Short answer: 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%.
- Sales: ANAROCK 16,650 (+12% YoY), Knight Frank 15,172 (+4%), PropEquity 17,340 (+1%). All three point up; the size of the rise depends on who counts.
- Supply: launches of 17,700 (ANAROCK) to 18,393 (Knight Frank). Launches beat sales again.
- Unsold stock: 80,200 homes (ANAROCK), up 35% YoY, the sharpest rise of the seven cities. Still the lowest overhang at 15 months.
- Prices: ₹9,600 per sq ft (ANAROCK, +8%) and ₹9,794 (Knight Frank, +11%), measured differently.
- Mix: 52% of new launches were priced above ₹1.5 crore; homes under ₹80 lakh were about 1%.
- Rates: repo up 25 bps to 5.50% on 7 Oct 2026, and the RBI says rate cuts are off the table for now.
- How many homes were sold in Bengaluru in Q3 2026?
- How much new supply came in, and how much is unsold?
- What happened to property prices?
- What's being built: who is the new supply for?
- What does the RBI's October rate hike mean for buyers?
- Three-tracker read: our framework for any market report
- What does Q3 2026 mean for you?
- Method
- Frequently asked questions
- Talk it through with acre&key
- Sources
This is acre&key's quarterly read of the Bengaluru housing market. We put the main trackers side by side, show where they disagree and why, and translate the numbers into what they mean for a buyer this quarter. The raw figures are in a CSV at the end.
How many homes were sold in Bengaluru in Q3 2026?
Between 15,172 and 17,340, depending on the tracker.
| Tracker | Q3 2026 sales | YoY | QoQ | What it counts |
|---|---|---|---|---|
| ANAROCK | 16,650 | +12% | +9% | Top 7 cities, own project survey |
| Knight Frank | 15,172 | +4% | +2% | 8 cities, own survey |
| PropEquity | 17,340 | +1% | n/a | 9 markets, as reported by Outlook Money |
Sources: ANAROCK Q3 2026, Knight Frank Q3 2026, Outlook Money on PropEquity.
Why do they differ? Each firm builds its count from its own project survey, with different coverage and a different year-ago base. The absolute numbers sit within about 2,200 units of each other; the growth rates differ far more. Compare each tracker with its own history, never one tracker's quarter with another's year-ago number.
Bengaluru was India's second-largest housing market by volume in both ANAROCK's and Knight Frank's tables, behind Mumbai. In ANAROCK's data, only three of seven cities grew sales year on year: Hyderabad (+15%), Bengaluru (+12%) and MMR (+5%).
How much new supply came in, and how much is unsold?
| Measure | Q3 2026 | Change | Source |
|---|---|---|---|
| Launches (ANAROCK) | 17,700 | +16% YoY, −18% QoQ | ANAROCK |
| Launches (Knight Frank) | 18,393 | +3% YoY | Knight Frank |
| Available inventory | 80,200 | +35% YoY, +1% QoQ | ANAROCK |
| Inventory overhang | 15 months | +22% YoY, −2% QoQ | ANAROCK |
| Quarters to sell | 5.5 | up from 4.6, inventory +21% | Knight Frank |
ANAROCK says Bengaluru had the sharpest annual build-up of unsold stock among the seven cities. It also says the overhang is the lowest of the seven, and that it eased on the quarter because sales beat a smaller launch pipeline. Both are true: stock grew fast, but so did sales.
Worked example 1: what "15 months of overhang" means
Overhang is how long it would take to sell all unsold stock at the current sales pace.
| Step | Working | Result |
|---|---|---|
| Monthly sales pace | 16,650 ÷ 3 | 5,550 homes a month |
| Months to clear 80,200 | 80,200 ÷ 5,550 | 14.5 months (ANAROCK rounds to 15) |
| Knight Frank's version | 5.5 quarters × 3 | 16.5 months |
| Q3 gap between launches and sales | 17,700 − 16,650 | 1,050 more homes added than sold |
The two firms land within two months of each other. If launches keep beating sales by about 1,000 homes a quarter, stock creeps up slowly rather than spiking.
