How do you use the North Bengaluru investment calculator?
- Enter the price, your down payment, the monthly rent you expect and the yearly costs of owning: property tax, maintenance and repairs.
- Enter a price growth figure. It is a guess, so try a few.
- Read the yearly return on your own cash. Rent rise, selling costs, the loan terms and the property type are under “Adjust rates, loan and sale”.
What return does a rented flat give on your own money?
The return that matters is on the cash you put in, counted year by year. You pay the down payment and government charges up front, receive rent, pay EMIs and costs every year, and at the end sell, pay the selling costs and clear the loan. The calculator finds the single yearly rate that makes all of those flows balance: the internal rate of return. It is the figure to compare with a fixed deposit or a mutual fund.
A loan raises the return only when the property grows faster than the loan costs. At 8.5% interest, rent that yields about 3% and slow price growth, the loan can pull the return below what you would earn buying outright.
How the return is worked out
− (down payment + stamp duty, cess, surcharge, registration)Rent − yearly costs − EMIs (EMIs stop when the loan ends)+ sale price − selling costs − loan still owedThe yearly rate at which these flows add up to zero (IRR)Worked example: ₹ 1.5 Cr flat, ₹ 40 L down
The loan is ₹ 1,10,00,000 with an EMI of ₹ 95,461. Cash in at purchase is ₹ 51,40,000, including ₹ 11,40,000 of government charges. Rent of ₹ 45,000 rising 5% a year, less ₹ 1 L of yearly costs, does not cover the EMI, so you top up ₹ 56,63,205 over 10 years. At 6% growth the flat sells for ₹ 2,68,62,715; after selling costs and the ₹ 76,99,321 still owed, the return is 7.32% a year on your cash, against 7.85% without a loan.
Worked example: growth of 3% a year
The same flat sells for ₹ 2,01,58,746. The return on your cash falls to 1.48% a year, and to 5.26% without a loan. Profit after all cash out is ₹ 12,53,046.
How does growth change the return?
| Price growth | 25% down (RBI minimum) | 60% down | No loan |
|---|---|---|---|
| 0% a year | −6.49% | −0.09% | 2.76% |
| 3% a year | 1.30% | 3.91% | 5.26% |
| 6% a year | 7.29% | 7.65% | 7.85% |
| 9% a year | 12.42% | 11.21% | 10.50% |
What should you know about North Bengaluru?
North Bengaluru covers areas towards Kempegowda International Airport at Devanahalli. This calculator makes no forecast for prices or rents there. Use rents for similar flats nearby that are actually let, not asking prices, and try growth figures below and above what you expect.
What stamp duty and registration apply?
On a sale deed in Bengaluru, Karnataka charges 5% stamp duty on the market value (Karnataka Stamp Act, Schedule Art. 20(1)), a 10% cess on the duty (s.3B) and, inside the Greater Bengaluru Area, a 2% surcharge on the duty (Greater Bengaluru Governance Act 2024, s.170). The registration fee is 2% (IGR notification of 29 Aug 2025, in force from 31 Aug 2025). Together that is 7.6% of the value. The first sale of a flat pays less duty: 2% up to ₹ 20 L and 3% above ₹ 20 L up to ₹ 45 L, so the total is 4.24% or 5.36%. Resale flats, plots and houses pay 5% at any price. Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering.
Frequently asked questions
Evaluated North Bengaluru Property Dossiers
- Brigade Oasis (Devanahalli)
- Godrej Ananda (Bagalur / Aerospace Park)
- Sattva Aeropolis Phase II (Devanahalli)
- Prestige Parklane (Devanahalli)
- Purva Celestial (Airport Road)
Related answers and guides
- Prepay Your Home Loan or Invest the Surplus?
- Builder Track Record: Real Estate Investment Consultant
- Commercial vs Residential Property Investment: What Changes
- Cheap vs Expensive Homes: When Each Is a Bad Investment
Sources
- RBI loan-to-value limits: RBI Master Circular on housing finance.
- Stamp duty 5% (Schedule Art. 20(1)), first-sale flat slabs (Art. 20(2A)) and 10% cess (s.3B): Karnataka Stamp Act 1957, consolidated copy (DPAL); ₹ 35–45 L slab: Karnataka Stamp (Amendment) Act 2021.
- 2% surcharge on duty in the Greater Bengaluru Area: Greater Bengaluru Governance Act 2024, s.170.
- Registration fee 2%: IGR Karnataka, Table of Registration Fees (Notification RD/46/MNMU/2025) and IGR press note, 29 Aug 2025.
- Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering.
- Rent, costs, growth and holding period: your inputs.
Indicative figures from the numbers you enter, not a forecast or advice. Before tax. Please verify with your Chartered Accountant before acting.
Weighing a flat in North Bengaluru? Talk to an acre&key advisor.