Property rates in Hulimavu average ₹11,400 per sq ft. This valuation reflects a notable upward trajectory in recent quarters, showcasing steady growth in buyer interest. The residential market is characterized by a diverse range of apartment options, with premium projects like Mantri Pinnacle driving value. Furthermore, the locality offers a balanced rental yield of 2.84%, making it an attractive destination for both end-users and investors looking for steady returns in South Bangalore.
Insights for Hulimavu, Bangalore Real Estate Market Overview
Hulimavu has emerged as a key residential hub in South Bangalore, where property prices have climbed to an average of ₹11,400 per sq ft. Recent quarters indicate a consistent rise in capital values, supported by a healthy supply of ready-to-move projects and well-occupied residential clusters. The rental market remains active, with a diverse inventory ranging from 2 BHK to 4 BHK apartments that cater to varied lifestyle needs. Strategic investments in this area are supported by a rental yield of 2.84%, while the registration data reflects active transaction movement.
Average property prices have seen a clear upward trend, reaching ₹11,400 per sq ft by March 2026.
The residential sector is dominated by apartment-style living, with ready-to-move projects averaging ₹7,800 per sq ft.
Rental yields are recorded at 2.84%, providing a stable income stream for property owners in the area.
Premium developments like Mantri Pinnacle command higher rates at ₹15,300 per sq ft, reflecting high demand for luxury living.
Transaction activity remains consistent with 10 registrations recorded within the recent period, totaling a gross value of ₹13 Cr.
Market Strengths
Consistent quarterly price appreciation for residential properties in the locality.
Strong rental demand for 4 BHK units, currently averaging ₹1.07 Lakh per month.
Significant transaction volume with ₹13 Cr in gross value recorded recently.
Diverse range of property types including villas and apartments to suit different budgets.
High-end projects like Mantri Pinnacle set a strong benchmark for local property values.
Market Challenges
High variance in rental rates between 2 BHK and 4 BHK units may impact specific segment cash flow.
Rental rates for apartments have seen a -27.03% change, suggesting a need for careful yield analysis.
Select projects have experienced negative rental growth, such as Mantri Pinnacle at -23.08%.
Investment Opportunities
Rental yield of 2.84% provides a stable return for residential property investors.
Ready-to-move projects at ₹7,800 per sq ft offer immediate rental income potential.
Growth in villa segment prices by 11.19% suggests strong appreciation for larger residential formats.
Established developments like Mantri Pinnacle continue to see significant price growth, indicating long-term value.
Top Localities in Hulimavu, Bangalore
Vijaya Bank Layout
Avg Price₹ 9,250 /sqft
Avg Rent₹ 29 /sq
ft
YIELD
+ 3.76
Panduranga Nagar
Avg Price₹ 9,000 /sqft
LISTINGS
1
Price Trend
Hulimavu, Bangalore Property Price Trends and Appreciation
Property rates in Hulimavu have shown a consistent increase over the past year, rising from ₹7,050 per sq ft in June 2025 to reach ₹11,400 per sq ft by March 2026. This upward momentum highlights the growing demand for residential space in the locality. The micromarket has largely mirrored this steady appreciation, confirming sustained buyer confidence.
The surrounding areas of Hulimavu offer a range of price points for prospective buyers and investors. JP Nagar Phase 8 commands the highest premium at ₹14,250 per sq ft, while Akshayanagar and Begur Road also maintain strong values at ₹12,800 and ₹12,250 per sq ft respectively. In contrast, areas like Begur remain more accessible, averaging ₹7,950 per sq ft. This geographic spread allows for flexible investment strategies across South Bangalore.
Hulimavu's real estate market offers distinct options for different buyer needs. Apartments are the primary residential segment, averaging ₹11,400 per sq ft with a 6.66% growth. For those seeking villa-style living, the market provides options at ₹8,050 per sq ft, which has seen an 11.19% increase, reflecting strong demand for spacious residential units.
