Bangalore
Bellandur maintains its status as a prominent residential destination in East Bangalore, balancing steady capital appreciation with active rental demand. The market has seen fluctuating price trends over recent quarters, moving from ₹17,400 per sq ft in late 2025 to its current level, reflecting the dynamic nature of this high-demand locality. Rental activity is equally vibrant, with a 2.46% yield providing a steady income stream for property owners across various unit configurations. Government registration records indicate consistent transaction volume, confirming the area's liquidity and buyer interest. The supply landscape is diverse, featuring premium high-rise developments alongside well-occupied residential clusters.
As of June 2026, the average asking price in Bellandur stands at ₹15,600 per sq ft. This figure reflects a depreciation of 10.38% compared to the previous period, signaling a market correction in the locality that may offer more competitive entry points for prospective buyers.
The average asking price in Bellandur is currently ₹15,600 per sq ft, which sits above the Government Registration Rate of ₹11,450 per sq ft. This gap between the market-driven asking price and the government-notified rate is a key factor for buyers to consider when calculating total acquisition costs and stamp duty liabilities.
Property rates in Bellandur have shown a fluctuating trajectory, with the location rate moving from ₹17,400 per sq ft in December 2025 to ₹15,600 per sq ft in March 2026, before reaching ₹16,000 per sq ft in June 2026. This recent upward movement from March to June 2026 suggests a stabilization of demand following the earlier correction, providing a clearer signal for investors monitoring price recovery.
As of June 2026, apartments in Bellandur are priced at an average of ₹16,000 per sq ft, having appreciated by 2.54% over the observed period. In contrast, villas currently command an average of ₹20,200 per sq ft, though this segment has seen a depreciation of 18.29%, indicating a significant shift in premium segment valuations.
Ready-to-move properties in Bellandur are currently priced at an average of ₹12,100 per sq ft, having appreciated by 11.55% since the previous assessment. Under-construction projects are priced higher at ₹15,650 per sq ft, reflecting an appreciation of 7.11%, which highlights the premium often associated with newer inventory and modern amenities in the current market.
The average rental rate in Bellandur is ₹32 per sq ft as of June 2026, marking an appreciation of 3.23% compared to the prior period. The locality currently offers a rental yield of 2.46%, a metric that helps investors evaluate the annual income potential of a property relative to its capital purchase price.
Rental rates in Bellandur vary significantly by unit size: 1 BHK apartments average ₹28,550 per month, 2 BHK units average ₹47,950 per month, 3 BHK units average ₹81,200 per month, and 4 BHK units command approximately ₹1.92 Lakh per month. These figures provide a clear benchmark for tenants and landlords looking to align their budgets or expectations with the current local market supply.
Top projects for rentals in Bellandur include Sterling Ascentia and Hatha Coco Nest, both commanding ₹44 per sq ft, followed by Tru Windchimes and Akme Harmony at ₹43 per sq ft. These premium rental rates reflect the project-specific amenities and location advantages that distinguish these properties from the broader locality average of ₹32 per sq ft.
Rental rates across neighbourhoods near Bellandur are currently uniform at ₹50 per sq ft in areas like Yemalur, Kasavanahalli, and Kadubeesanahalli. While the base rate is consistent, the appreciation varies significantly; for instance, Yemalur has seen a notable rental appreciation of 23.53%, whereas areas like Agara and Kasavanahalli have remained stable with 0% change, indicating varying levels of rental demand across these sub-markets.
As of June 2026, Embassy Pristine leads with a listing rate of ₹21,700 per sq ft, having appreciated by 0.89%. Other premium projects include Sobha Onyx at ₹21,050 per sq ft (which saw a 4.29% depreciation) and Sobha Garnet Bellandur at ₹20,400 per sq ft, which has seen a substantial appreciation of 31.17%, signaling strong interest in specific high-end developments.
