Prices, loans, RERA filings and infrastructure, with the source named.
These notes are part of the full set of guides.
The collection beside this one is Buying process & checklists.
Another grouping is general buying guides.
Insights
For Greater Bengaluru Authority property buyers, the rules you pay under barely moved; the offices and portals did. Five city corporations replaced BBMP, with 369 wards. e-Khata is still needed to register, now through e-Aasthi 2.0 since 22 Sep 2026. Converting B-Khata to A-Khata costs 5% of guidance value from 24 Aug 2026.
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The Bengaluru real estate market in 2026 grew slowly in Q3. Sales rose 1% to 12% year on year depending on the tracker, while ANAROCK counted 80,200 unsold homes, up 35% in a year. Average prices rose 8% (ANAROCK) to 11% (Knight Frank). Then on 7 Oct 2026, the RBI raised the repo rate to 5.50%.
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Bengaluru property rates per sq ft, area wise, start with the official guidance value: the floor for stamp duty. The rates in force since 1 Oct 2023 range from about ₹1,858 per sq ft for a site in Sarjapura village to ₹16,351 in Jayanagar 3rd Block. In the Whitefield belt, flat prices run about twice the guidance value.
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On East Bengaluru RERA project delays, the register is mixed. Of 2,342 approved housing and plotted projects in the Bengaluru East, Anekal and Hosakote taluks, 68.1% still carry the completion date they registered with. Where a date moved, the median shift was 9 months. But an unchanged date doesn't prove delivery: the register doesn't show occupancy certificates.
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On guidance value vs market value in Bengaluru's east, the gap is wide. Knight Frank's H1 2026 flat prices for Whitefield, Marathahalli and KR Puram run about 1.3 to 3.2 times the median apartment guidance value we parsed for the Mahadevapura sub-registrar area. So for most flats, stamp duty is charged on your price, not the guidance value.
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Of the big east Bengaluru infrastructure projects, only the Purple Line metro and the STRR's Dobaspet–Hoskote section are running. The Blue Line's Silk Board–KR Puram stretch is reportedly targeting May 2027. Suburban rail to Whitefield is still acquiring land. PRR-1's eastern packages aren't tendered, and the KR Puram–Hoskote metro is only a project report.
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Official Bengaluru house price trends point up. The RBI's registration-based index for Bengaluru was 127.08 in Apr–Jun 2026 (2022-23 = 100), against 117.49 for all of India. NHB RESIDEX, built from bank valuations, showed Bengaluru up 21.5% in a year, the fastest of seven big markets. Consultants put new-launch prices up 8–11%.
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Insights
A RERA project review means reading what the promoter filed with Karnataka RERA, not just confirming the registration exists. Open the approvals and sanctioned plan, compare the completion date with the progress shown in the quarterly updates, read the track record and litigation disclosures, then score each part before you pay anything.
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Insights
New RERA projects in Bengaluru are concentrated in three taluks. From 2020 to 15 Oct 2026, Karnataka RERA approved 2,692 residential, plotted and mixed projects across seven Bengaluru taluks. Bengaluru East (643), Anekal (603) and Bengaluru South (556) made up two-thirds. January–September 2026 approvals were 20% below the same months of 2025.
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Insights
To work out the repo rate hike EMI impact, start from the RBI's 7 Oct 2026 move: repo up 25 bps to 5.50%. A repo-linked home loan must reset at least every three months, so expect it within one quarter. On an illustrative ₹80 lakh, 20-year loan, 25 bps adds about ₹1,260 a month to a new EMI.
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Rental yield in Bengaluru is about 3.5% to 4.3% gross in the five areas where one consultant publishes both rent and price. ANAROCK's Q1 2026 figures give Electronic City 4.25%, Whitefield 4.21%, Sarjapur Road and Thanisandra Main Road 4.16%, and Mysore Road 3.51%. After costs and an empty month, Whitefield nets about 3.1%.
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Bengaluru flood exposure is highest where new supply is moving. About 38% of projects K-RERA approved from 2020 to mid-October 2026 (1,031 of 2,692) sit in Anekal, Devanahalli and Hosakote taluks, where an IISc-led study rated roughly 40% to over 50% of land as high or very high flood hazard. The city's flood-point list doesn't cover those taluks at all.
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Insights
The metro uplift in Bengaluru shows up in guidance values only as a main-road markup. On Mysore Road, plots attached to the road carry ₹1,30,000 per sq m against ₹55,000 on Goripalya Main Road. But Old Madras Road, with no metro, shows a 28% frontage markup too, and the 2023 rates predate the Yellow Line.
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Home loan affordability in Bengaluru improved from an EMI-to-income ratio of 48% in 2016 to 30% in 2021, then slipped back to 35% in H1 2026, on Knight Frank's revised series. That figure predates the October 2026 repo rise. Holding everything else equal, we estimate it at about 35.6% now.
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Insights
Hoskote RERA approved projects numbered 233 on 15 October 2026, and 53.2% had a completion date that had already passed. The register doesn't show occupancy certificates, so "approved" and "past due" tell you little about what's built. On this corridor, check the planning approval, the khata type, the OC and water supply separately.
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Search for metro TOD zones Bengaluru and you'll find ads, not notified plans: we found none on 19 October 2026. What exists since February 2026 is citywide. Builders can buy up to 0.6 times the normal FAR on roads 9 m or wider. For you, that means taller buildings, more flats per plot and a smaller land share.
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PMAY-U 2.0 eligibility for the home loan subsidy has five tests: family income up to ₹9 lakh, no pucca house anywhere in India, a loan up to ₹25 lakh on a home worth up to ₹35 lakh, carpet area up to 120 sq m, and a loan from 1 September 2024. In Bengaluru, the ₹35 lakh cap bites.
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The capital gains exemption on sale of house property sits in s.82 of the Income-tax Act, 2025. If you held the flat over 24 months, you can avoid tax on the gain by buying a home within one year before or two years after the sale, or building within three. You reinvest the gain, not the full price.
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A bank approved project is one a lender has pre-checked so it can process home loans faster. It usually covers title, building plan approvals and the builder's papers at one point in time. It isn't a quality certificate, a delivery promise or a promise that you'll get the loan. Some banks say so on their own lists.
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Insights
The questions to ask before buying a flat cover ten areas: RERA registration, title, approvals, khata, the full price, the payment plan, the loan, water and drainage, the building itself, and possession. Ask each one in writing, match the answer to a document, and keep the reply. A spoken yes isn't proof.
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Insights
This glossary explains 150 real estate terms India's homebuyers meet, with a Bengaluru focus. It's grouped by topic: area, documents, approvals and land records, khata and tax, RERA and disputes, money and charges, loans, and the building. Each term gets a plain definition and, where it matters, what to check.
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