What happened to property prices?
| Tracker | Average price | YoY | QoQ | How it's measured |
|---|---|---|---|---|
| ANAROCK | ₹9,600 per sq ft | +8% | +2% | Base selling price on super built-up area |
| Knight Frank | ₹9,794 per sq ft | +11% | +5% | Weighted by unsold inventory in projects launched since 2019 |
Knight Frank itself says Bengaluru's 11% "is likely to reflect, in part, the rapid addition of higher-priced stock" to its inventory-weighted average. In plain terms, part of the rise is a change in what's on sale, not the same flat getting dearer. Outside NCR and Bengaluru, Knight Frank found annual price growth of 3% to 6%, close to inflation.
Worked example 2: what 8% means on one flat
An illustrative 1,250 sq ft (super built-up) flat at the city average, base price only.
| Rate | Base price | |
|---|---|---|
| Q3 2025 (back-calculated from +8%) | about ₹8,889 per sq ft | about ₹1,11,11,111 |
| Q3 2026 | ₹9,600 per sq ft | ₹1,20,00,000 |
| Difference | about ₹8,88,889 |
Add stamp duty, registration, GST and extras on top. Our total cost of a flat guide shows how, and the stamp duty calculator guide does the government charges. City averages hide a wide spread by area: Knight Frank's H1 2026 report showed 12-month changes from 0% to 20% across the Bengaluru locations it tracks.
What's being built: who is the new supply for?
ANAROCK says 52% of Bengaluru's Q3 launches were priced above ₹1.5 crore, and affordable plus lower-mid homes (under ₹80 lakh) were about 1%. Bengaluru and Hyderabad were the most top-heavy markets on launch mix.
Knight Frank's national table points the same way: unsold stock in the ₹2–5 crore band rose 37% across its eight cities, with Bengaluru accounting for almost half of that increase.
If your budget is under ₹80 lakh, new launches in city limits are thin. Expect to look at resale, ready inventory, or the outer belt. If you're there, check water and flood risk carefully; our Cauvery Stage 5 guide and flood-prone areas guide cover both.
What does the RBI's October rate hike mean for buyers?
On 7 Oct 2026, the RBI's Monetary Policy Committee raised the repo rate by 25 basis points to 5.50% and changed its stance to "calibrated tightening". It said this signals that "rate cuts are off the table in the near term and policy action ahead can only be a rate hike or a pause". It projects CPI inflation of 6.0% for Oct–Dec 2026 (RBI, 7 Oct 2026). The next meeting is 2 to 4 Dec 2026.
Worked example 3: a 0.25 pp rise on a home loan
An illustrative ₹80 lakh loan over 20 years, if the lender passes the full 0.25 pp through. Your bank's actual rate and timing will differ.
| Rate | Monthly EMI | Change |
|---|---|---|
| 7.75% | ₹65,676 | |
| 8.00% | ₹66,915 | +₹1,239 a month, about ₹2.97 lakh over 20 years |
Not dramatic for one hike, but the RBI says more may follow. Stress-test your EMI at 2 percentage points above today's rate, as we explain in our first-time buyer guide, and run your own numbers on the home loan EMI calculator.
Three-tracker read: our framework for any market report
Every quarter you'll see headlines quoting one number. Here's how we read them.
- Direction first. Do all trackers agree on direction? In Q3 2026, all three show sales up. That's a signal.
- Size second. If the size differs widely (1% vs 12%), treat the exact figure as soft and quote the range.
- Same tracker, same measure. Compare a firm only with its own history. ANAROCK's price is base selling price; Knight Frank's is inventory-weighted. They're not the same thing.
- Mix check. When averages jump, ask whether the mix of what's on sale changed.
