Short answer: 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%.
- Five comparable areas: ANAROCK publishes a 2BHK rent and a base price for Electronic City, Whitefield, Sarjapur Road, Thanisandra Main Road and Mysore Road.
- Yields are close: four of the five sit between 4.16% and 4.25% gross.
- Net is lower: in our Whitefield example, charges, one vacant month and running costs take 4.21% down to 3.07%.
- Yields have shrunk: on ANAROCK figures, Sarjapur Road fell from about 4.5% at end-2024 to 4.16%, as prices rose faster than rents.
- Our RENT ladder: rate, entry costs, no-tenant months, running costs.
Most "yield by area" lists mix a portal's rent with another source's price. We've used only figures where the same consultant measured both, and we say where there's no figure at all.
What is the rental yield in each area?
ANAROCK quotes the average rent for a 1,000 sq ft 2BHK and the average base price on built-up area (ANAROCK Q1 2026). Gross yield is a year's rent divided by the price.
| Area | Base price (₹/sq ft) | 2BHK rent (₹/month) | Price of 1,000 sq ft | Gross yield at midpoint | Range |
|---|---|---|---|---|---|
| Electronic City | 7,200 | 20,000–31,000 | ₹72,00,000 | 4.25% | 3.33%–5.17% |
| Whitefield | 10,680 | 30,000–45,000 | ₹1,06,80,000 | 4.21% | 3.37%–5.06% |
| Sarjapur Road | 11,400 | 33,000–46,000 | ₹1,14,00,000 | 4.16% | 3.47%–4.84% |
| Thanisandra Main Road | 10,100 | 28,000–42,000 | ₹1,01,00,000 | 4.16% | 3.33%–4.99% |
| Mysore Road | 7,870 | 20,000–26,000 | ₹78,70,000 | 3.51% | 3.05%–3.96% |
Rents rose 1% in the quarter in all five areas. The range inside each area is wider than the gap between areas, so the building matters more than the postcode. Our area guides for Electronic City, Whitefield, Sarjapur Road, Thanisandra and Mysore Road cover metro, water and flood checks.
Why is there no figure for my area?
Two reasons. First, consultants publish rents for only a handful of areas. Knight Frank publishes price ranges by location but no rents. Second, most leases run for 11 months. Under the Registration Act 1908, only leases for more than a year must be registered, so there's no public record of rents the way there is for sales. Our rental agreement guide explains the rules.
For any other area, work it out yourself: ask for recent rental agreements in the building, then divide a year's rent by the price.
Have yields gone up or down?
Down, in the two areas with a comparable earlier figure. ANAROCK's end-2021 to end-2024 data, reported by CNBC TV18 (news), gives:
| Area | End-2024 rent | End-2024 price (₹/sq ft) | End-2024 yield | Q1 2026 yield | Price change | Rent change |
|---|---|---|---|---|---|---|
| Sarjapur Road | ₹36,900 | 9,850 | 4.50% | 4.16% | +15.7% | +7.0% |
| Thanisandra Main Road | ₹33,200 | 8,900 | 4.48% | 4.16% | +13.5% | +5.4% |
Prices outran rents. For how the two areas compare on other counts, see our Hennur vs Thanisandra. The end-2024 rents are single averages while the 2026 figures are range midpoints, so treat this as a direction, not a precise change.
Worked examples
These use ANAROCK's figures and illustrative costs.
Worked example 1: gross to net in Whitefield
| Step | Working | Result |
|---|---|---|
| Price | 1,000 sq ft × ₹10,680 | ₹1,06,80,000 |
| All-in cost with 7.6% charges (calculator) | ₹1,06,80,000 × 1.076 | ₹1,14,91,680 |
| Rent for 11 months (one empty) | 11 × ₹37,500 | ₹4,12,500 |
| Less maintenance (illustrative) | 12 × ₹4,000 | ₹48,000 |
| Less property tax (illustrative) | ₹12,000 | |
| Net rent | ₹3,52,500 | |
| Net yield on all-in cost | ₹3,52,500 ÷ ₹1,14,91,680 | 3.07% |
Gross on price was 4.21%. Charges alone take it to 3.92%, and costs and vacancy do the rest. Income tax on rent comes on top.
