Property Rates in Hulimavu, Bangalore 2026

Property prices in Hulimavu have shown a dynamic trajectory, with the location rate moving from ₹9,050 per sq ft in September 2025 to ₹11,250 per sq ft by June 2026. This upward trend suggests growing buyer confidence and sustained interest in the area's real estate market over the past few quarters.

The current average asking price in Hulimavu is ₹11,400 per sq ft, which sits significantly above the Government Registration Rate of ₹2,950 per sq ft as of June 2026. This gap is common in developed urban pockets and reflects the market-driven premium for amenities, infrastructure, and location desirability beyond the base registration value.

As of June 2026, apartments in Hulimavu command an average price of ₹11,250 per sq ft, which has seen a minor depreciation of 1.15% compared to the previous period. In contrast, villas are priced at ₹8,050 per sq ft, marking a notable appreciation of 11.19% over the same timeframe, highlighting a shift in segment-specific demand.

Ready to move properties in Hulimavu are currently priced at an average of ₹7,850 per sq ft, having appreciated by 10.97% as of June 2026. Meanwhile, well-occupied projects are averaging ₹7,300 per sq ft, reflecting a 7.71% appreciation, which demonstrates that established, move-in-ready inventory continues to attract steady value growth.

As of June 2026, the average rental rate in Hulimavu is ₹27 per sq ft, which has experienced a depreciation of 27.03% compared to the prior period. The locality currently offers a rental yield of 2.84%, a key metric for investors to evaluate the annual income potential relative to the capital investment required for property ownership in the area.

Rental rates in Hulimavu vary significantly by unit size as of June 2026, with 2 BHK apartments averaging ₹16,650 per month, 3 BHK apartments at ₹96,650 per month, and 4 BHK units reaching ₹1.07 Lakh per month. This wide range allows tenants to choose based on their space requirements, while investors can use these figures to gauge the income potential of different apartment configurations.

As of June 2026, premium rental projects in Hulimavu include Sipani Pennantia and Sipani Santa Monica, both commanding ₹37 per sq ft, followed by Valmark Apas at ₹31 per sq ft and Mantri Pinnacle at ₹30 per sq ft. These projects represent the higher end of the rental market, often due to superior amenities and project maintenance, though Mantri Pinnacle has seen a 23.08% depreciation in its rental rate compared to the previous period.

Rental rates across neighbourhoods near Hulimavu are largely consistent at ₹50 per sq ft, though market performance varies by location as of June 2026. For instance, JP Nagar has seen a strong appreciation of 24.32%, while areas like Bommanahalli have faced a depreciation of 21.95%, reflecting the localized nature of rental demand and supply dynamics in South Bangalore.

As of June 2026, Mantri Pinnacle leads with a listing rate of ₹15,300 per sq ft, showing a significant appreciation of 80.16% compared to the previous period. Other high-value 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%), indicating that premium projects continue to maintain strong price positioning in the local market.

Investors should look at the 6.66% appreciation in the average asking price of ₹11,400 per sq ft as of June 2026 as a sign of a maturing market. By comparing this with the 2.84% rental yield, investors can balance the potential for long-term capital appreciation against the immediate cash flow generated from renting out residential units.

Hulimavu presents a balanced profile for both groups as of June 2026, with a healthy appreciation in property values for those seeking long-term capital gains. End-users benefit from the availability of ready-to-move inventory priced at ₹7,850 per sq ft, while the diverse rental market—ranging from 2 BHK to 4 BHK units—offers options for tenants and landlords alike.