Water supply, flood records and air quality checks before you buy.
These notes are part of the full set of guides.
The collection beside this one is Area guides.
Another grouping is Data insights.
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Flood-prone areas in Bengaluru are tracked as points, not neighbourhoods. In April 2026, the five city corporations had 101 flood-prone locations (48 West, 24 South, 20 East, 6 North, 3 Central), and 52 were still unfixed. Before buying, check the street, the nearest lake and drain buffers, and the site after heavy rain.
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Buying near a lake in Bengaluru can be fine, but only after three checks on the specific property: its distance from the lake's revenue boundary or the drain, the survey map that proves where that boundary is, and the date the plan was approved. Lake buffers became size-based on 18 Feb 2026, and drain encroachments are still being cleared.
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Official Hoskote property rates (guidance values) for town sites run about ₹18,000 to ₹30,000 per sq m, or ₹1,672 to ₹2,787 per sq ft. No major consultant publishes a Hoskote market series. Roads are improving fast, but there's no metro yet, the town relies on groundwater, and parts of the taluk carry real flood risk.
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Whitefield property rates run ₹7,100 to ₹15,200 per sq ft for flats (Knight Frank, H1 2026), up 14% in a year. The official guidance value is far lower: ₹60,000 per sq m (₹5,574 per sq ft) for the village site line. The Purple Line metro runs here, Cauvery water is still reaching buildings, and flooding is street by street.
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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.
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Electronic City property rates for flats run ₹5,700 to ₹8,600 per sq ft (Knight Frank, H1 2026), up 10% in a year. Official site guidance values run ₹37,200 to ₹52,800 per sq m. The Yellow Line metro has run here since August 2025. Whether ELCITA, GBA or a panchayat runs your building decides the rest.
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Hebbal property rates for flats run ₹7,800 to ₹15,000 per sq ft (Knight Frank, H1 2026), up 11% in a year. Official guidance values are much lower: ₹68,200 per sq m (₹6,336 per sq ft) for the Hebbala village site line. Hebbal has no running metro yet; the airport line's Hebbal stretch is targeted for September 2027.
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Official Devanahalli property rates (guidance values) for town sites run ₹4,500 to ₹44,000 per sq m, or about ₹418 to ₹4,088 per sq ft. No major consultant publishes a Devanahalli price series. The airport metro is targeted for 2027 but won't reach the town itself, and the town's water still depends heavily on groundwater.
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Thanisandra property rates for flats run ₹5,700 to ₹13,500 per sq ft (Knight Frank, H1 2026), up 6% in a year. Official guidance values for sites range from ₹33,000 per sq m in Hegde Nagar to ₹78,000 on Thanisandra Main Road. No metro runs here yet; reports put the Blue Line at nearby Nagawara in late 2027 or early 2028.
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KR Puram property rates for flats run ₹6,400 to ₹13,400 per sq ft (Knight Frank, H1 2026), up 20% in a year, the fastest rise of the 17 Bengaluru locations it tracks. Official site guidance values run ₹40,000 to ₹75,000 per sq m. The Purple Line already stops here; the Blue Line is due from 2027.
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Yelahanka property rates for flats run ₹6,300 to ₹12,700 per sq ft (Knight Frank, H1 2026), up 18% in a year, the second-fastest rise of 17 Bengaluru locations. Official guidance values range from ₹29,100 per sq m in the old town to ₹74,410 on New Town's LIC office road. The airport metro's Yelahanka station isn't open yet.
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Hennur property rates for flats run ₹7,000 to ₹14,000 per sq ft (Knight Frank, H1 2026), up 10% in a year. Official site guidance values range from ₹25,000 per sq m off the main road to ₹80,000 on Hennur–Bagalur Main Road. No metro or suburban train runs here yet. Both are under construction nearby.
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Marathahalli property rates for flats run ₹7,310 to ₹15,500 per sq ft (Knight Frank, H1 2026), up 15% in a year, the fourth-fastest rise of 17 Bengaluru locations. Official guidance values are high too: ₹84,187 per sq m for the village site line and ₹1,20,150 on the ring road. The Blue Line station is still being built.
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Bellandur property rates aren't tracked separately by the big consultants, so the firmest numbers are official. The village site guidance value is ₹93,285 per sq m (₹8,666 per sq ft), one of the highest in East Bengaluru, and most apartment lines are ₹63,690. The Blue Line through Bellandur is targeted for mid-2027.
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Varthur property rates aren't tracked separately by the big consultants, so the firmest numbers are official. The village site guidance value is ₹55,000 per sq m (₹5,110 per sq ft), and most apartment lines are ₹44,880. No metro or suburban line is planned through Varthur in the sources we checked.
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Kanakapura Road property rates ran from ₹5,300 to ₹10,100 per sq ft in Knight Frank's H1 2026 report, up 6% in a year. Official floors are lower: most apartment lines near Konanakunte sit at ₹55,700 to ₹75,350 per sq m. The Green Line has run down the road to Silk Institute since January 2021.
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Bannerghatta Road property rates ran from ₹7,600 to ₹15,500 per sq ft in Knight Frank's H1 2026 report, up 7% in a year. Guidance values swing widely, from ₹1,98,900 per sq m on the inner road to ₹32,880 in Hulimavu's interior. The Pink Line's elevated stretch was built but not yet open as of 19 October 2026.