Worked example 2: does rent cover the EMI?
With an 80% loan over 20 years at 8.5%:
| Area | EMI | Midpoint rent | Rent ÷ EMI |
|---|---|---|---|
| Electronic City | ₹49,987 | ₹25,500 | 51% |
| Whitefield | ₹74,147 | ₹37,500 | 51% |
| Sarjapur Road | ₹79,145 | ₹39,500 | 50% |
| Thanisandra Main Road | ₹70,120 | ₹35,000 | 50% |
| Mysore Road | ₹54,638 | ₹23,000 | 42% |
In every area, you'd fund about half the EMI or more yourself. Our rent vs buy page works through what that means for you.
Worked example 3: what a higher rent is worth
On Sarjapur Road's ₹1,14,00,000 price, each extra ₹1,000 a month in rent adds ₹12,000 a year, or 0.11 percentage points of gross yield. A better-kept building that rents for ₹4,000 more adds about 0.42 points, more than the gap between four of the five areas.
The RENT ladder: from gross to net (our framework)
| Rung | Question | Whitefield example |
|---|---|---|
| Rate | What's the gross yield on the price? | 4.21% |
| Entry costs | What is it on the all-in cost, with charges? | 3.92% |
| No-tenant months | What if one month a year is empty? | about 3.59% |
| Running costs | After maintenance and property tax? | 3.07% |
Climb all four rungs before you compare yields with a fixed deposit or a fund.
Rental investor checklist
- [ ] Get two or three recent rental agreements from the building.
- [ ] Use the all-in cost, with charges, not just the price.
- [ ] Assume at least one empty month a year.
- [ ] Get the maintenance charge and property tax in writing.
- [ ] Check whether rent covers half the EMI.
- [ ] Stamp the lease and inform the police station.
- [ ] Ask a CA about tax on rent and the interest deduction; see our home loan tax page.
CA note
Tax on rental income, the interest deduction for a let-out flat and loss set-off depend on your regime and income. Ask a CA to compute your after-tax yield.
Frequently asked questions
In the five areas where ANAROCK publishes both rent and price, gross yields run from 3.51% (Mysore Road) to 4.25% (Electronic City) in Q1 2026.
Electronic City, at about 4.25% gross on ANAROCK's figures, just ahead of Whitefield at 4.21%. The gap is smaller than the spread within each area.
Yield after purchase charges, empty months, maintenance and property tax. In our Whitefield example, 4.21% gross becomes about 3.07% net, before income tax.
Not on the comparable data. On ANAROCK figures, Sarjapur Road and Thanisandra Main Road fell from about 4.5% at end-2024 to 4.16%, as prices rose faster than rents.
Not fully. With an 80% loan at 8.5% over 20 years, the midpoint rent covers 42% to 51% of the EMI across the five areas.
Rent data is hard to collect. Most leases run 11 months and needn't be registered, so there's no public record. Ask for agreements in the building.
Divide a year's rent by the price for gross yield. For net, use the all-in cost and subtract vacancy, maintenance and property tax.
Compare the net figure, not the gross, with your alternatives, and add any expected price growth. A CA or adviser can help you weigh it.
Sources
Checked 19 Oct 2026.
- ANAROCK, Bengaluru Q1 2026 Residential Market Viewpoints (rents, base prices, quarterly change; copy hosted by CREDAI): https://assets.credai.app/public/knowledge_center_document/1778232199205_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
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (price table; no rents): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- Registration Act 1908, s.17(1)(d) (compulsory registration of leases over one year): https://www.indiacode.nic.in/bitstream/123456789/15937/1/the_registration_act%2C1908.pdf