The market provides varied options based on possession timelines, with 66 ready-to-move units averaging ₹7,800 per sq ft, experiencing a 10.04% increase. Additionally, 10 well-occupied units are priced at ₹7,600 per sq ft, showing an 11.57% growth. This inventory mix allows buyers to choose between immediate occupancy and established community environments.
Project & Developer Insights
Top Residential Projects and Developers in Hulimavu
Top Projectsin Hulimavu
Puravankara Purva Silver Sky is the top project in Hulimavu with prices from ₹ 2.45 Cr to 6.60 Cr.
Premium residential developments in Hulimavu command significant asking prices, led by Mantri Pinnacle at ₹15,300 per sq ft, which has seen an 80.16% change. Valmark Apas follows at ₹13,400 per sq ft, while Century Paradise is priced at ₹11,950 per sq ft. These high-value projects represent the top-tier segment of the local market.
Top projects for rental income include Sipani Pennantia and Sipani Santa Monica, both averaging ₹37 per sq ft. Mantri Pinnacle also remains a notable rental option, currently priced at ₹30 per sq ft.
Government Registrations
Government Registration in Hulimavu, Bangalore
Government registration data confirms robust activity in Hulimavu, with 10 transactions recorded between June 2025 and May 2026. These deals represent a total gross value of ₹13 Cr, with an average registered rate of ₹3,350 per sq ft. This volume of registrations indicates a healthy and active market for residential properties.
Sales Transactions10
Gross Sales Value₹ 13 Cr
Registered Rate₹ 3,350/sq.ft
Rental Trends
Rental Trends and Average Rent in Hulimavu, Bangalore
Rental options in Hulimavu cater to various family sizes, with 2 BHK apartments averaging ₹15,000 per month. Larger 3 BHK units command higher rents at ₹83,000 per month, while 4 BHK apartments are available at an average of ₹1.07 Lakh per month. Rental rates across the neighborhood remain consistent, with areas like Arekere, Akshayanagar, and Bilekahalli all averaging ₹50 per sq ft. While most locations show stability, Begur Road has seen a significant 58.33% increase in rental rates. Apartment rentals in the locality average ₹50 per sq ft, reflecting a -27.03% change over the previous period. This rate serves as the benchmark for residential rental pricing in the area. Top projects for rental income include Sipani Pennantia and Sipani Santa Monica, both averaging ₹37 per sq ft. Mantri Pinnacle also remains a notable rental option, currently priced at ₹30 per sq ft.
Rental options in Hulimavu cater to various family sizes, with 2 BHK apartments averaging ₹15,000 per month. Larger 3 BHK units command higher rents at ₹83,000 per month, while 4 BHK apartments are available at an average of ₹1.07 Lakh per month.
Rental rates across the neighborhood remain consistent, with areas like Arekere, Akshayanagar, and Bilekahalli all averaging ₹50 per sq ft. While most locations show stability, Begur Road has seen a significant 58.33% increase in rental rates.
Apartment rentals in the locality average ₹50 per sq ft, reflecting a -27.03% change over the previous period. This rate serves as the benchmark for residential rental pricing in the area.
Frequently Asked Questions About Property Rates in Hulimavu, Bangalore
What is the current average asking price in Hulimavu as of March 2026?
The average asking price in Hulimavu is ₹11,400 per sq ft as of March 2026. This figure reflects an appreciation of 6.66% compared to the previous period, signaling a steady demand for residential properties in this area.
How have property prices in Hulimavu trended over the last few quarters?
Property prices in Hulimavu have shown a consistent upward trajectory from June 2025 to March 2026. The location rate grew from ₹7,050 per sq ft in June 2025 to ₹9,050 in September 2025, reaching ₹10,700 in December 2025, and finally hitting ₹11,400 per sq ft by March 2026, indicating strong and sustained market interest.
How does the average asking price in Hulimavu compare to the Government Registration Rate?