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JP Nagar property rates aren't tracked separately by Knight Frank or ANAROCK, so the firmest numbers are official. Apartment lines in the 1st and 3rd phases are ₹70,000 to ₹77,000 per sq m (about ₹6,500 to ₹7,150 per sq ft). The Green Line already stops at JP Nagar, and two more lines are planned or awaiting opening.
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Jayanagar property rates aren't published by Knight Frank or ANAROCK, so the official guidance values are the firmest guide. Cross roads in the 1st to 8th blocks are all ₹1,26,500 per sq m (about ₹11,750 per sq ft), while main roads run from ₹1,38,000 to ₹1,87,500. The Green Line serves the area today.
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HSR Layout property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Sectors 1 to 7 are all ₹1,35,000 per sq m (about ₹12,540 per sq ft), rising to ₹2,02,500 on the outer ring road. The Yellow Line runs nearby, and Blue Line stations are targeted for mid-2027.
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Koramangala property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. Most blocks are ₹1,14,000 per sq m (about ₹10,590 per sq ft), the 3rd Block is ₹1,40,000, and the Hosur–Sarjapur road and inner ring road frontage is ₹1,69,000. No metro line runs through Koramangala yet.
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Indiranagar property rates aren't published by Knight Frank or ANAROCK, so official guidance values are the firmest guide. HAL 2nd Stage is ₹1,25,000 to ₹1,30,000 per sq m (about ₹11,600 to ₹12,080 per sq ft), the 80 ft road ₹1,87,000 and the 100 ft road ₹2,70,000. The Purple Line has run through Indiranagar for years.
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Hosur Road property rates change sharply along its length. Guidance values fall from ₹1,98,900 per sq m on the inner road to ₹42,000 in Bommanahalli and ₹28,320 in Singasandra. At the Electronic City end, Knight Frank put flats at ₹5,700 to ₹8,600 per sq ft in H1 2026. The Yellow Line has run along the road since August 2025.
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Mysore Road property rates had a base rate of ₹7,870 per sq ft in ANAROCK's Q1 2026 report, with 2BHK rents of ₹20,000 to ₹26,000 a month. Guidance values fall from ₹1,30,000 per sq m near Goripalya to ₹44,500 in Kengeri and ₹16,000 in Kengeri Gollahalli. The Purple Line runs along the road to Challaghatta.
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Rajarajeshwari Nagar property rates averaged ₹7,800 per sq ft for launches in Q4 2025, according to ANAROCK. Guidance values for its housing society layouts are mostly ₹75,000 to ₹80,000 per sq m, many apartment lines are ₹50,200, and the Mysore Road frontage is ₹1,20,000. The Purple Line stops at Rajarajeshwari Nagar.
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Tumkur Road property rates were ₹5,300 to ₹10,200 per sq ft in H1 2026, up 16% in a year, according to Knight Frank. ANAROCK put the average launch value at ₹9,200. Guidance values run from ₹2,00,000 per sq m on the highway frontage to ₹40,000 in Chikkabidarakallu. The Green Line runs along the road.
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Yeshwanthpur property rates were ₹7,700 to ₹14,500 per sq ft in H1 2026, up 9% in a year, according to Knight Frank. Guidance values run from ₹1,30,000 per sq m on Tumkur Road to ₹45,000 in Baiyanna Layout, with apartment lines at ₹75,000 to ₹1,00,000. The Green Line stops at Yeshwanthpur.
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Rajajinagar property rates were ₹11,500 to ₹23,200 per sq ft in H1 2026, up 9% in a year, according to Knight Frank. That's the highest range of the West locations it tracks. Guidance values run from ₹1,75,000 per sq m around Bashyam Circle to ₹77,500 in 4th M and N Block. The Green Line runs along its eastern edge.
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Malleshwaram property rates were ₹9,200 to ₹17,500 per sq ft in H1 2026, up 13% in a year, according to Knight Frank. Guidance values run from ₹1,95,000 per sq m on the Margosa Road and 3rd Main row to ₹70,400 on the Pipeline cross roads. Most numbered cross roads sit at ₹1,04,800 to ₹1,44,000. The Green Line serves Sampige Road.
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Banashankari property rates depend heavily on the stage. Guidance values run from ₹1,55,500 per sq m on KR Road in 2nd Stage to ₹81,000 in 3rd Stage and ₹38,000 to ₹56,000 in most 6th Stage blocks. Knight Frank and ANAROCK don't track Banashankari separately. The Green Line stops at Banashankari.
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The map below draws KSRSAC tank outlines and BBMP lake points, plus primary and secondary stormwater drains with a 50 m and a 25 m band. It does not draw a lake buffer. Under Karnataka Act 19 of 2026 the lake buffer is 0 m to 30 m from the revenue boundary, and the width depends on the tank's area in the revenue record, which these map files do not carry.
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In May 2024, before the monsoon, the Central Ground Water Board (CGWB) measured water at a median depth of 5.93 m below ground across 29 monitoring wells in the Bangalore City block, and 17.61 m across 31 wells in the rest of Bengaluru Urban and Bengaluru Rural. Twelve of the 60 wells measured that month read 30 m or deeper. The deepest was Kengal, Nelamangala, at 122.69 m.
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From June 2025 to May 2026, the 11 KSPCB stations in Bengaluru averaged a daily AQI of 78, in the Satisfactory band. Saneguruvanahalli was lowest at 49, and Silk Board was highest at 111, with 254 Moderate days. No station had a Poor day. Air was worst from December to April and cleanest in July and August.
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