Property Rates in Bellandur Outer Ring Road, Bangalore 2026

The micromarket rate in Bellandur Outer Ring Road has shown a consistent upward trajectory throughout the first half of 2026. As of June 2026, the micromarket rate stands at ₹11,700 per sq ft, up from ₹11,300 per sq ft in March 2026 and ₹11,100 per sq ft in December 2025. This steady quarter-over-quarter growth signals sustained demand for residential properties in this key corridor.

Property prices in the vicinity of Bellandur Outer Ring Road vary significantly based on the specific neighbourhood. As of June 2026, premium areas like Koramangala command an average asking price of ₹18,750 per sq ft (which has depreciated by 3.76% compared to the prior period), while more accessible locations like Ejipura offer rates around ₹8,100 per sq ft, having appreciated slightly by 0.02%. Other notable areas include Kaikondrahalli at ₹18,650 per sq ft (depreciated by 2.5%) and Haralur Road at ₹16,750 per sq ft (appreciated by 2.78%).

As of June 2026, ready-to-move properties in Bellandur Outer Ring Road are available at an average price of ₹12,050 per sq ft. This segment has seen significant appreciation, rising by 6.59% compared to the previous period, which highlights the strong preference among buyers for immediate possession and reduced project risk in this established locality.

Vajram Esteva leads the market in Bellandur Outer Ring Road with a listing rate of ₹15,700 per sq ft as of June 2026, though it has seen a marginal depreciation of 0.2% compared to the previous period. Other prominent projects include Abhee Prince at ₹12,400 per sq ft (appreciated by 9%) and Urban Lake Front at ₹12,350 per sq ft (appreciated by 10.88%). These projects reflect the diverse price positioning available to investors and homebuyers in the region.

Rental rates across the neighbourhoods surrounding Bellandur Outer Ring Road are consistently positioned at ₹50 per sq ft as of June 2026. While the base rate is uniform across these areas, the growth trends differ; for instance, Bellandur has seen a significant rental appreciation of 46.88% compared to the previous period, while HSR Layout has appreciated by 14.29%. Conversely, Haralur Road has seen a rental depreciation of 5% over the same timeframe, indicating localized shifts in tenant demand.

Investors looking at the Bellandur Outer Ring Road corridor should note that rental growth is highly localized. As of June 2026, Bellandur has experienced a sharp rental appreciation of 46.88%, while HSR Layout has seen a more moderate growth of 14.29%, both maintaining an average rental rate of ₹50 per sq ft. This variance suggests that while the broader region maintains a consistent rental baseline, specific micro-pockets are currently witnessing higher demand pressure, which may influence future rental income potential for landlords.

You can use the data provided here to benchmark asking prices and identify growth trends in Bellandur Outer Ring Road. By comparing the current average asking price of ₹14,850 per sq ft with the performance of specific projects like Urban Lake Front or Vajram Esteva, you can assess whether a property is priced competitively. Additionally, monitoring the quarterly micromarket rate trends—which rose to ₹11,700 per sq ft by June 2026—helps in understanding the long-term capital appreciation potential of the area before finalizing your investment.