Bangalore
The Bellandur real estate market presents a balanced landscape for property seekers and investors alike, characterized by steady capital values and a vibrant rental ecosystem. While the average asking price for apartments holds at ₹16,050 per sq ft, the registration rate sits at ₹12,850 per sq ft, highlighting the distinction between market expectations and transaction realities. Rental activity is particularly robust, with a 3.51% yield attracting investors who prioritize steady income streams alongside potential appreciation. Recent trends show that while some established locations have seen minor fluctuations, the overall supply of ready-to-move and under-construction projects provides ample choices for different buyer timelines.
As of September 2026, the average asking price in Bellandur stands at ₹16,050 per sq ft. This figure reflects an appreciation of 2.88% compared to previous periods, indicating sustained demand for residential properties in this locality.
The current average asking price in Bellandur is ₹16,050 per sq ft, which sits notably above the Government Registration Rate of ₹12,850 per sq ft as of September 2026. This gap between the market-driven asking price and the government-notified rate is common in high-demand residential hubs and is an important factor for buyers to consider when calculating total acquisition costs, including stamp duty and registration fees.
The price trend in Bellandur has shown resilience, with the average asking price reaching ₹16,050 per sq ft in September 2026, maintaining the same level as June 2026. Looking back further, the market saw a rise from ₹15,600 per sq ft in March 2026, following a correction from ₹17,400 per sq ft in December 2025. This trajectory suggests a stabilizing market environment after the volatility observed at the end of 2025.
As of September 2026, apartments in Bellandur command an average price of ₹16,050 per sq ft, having appreciated by 0.01% compared to the previous period. In contrast, villas are priced at an average of ₹20,200 per sq ft, which represents a significant depreciation of 18.29% over the same timeframe, suggesting a shift in buyer preference or a correction in the luxury villa segment.
As of September 2026, Under Construction projects in Bellandur are priced at a premium, averaging ₹17,600 per sq ft, which represents an appreciation of 12.45%. Ready To Move properties are currently available at an average of ₹12,950 per sq ft, showing an appreciation of 6.77% compared to the previous period. This price gap often reflects the premium buyers are willing to pay for modern amenities and newer construction standards in upcoming developments.
The average rental rate in Bellandur is ₹47 per sq ft as of September 2026, having appreciated by 46.88% over the analyzed period. Investors currently see a rental yield of 3.51%, which provides a baseline for evaluating the income potential of residential assets in the area relative to the current capital values.
Rental rates in Bellandur increase significantly with the size of the unit, reflecting diverse tenant needs. As of September 2026, a 1 BHK apartment rents for an average of ₹28,450 per month, while a 2 BHK averages ₹47,450 per month. For larger requirements, 3 BHK units average ₹80,900 per month, and 4 BHK units command an average of ₹1.92 Lakh per month. These tiers help both landlords and tenants understand the market positioning of different property sizes.
As of September 2026, premium projects 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. Other notable projects include Sai Arcade Bellandur at ₹41 per sq ft, and DSR Windsor and Sobha Garnet Bellandur at ₹39 per sq ft. Notably, S V Residency Bellandur has seen an appreciation of 5.56% to reach ₹38 per sq ft, while Mathura Sapthagiri has appreciated by 5.71% to reach ₹37 per sq ft.
Property rates in the vicinity of Bellandur show significant variation as of September 2026. Kaikondrahalli leads with an average of ₹18,650 per sq ft, despite a 2.5% depreciation. Haralur Road and Harlur are also premium pockets, priced at ₹16,750 per sq ft (up 2.78%) and ₹16,550 per sq ft (up 11.77%) respectively. More affordable options include Kasavanahalli at ₹11,250 per sq ft and Carmelaram at ₹11,600 per sq ft, the latter having appreciated by 6.08%.
Investors should focus on the balance between capital appreciation and rental yield. With an average asking price of ₹16,050 per sq ft and a rental yield of 3.51% as of September 2026, the market offers a mix of growth and income. Monitoring the status-wise pricing—where Under Construction projects are currently priced at ₹17,600 per sq ft—can help investors identify whether to target newer, premium developments or more established, Ready To Move properties priced at ₹12,950 per sq ft.
