ANAROCK lists Varthur Road in its East zone, no rate) | None found |
| Village site guidance value (₹/sq m) | 55,000 | 53,900 and 60,000 (two village lines) |
| Most apartment lines (₹/sq m) | 44,880 (range 42,680–50,600) | 48,840 (some 58,300–59,950) |
| Main roads (₹/sq m) | Varthur–Gunjur Main Road 60,750 | No separate main-road line we could read |
| Ward (PIN) | Varthur and Gunjur wards (560087, 99% in GBA's East corporation) | Panathur ward (560037, fully in the East corporation) |
| Nearest metro | Purple Line, Whitefield (running) | Blue Line ring-road stations (planned) |
| Recent flood record | Lake overflow, September 2022 (news) | Railway underbridge, four floods since June 2026 (news) |
| Stamp charges | 7.6% | 7.6% |
Guidance values are the 2023 rates still in force; check Kaveri for your date, as our guidance value table explains.
What are property rates in Varthur and Panathur?
Only official floors exist for both. In the 2023 gazette (Shivajinagar book), Panathur has two village lines at ₹53,900 and ₹60,000 per sq m. Its apartment lines are mostly ₹48,840, with a few at ₹58,300 to ₹59,950.
Varthur's village line is ₹55,000, and most apartment lines are ₹44,880. So Panathur's apartment floors run about 9% above Varthur's.
Nearby, ANAROCK's Q1 2026 base rate for Whitefield was ₹10,680 per sq ft. That's context, not a price for either area. For a specific flat, pull encumbrance certificates for recent sales; our East Bengaluru gap guide shows how.
Which has better metro access?
Neither has a station. Panathur's western end meets the outer ring road, where the Blue Line's Phase 2A stations include Kadubeesanahalli and Bellandur (station names per news reports). Phased opening is targeted from mid-2027, with the full line by March 2028 (The Hindu, news).
Varthur's nearest running line is the Purple Line at Whitefield. Both are near suburban Corridor-4, which has no revised completion date. Our East Bengaluru infrastructure tracker follows each project.
Which floods more?
Both have records, of different kinds. On 16 October 2026, the Panathur railway underbridge flooded for the fourth time in four months, after flooding in June and September; residents have flagged drainage on Panathur Main Road (Times of India, news). That's a route problem as much as a home problem: it's a main way in and out.
In Varthur, the civic body blamed overflowing Bellandur and Varthur lakes for flooding in September 2022 (The Hindu, news). Check sites near the lake and drains with our lake and drain checks.
Which has better water supply?
They're in the same position. Both are in the former Mahadevapura zone, covered by Cauvery Stage 5 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). Ask for the BWSSB connection and bills; see our Cauvery Stage 5 guide.
Worked examples
These use published figures and illustrative prices.
Worked example 1: a 1,200 sq ft site on four lines
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| Panathur, lower village line | 53,900 | ₹60,08,919 | ₹4,56,678 |
| Varthur village | 55,000 | ₹61,31,550 | ₹4,65,998 |
| Panathur, higher village line | 60,000 | ₹66,88,963 | ₹5,08,361 |
| Varthur–Gunjur Main Road | 60,750 | ₹67,72,575 | ₹5,14,716 |
For sites, the two areas are almost level on paper.
Worked example 2: a 1,000 sq ft flat at ₹1.1 crore (illustrative)
| Step | Varthur (₹44,880 line) | Panathur (₹48,840 line) |
|---|---|---|
| Guidance value | ₹41,69,454 | ₹45,37,347 |
| Price ÷ guidance value | 2.64 | 2.42 |
| Charges at 7.6% (on price) | ₹8,36,000 | ₹8,36,000 |
At this price, the floor doesn't change your charges. It does show how much of the price rests on the market rather than the official value. Test that against recent registrations in the same building.
The GRID test: choosing between neighbours (our framework)
| Step | Question | Varthur | Panathur |
|---|---|---|---|
| Gazette line | Which row applies to this flat or site? | Village, main road or apartment line | Village or apartment line |
| Route in | Does your daily route cross a known flood point? | Lake-side roads | The railway underbridge |
| Inundation | Is the site near a lake, drain or low ground? | Check near Varthur lake | Check drains along Panathur Main Road |
| Distance to work | How long to your office at peak hour? | Whitefield side | Ring-road side |
Score each green, amber or red, then compare the two homes, not the two names.
Varthur vs Panathur checklist
- [ ] Find the exact guidance value row on Kaveri.
- [ ] Pull encumbrance certificates for recent sales.
- [ ] Drive your daily route after heavy rain.
- [ ] Ask for the BWSSB connection and recent bills.
- [ ] Check lake and drain buffers for the site.
- [ ] Confirm the ward with our ward and corporation lookup.
- [ ] Review RERA dates; see whether East projects deliver on time.
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
On guidance values, slightly. Most Varthur apartment lines are ₹44,880 per sq m, against ₹48,840 in Panathur. No consultant publishes market prices for either, so check recent registrations.
No. The nearest planned stations are on the Blue Line along the outer ring road, such as Kadubeesanahalli, with phased opening targeted from mid-2027 (news).
No. The nearest running line is the Purple Line at Whitefield. Varthur isn't on a planned metro line we could confirm.
Yes. The railway underbridge flooded on 16 October 2026, the fourth time since June, per news reports. Drive the route after rain before you buy.
Yes, mostly. Panathur is a ward in the East corporation, and PIN 560087, covering Varthur, is 99% inside GBA. Some outer Varthur layouts are under panchayats.
Both are in the former Mahadevapura zone covered by Cauvery Stage 5. Supply varies by building, so ask for the BWSSB connection and bills.
Panathur, which meets the outer ring road at its western end. Varthur is further east, closer to Whitefield. Time your own commute at peak hour.
Inside GBA, charges total 7.6% of the higher of price and guidance value. On a ₹1.1 crore flat, that's ₹8,36,000. Try our stamp duty calculator.
Sources
Checked 19 Oct 2026.
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Shivajinagar book (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- ANAROCK, Bengaluru Q1 2026 Residential Market Viewpoints (zone list; Whitefield base rate): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- The Hindu, Blue Line to open in phases from mid-2027, Oct 2026 (news): https://www.thehindu.com/news/cities/bangalore/blue-line-to-open-in-phases-from-mid-2027-full-stretch-by-march-2028-says-kbg/article71378865.ece
- Times of India, Panathur RUB floods for 4th time since July, 16 Oct 2026 (news): https://timesofindia.indiatimes.com/city/bengaluru/panathur-rub-in-bengaluru-floods-for-4th-time-since-july/articleshow/134999559.cms
- The Hindu, overflowing Bellandur and Varthur lakes causing floods, Sep 2022 (news): https://www.thehindu.com/news/national/karnataka/overflowing-bellandur-and-varthur-lakes-causing-floods-bbmp/article65858100.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
- GBA ward boundaries, as used in acre&key's PIN code lookup.
