Property Rates in Outer Ring Road, Bangalore 2026

Property prices in Outer Ring Road have shown a consistent upward trajectory through the first half of 2026. Data shows the location rate rose from ₹17,000 per sq ft in December 2025 to ₹18,200 per sq ft in March 2026, and further to ₹19,000 per sq ft by June 2026, signaling strong investor and end-user confidence in the area.

Property rates vary significantly across the neighbourhoods surrounding Outer Ring Road. As of June 2026, Marathahalli ORR commands a premium at ₹19,000 per sq ft (which appreciated by 2.45%), while areas like Hoodi and Brookefield follow closely at ₹18,100 per sq ft (up 18.24%) and ₹16,850 per sq ft (up 10.87%) respectively. Conversely, more affordable options are available in Beml Layout at ₹7,050 per sq ft and Kundalahalli at ₹9,300 per sq ft, the latter of which saw a depreciation of 23.4%.

As of June 2026, Ready To Move properties in Outer Ring Road are priced at an average of ₹11,050 per sq ft, having appreciated by 7.17% over the observed period. In comparison, Under Construction projects are currently priced at ₹10,150 per sq ft, with rates remaining stable at 0% change, offering a potential entry point for buyers prioritizing newer inventory.

As of June 2026, Mantri Espana leads the market in Outer Ring Road with a listing rate of ₹18,150 per sq ft, showing an appreciation of 3.62%. Other notable projects include Mak Park View at ₹11,100 per sq ft (up 15.89%) and VKC Chourasia Pride at ₹10,150 per sq ft (up 13.33%), reflecting the premium positioning of these developments within the locality.

Rental rates in the Outer Ring Road vicinity are largely consistent at ₹50 per sq ft across most areas, though specific pockets show higher demand. Marathahalli ORR stands out with a significantly higher rental rate of ₹100 per sq ft, which has seen a substantial appreciation of 65.38% as of June 2026. Other areas like Mahadevpura and Beml Layout have also seen rental growth, appreciating by 10% and 9.8% respectively, while KR Puram has experienced a depreciation of 5.26%.

Investors should note that while most neighbourhoods near Outer Ring Road maintain a steady rental rate of ₹50 per sq ft, the sharp 65.38% appreciation in Marathahalli ORR to ₹100 per sq ft suggests high rental demand in that specific micro-market. Conversely, areas like KR Puram and Kaggadasapura have seen rental depreciation of 5.26% and 3.03% respectively, suggesting that investors should carefully evaluate the specific connectivity and proximity to IT hubs of each sub-market before committing to a rental-focused investment.