The average asking price in Hulimavu is ₹11,400 per sq ft, while the Government Registration Rate stands at ₹2,950 per sq ft as of the period between June 2025 and May 2026. This gap between the market-driven asking price and the government-notified rate is a common observation in established residential pockets and should be factored into your total cost estimation.
What is the difference in average asking price between apartments and villas in Hulimavu?
As of March 2026, apartments in Hulimavu command an average asking price of ₹11,400 per sq ft, which has appreciated by 6.66% over the observed period. In contrast, villas are priced at an average of ₹8,050 per sq ft, showing a significant appreciation of 11.19% compared to the previous period, highlighting a distinct price positioning for different property types.
How does the rental market perform in Hulimavu in terms of average rates and yield?
The average rental rate in Hulimavu is ₹27 per sq ft as of March 2026, which has seen a depreciation of 27.03% compared to the previous period. The current rental yield stands at 2.84%, a key metric for investors to evaluate the potential annual income relative to the capital investment required for property acquisition in the locality.
What is the typical monthly rent for different BHK configurations in Hulimavu?
Rental trends in Hulimavu vary by unit size as of March 2026: 2 BHK apartments are available at an average of ₹15,000 per month, 3 BHK units average ₹83,000 per month, and 4 BHK units command an average of ₹1.07 Lakh per month. These figures help tenants and investors understand the entry-level versus luxury rental segments within the local apartment market.
Which projects in Hulimavu currently command the highest rental rates?
As of March 2026, top projects for renters in Hulimavu include Sipani Pennantia and Sipani Santa Monica, both at ₹37 per sq ft, followed by Valmark Apas at ₹31 per sq ft and Mantri Pinnacle at ₹30 per sq ft. It is worth noting that Mantri Pinnacle experienced a rental depreciation of 23.08% compared to the previous period, while the other top-tier projects have remained stable.
How do rental rates in Hulimavu compare to nearby neighborhoods?
Rental rates across the vicinity are largely consistent at ₹50 per sq ft in areas like Arekere, Akshayanagar, and Bilekahalli as of March 2026. While many of these areas have seen stable rental trends, Yelenahalli has recorded an appreciation of 10.81%, and Begur Road has seen a significant increase of 58.33%, suggesting shifting rental demand in these specific pockets.
What are the most expensive residential projects in Hulimavu by listing rate?
As of March 2026, Mantri Pinnacle leads the market with a listing rate of ₹15,300 per sq ft, having appreciated by 80.16% compared to the previous period. Other premium projects include Valmark Apas at ₹13,400 per sq ft (up 1.42%) and Century Paradise at ₹11,950 per sq ft (up 1.23%), reflecting the high-end segment of the Hulimavu residential landscape.
How does the status of a project affect its pricing in Hulimavu?
Ready-to-move projects in Hulimavu are priced at an average of ₹7,800 per sq ft as of March 2026, marking an appreciation of 10.04% over the previous period. Well-occupied properties are currently valued at ₹7,600 per sq ft, which has appreciated by 11.57%, indicating that completed, habitable inventory remains a preferred choice for buyers in this market.
How should a potential buyer interpret the price trends provided for Hulimavu?
A potential buyer should view the consistent price growth from ₹7,050 per sq ft in June 2025 to ₹11,400 per sq ft in March 2026 as a sign of strong market momentum in Hulimavu. By comparing these trends with the specific project listing rates, buyers can identify whether a particular development is priced in line with the broader neighborhood appreciation or if it presents a premium based on its specific amenities and status.
Are there significant price variations in neighborhoods surrounding Hulimavu?
Yes, property rates vary across the surrounding areas as of March 2026. For instance, JP Nagar Phase 8 commands a higher average of ₹14,250 per sq ft (up 8.35%), while Begur offers a more accessible entry point at ₹7,950 per sq ft, despite having appreciated by 16.55%. This range allows investors and homebuyers to choose a locality that aligns with both their budget and their desired proximity to the Hulimavu hub.