Q3 2026 scorecard: sales up (3 of 3 agree), launches above sales (2 of 2), unsold stock up (2 of 2), prices up (2 of 2, with mix caveat), rates up (official).
What does Q3 2026 mean for you?
- If you're buying to live in: demand is steady, stock is building and rates have turned up. That's a market where you can take your time and compare, not one where you need to rush. Our is it a good time to buy guide works through the decision.
- If your budget is under ₹80 lakh: focus on resale and ready flats, and check the GBA-era khata changes that affect older properties.
- If you're taking a large loan: budget for a higher rate.
- If someone quotes "prices up 11%": ask which tracker, which measure and which area.
Market data is general information, not investment advice.
Method
We read the Q3 2026 reports from ANAROCK (Residential Market Viewpoints, Pan-India) and Knight Frank (India Real Estate, Residential, Jul–Sep 2026) in full, and PropEquity's figures via Outlook Money. Rates are from the RBI's 7 Oct 2026 statement. We didn't use listing-portal asking prices. Worked examples are illustrative and computed by us. Data: bengaluru-residential-market-report-q3-2026.csv. Next update: after Q4 2026 reports (expected early January 2027).
Frequently asked questions
Between about 15,200 and 17,300, depending on the tracker. ANAROCK counted 16,650 (up 12% year on year), Knight Frank 15,172 (up 4%) and PropEquity 17,340 (up 1%). All three show sales rising, and Bengaluru was India's second-largest market by volume.
ANAROCK puts the Q3 2026 average base selling price at ₹9,600 per sq ft of super built-up area, up 8% in a year. Knight Frank's inventory-weighted average is ₹9,794, up 11%, which it says partly reflects more expensive stock being added. Prices vary widely by area.
ANAROCK counted about 80,200 unsold homes at the end of September 2026, up 35% in a year, the sharpest rise among India's seven largest cities. At the current sales pace that's about 15 months of stock, still the lowest overhang of the seven.
Yes. On 7 Oct 2026, the RBI raised the repo rate by 25 basis points to 5.50% and moved its stance to calibrated tightening, saying near-term rate cuts are off the table. Home loans linked to the repo rate may rise as banks pass this on.
Each builds its count from its own survey of projects, with different city definitions and year-ago bases, and they measure prices differently. ANAROCK quotes base price on super built-up area; Knight Frank weights by unsold stock. Compare each firm only with its own history.
In Q3 2026, ANAROCK found 52% of new launches priced above ₹1.5 crore and only about 1% under ₹80 lakh. Buyers with smaller budgets will find more choice in resale and ready flats than in new launches inside city limits.
Knight Frank's Q3 2026 view is that the market "is not overheating in aggregate", though it flags building inventory at higher price points in Bengaluru. Sales are rising slowly, stock is growing faster, and rates have turned up. That's a cooling mix, not a frenzy.
CA note: Loan and interest examples are illustrative. For tax treatment of home loan interest, speak to a chartered accountant.
Sources
Checked 19 Oct 2026.
- ANAROCK Research, Residential Market Viewpoints, Pan-India Q3 2026 (Tables 1–5): https://investmentguruindia.com/editorial/uploads/news-pdf/12601e58_Q3_2026_Pan_India_Residential_Market_Viewpoints_9cf1a7e616.pdf
- Knight Frank India, India Real Estate: Residential Market, July–September 2026: https://content.knightfrank.com/research/3138/documents/en/india-real-estate-residential-market-jul-sep-2026-13033.pdf
- Outlook Money, housing sales soften 6% in Q3 (PropEquity data) (news): https://www.outlookmoney.com/personal-finance/housing-sales-soften-6-per-cent-in-q3-as-developers-pull-back-on-new-supply-propequity
- Reserve Bank of India, Monetary Policy Statement, 7 Oct 2026: https://www.rbi.org.in/Scripts/BS_PressReleaseDisplay.aspx?prid=63742
- Knight Frank India, India Real Estate H1 2026 (location price changes, via Sara's fact pack): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
