Property Rates in Bellandur Outer Ring Road, Bangalore 2026

Property prices in Bellandur Outer Ring Road have shown a consistent upward trajectory throughout 2026. Data indicates that the micromarket rate rose from ₹11,100 per sq ft in December 2025 to ₹11,300 per sq ft in March 2026, further increasing to ₹11,700 per sq ft in June 2026 and reaching ₹11,850 per sq ft as of September 2026. This steady quarter-over-quarter growth signals sustained interest from homebuyers and investors in this location.

Ready To Move properties in Bellandur Outer Ring Road are currently priced at an average of ₹12,050 per sq ft as of September 2026. Notably, this segment has seen significant appreciation, with rates rising by 6.59% compared to the previous period. This growth highlights a strong preference among end-users for immediate possession homes, which often command a premium due to the elimination of construction-related risks.

Property rates in Bellandur Outer Ring Road are influenced by the surrounding micromarkets, which show varied price points as of September 2026. For instance, Koramangala commands a premium at ₹18,750 per sq ft, though it experienced a depreciation of 3.76% compared to the previous period. Conversely, areas like Ejipura remain more affordable at ₹8,100 per sq ft with a negligible appreciation of 0.02%, while Bellandur itself sits at ₹16,050 per sq ft, having appreciated by 2.88%.

As of September 2026, Vajram Esteva leads the listing rates in Bellandur Outer Ring Road at ₹15,700 per sq ft, despite a slight depreciation of 0.2% compared to the prior period. Other prominent projects include Abhee Prince at ₹12,400 per sq ft (up 9%) and Urban Lake Front at ₹12,350 per sq ft, which saw a notable appreciation of 10.88% over the same timeframe. These figures reflect the diverse premium and mid-segment offerings available to buyers in this locality.

The rental market across neighbourhoods near Bellandur Outer Ring Road is currently uniform, with most areas reporting an average rental rate of ₹50 per sq ft as of September 2026. While the base rate is consistent, market dynamics vary; for example, HSR Layout Sector 3 saw a rental appreciation of 12.2% compared to the previous period, whereas areas like Haralur Road experienced a depreciation of 2.63%. This consistency suggests a stable rental baseline for tenants, though specific sectors may see fluctuations based on local demand.

Investors evaluating Bellandur Outer Ring Road should look at the interplay between the average sale price of ₹14,850 per sq ft and the prevailing rental rate of ₹50 per sq ft as of September 2026. While sale prices have demonstrated steady quarterly growth, the rental market shows stability across most neighbouring pockets. Prospective investors should weigh the capital appreciation potential—evidenced by the consistent rise in micromarket rates throughout 2026—against the rental income stability to determine the long-term viability of their property investment.