Property Rates in Outer Ring Road, Bangalore 2026

Property prices in Outer Ring Road have shown a consistent upward trajectory, moving from ₹13,350 per sq ft in June 2025 to ₹18,200 per sq ft as of March 2026. This steady growth across the last three quarters indicates strong buyer confidence and continuous infrastructure development along the corridor.

Property rates vary significantly across the region, with Marathahalli ORR commanding a premium at ₹19,000 per sq ft, which has appreciated by 2.45%. In contrast, areas like Beml Layout and Thubarahalli offer more accessible entry points at ₹7,050 per sq ft and ₹9,300 per sq ft respectively, with Thubarahalli showing a notable appreciation of 20.65% compared to earlier periods.

As of March 2026, Ready To Move properties in Outer Ring Road are priced at an average of ₹10,950 per sq ft, having appreciated by 6.03% over the observed period. Meanwhile, projects in the Mid Stage of construction are currently priced at ₹9,950 per sq ft, which reflects an appreciation of 11% compared to previous cycles, suggesting that even under-construction inventory is seeing significant value growth.

Mantri Espana leads the market with a listing rate of ₹18,150 per sq ft as of March 2026, marking an appreciation of 3.62% compared to previous periods. Other notable projects include Mak Park View at ₹11,100 per sq ft, which has seen a significant appreciation of 15.75%, and VKC Chourasia Pride at ₹9,950 per sq ft, which has appreciated by 11%.

Rental rates across the Outer Ring Road vicinity are currently uniform at approximately ₹50 per sq ft. While most areas like Brookefield, Doddanekundi, and Kartik Nagar have seen stable rental values, some markets have experienced fluctuations; for instance, Mahadevpura has seen a rental appreciation of 2.56%, whereas Marathahalli has seen a rental depreciation of 19.44% compared to previous reporting periods.

Investors looking at Outer Ring Road should note that while rental rates are currently consistent at ₹50 per sq ft across most sub-markets, the capital appreciation in sale prices—such as the 6.97% growth seen in the overall market as of March 2026—remains a primary driver of value. Prospective landlords should monitor the specific rental depreciation in areas like Marathahalli (-19.44%) versus the growth in areas like Malleshpalya (5.88%) to align their investment strategy with local demand shifts.

Users can leverage this data to compare the average asking price of ₹18,200 per sq ft in Outer Ring Road against specific neighbourhood rates, such as the ₹12,950 per sq ft seen in Munnekollal. By analyzing the appreciation percentages, such as the 58.37% rise in Munnekollal, buyers can identify high-growth pockets, while the status-wise pricing helps distinguish between the immediate availability of Ready To Move units and the potential value-add of Mid Stage projects.