Property Rates in Bellandur Outer Ring Road, Bangalore 2026

Property prices in Bellandur Outer Ring Road have shown a dynamic trajectory, with the micromarket rate rising to ₹11,300 per sq ft in March 2026 from ₹11,100 per sq ft in December 2025. Looking back further, the rate was ₹10,100 per sq ft in September 2025 and ₹9,050 per sq ft in June 2025, reflecting a consistent upward trend in the micromarket valuation over the last several quarters.

Property rates in Bellandur Outer Ring Road vary significantly compared to surrounding areas. For instance, Koramangala commands a higher average asking price of ₹19,450 per sq ft (which depreciated by 2.05% from the previous period), while Ejipura offers a more accessible entry point at ₹8,100 per sq ft, showing stable pricing. Other nearby locations include HSR Layout at ₹15,450 per sq ft (up 23.78%) and Kasavanahalli at ₹11,250 per sq ft (up 13.13%), allowing buyers to choose based on their budget and proximity preferences.

Ready To Move properties in Bellandur Outer Ring Road are currently priced at an average of ₹11,150 per sq ft as of March 2026. This segment has seen significant appreciation, rising by 10.59% compared to the previous period. Similarly, properties categorized as Well Occupied also average ₹11,150 per sq ft, having appreciated by 14.19% over the same timeframe, indicating strong demand for immediate-possession homes in this locality.

As of March 2026, Vajram Esteva leads the listing rates in Bellandur Outer Ring Road at ₹15,750 per sq ft, though it has seen a minor depreciation of 0.2%. Other notable projects include Sri Siva Sai Vue Grande and GM Reddys Royale, both priced at ₹11,150 per sq ft, which have appreciated by 14.19% and 14.2% respectively. These variations in listing rates reflect the diverse range of premium and mid-segment residential options available to prospective buyers in the area.

Rental rates across neighbourhoods near Bellandur Outer Ring Road are consistently averaging ₹50 per sq ft as of March 2026. While the rate is uniform across many areas like Bellandur, Harlur, and Off Sarjapur Road, the market dynamics differ; for example, Bellandur saw a 3.23% appreciation in rental rates, whereas Iti Layout experienced a 28.95% depreciation. Investors should note that while the per-sq-ft rent is stable, local demand drivers significantly influence the actual rental yield potential.

Investors evaluating Bellandur Outer Ring Road should look at the balance between the average sale price of ₹14,850 per sq ft and the consistent rental rate of ₹50 per sq ft observed in the vicinity. Because sale prices have shown steady growth in the micromarket—rising from ₹9,050 per sq ft in June 2025 to ₹11,300 per sq ft in March 2026—the area is currently attracting interest for long-term capital appreciation. Prospective landlords should compare these trends against specific project-level performance to ensure their investment aligns with their income goals.