Property Rates in Pulikeshi Nagar, Bangalore 2026

Property prices in Pulikeshi Nagar have shown a mixed trajectory throughout 2026. Data indicates the average asking price was ₹16,950 per sq ft in March 2026, which then moderated to ₹16,550 per sq ft by June 2026. This movement reflects the dynamic nature of the local real estate market, where pricing is influenced by shifting demand and available inventory levels.

As of September 2026, villas in Pulikeshi Nagar command a premium with an average price of ₹18,150 per sq ft, having appreciated by 61.44% compared to the previous period. In contrast, apartments are priced at an average of ₹16,550 per sq ft, which represents a depreciation of 2.26% over the same timeframe. This significant difference highlights the distinct value proposition of low-density villa living versus apartment-style residential units in the locality.

The rental yield in Pulikeshi Nagar stands at 4.35% as of September 2026, which serves as a key indicator of the potential annual return on investment from rental income relative to the property's purchase price. With an average rental rate of ₹60 per sq ft, which has appreciated by 20% compared to the previous period, the locality offers a compelling balance for investors looking for both capital appreciation and consistent rental cash flow.

Rental rates in Pulikeshi Nagar vary significantly based on unit size, catering to a diverse tenant profile. As of September 2026, 1 BHK apartments rent for an average of ₹46,650 per month, while 2 BHK units average ₹55,450 per month. For larger space requirements, 3 BHK units command an average of ₹1.77 Lakh per month, and 4 BHK units reach an average of ₹2.75 Lakh per month. These figures reflect the premium nature of the locality, with larger configurations attracting significantly higher monthly outlays.

Rental rates in the vicinity of Pulikeshi Nagar show distinct variations depending on the specific area. As of September 2026, premium areas like Sivanchetti Gardens, Ashok Nagar, and MG Road command higher rents at ₹100 per sq ft. Conversely, areas such as Frazer Town, Cooke Town, Benson Town, Halasuru, Cunningham Road, Vasanth Nagar, and Cambridge Layout maintain a more accessible average rental rate of ₹50 per sq ft. Notably, Frazer Town has seen a significant rental appreciation of 22.45% compared to the previous period, while MG Road and Cambridge Layout have experienced a depreciation of 4.44%.

Several projects in Pulikeshi Nagar currently feature prominently in market listings, with Prestige Deja Vu leading at ₹17,250 per sq ft, despite a depreciation of 10.23% compared to the previous period. Other notable projects include Arrcons Anahata at ₹14,200 per sq ft, which has appreciated by 16.03%. A cluster of projects including Splendid Milwaukee, El Shaddai Residency, Royale Bliss, Luxor Apartments, SK Prestine Apartment, KK Amber Residency, Aftab Amruth Apartments, and SN Enclave Pulikeshi Nagar are all currently listed at ₹11,450 per sq ft, showing varied appreciation rates ranging from 6.87% to 8.22%.

Property prices in Pulikeshi Nagar are influenced by project status, with Ready To Move units averaging ₹11,900 per sq ft as of September 2026, reflecting an appreciation of 5.91% compared to the previous period. Well Occupied projects are priced at ₹11,450 per sq ft, showing an appreciation of 7.31%, while the limited Under Construction inventory is priced at ₹11,400 per sq ft, having appreciated by 7.73%. This data indicates that buyers are currently paying a premium for ready-to-occupy homes compared to under-construction alternatives.

The average asking price of ₹16,550 per sq ft in Pulikeshi Nagar represents the current market sentiment and seller expectations, whereas the Government Registration Rate of ₹6,100 per sq ft is the baseline value used for official stamp duty and registration calculations. A significant gap between these two figures is common in developed urban localities. Buyers should use the Government Registration Rate to calculate their minimum tax obligations, while the average asking price should be used to gauge the actual investment required to acquire a property in the current market.