Property Rates in Hulimavu, Bangalore 2026

Property prices in Hulimavu have shown a positive trajectory, with the location rate rising from ₹10,700 per sq ft in December 2025 to ₹11,400 per sq ft in March 2026, before slightly adjusting to ₹11,250 per sq ft in June 2026. This trend suggests a period of price stabilization following a phase of growth. Investors and end-users can interpret this as a sign of a maturing market where values are consolidating after earlier upward momentum.

In Hulimavu, apartments currently command an average price of ₹11,250 per sq ft as of June 2026, which has seen a minor depreciation of 1.15% over the observed period. Conversely, villas are priced at an average of ₹8,050 per sq ft, showing a significant appreciation of 11.19% compared to the previous period. This price gap highlights the distinct demand segments for high-rise living versus independent villa projects in the locality.

The rental yield in Hulimavu is currently 2.84% as of June 2026. For investors, this yield represents the annual return on investment from rental income relative to the property's purchase price. While the average rental rate in the area is ₹27 per sq ft, which has seen a depreciation of 27.03% compared to the previous period, a yield of 2.84% provides a baseline for evaluating the income-generating potential of residential assets in this market.

Rental rates in Hulimavu vary significantly by unit size as of June 2026, with 2 BHK apartments averaging ₹16,650 per month, 3 BHK units at ₹96,650 per month, and 4 BHK units reaching ₹1.07 Lakh per month. These figures help tenants and landlords understand the premium commanded by larger living spaces. The wide range between 2 BHK and 4 BHK configurations highlights the diverse inventory available, catering to both budget-conscious renters and those seeking luxury configurations.

As of June 2026, premium projects in Hulimavu include Sipani Santa Monica and Sipani Pennantia, both commanding a rental rate of ₹37 per sq ft. Other notable projects include Valmark Apas at ₹31 per sq ft and Mantri Pinnacle at ₹30 per sq ft, the latter of which experienced a depreciation of 23.08% compared to the previous period. These rates reflect the varying amenities and project positioning that influence rental demand within the locality.

Property rates in Hulimavu vary significantly when compared to nearby localities as of June 2026. For instance, JP Nagar Phase 8 commands a higher average of ₹14,250 per sq ft with 8.35% appreciation, while Begur offers a more accessible entry point at ₹7,950 per sq ft, despite a strong 16.55% appreciation. Other areas like Bilekahalli at ₹10,550 per sq ft and Kalena Agrahara at ₹11,450 per sq ft provide a range of options for buyers looking for different price points within the broader South Bangalore micromarket.

As of June 2026, Ready To Move properties in Hulimavu are priced at an average of ₹7,850 per sq ft, marking an appreciation of 10.97% compared to the previous period. Meanwhile, properties categorized as Well Occupied are priced at ₹7,850 per sq ft, showing a 7.71% appreciation. The preference for Ready To Move inventory often stems from the ability to occupy the space immediately, which continues to drive demand and price growth in this segment.

The top projects by listing rates in Hulimavu as of June 2026 include Mantri Pinnacle at ₹15,300 per sq ft, which has seen a substantial appreciation of 80.16% compared to the previous period. Other prominent projects include Valmark Apas at ₹13,400 per sq ft (1.42% appreciation) and Century Paradise at ₹11,950 per sq ft (1.23% appreciation). These projects represent the premium end of the market, often characterized by superior infrastructure and location advantages.

Buyers should interpret the price trends in Hulimavu by looking at the quarterly movement of both the location rate and the micromarket rate. For example, the shift from ₹11,400 per sq ft in March 2026 to ₹11,250 per sq ft in June 2026 indicates a slight cooling, which may offer a better entry point for end-users. By comparing these trends against the appreciation or depreciation percentages provided for specific projects, buyers can identify whether a particular asset is outperforming the broader market.