Property Rates in Tumkur Road, Bangalore 2026

Property prices on Tumkur Road have shown significant volatility throughout 2026. The location rate moved from ₹11,850 per sq ft in March 2026 to ₹9,650 per sq ft in June 2026, before rising to ₹13,300 per sq ft by September 2026. This fluctuating trajectory suggests that while there is active interest, price discovery is currently sensitive to shifts in supply and buyer demand.

Property prices vary significantly across the neighbourhoods surrounding Tumkur Road as of September 2026. Bagalakunte currently commands the highest average asking price at ₹13,450 per sq ft, which has seen a marginal depreciation of 0.05% compared to the previous period. In contrast, Narayanapura and Jalahalli offer more accessible entry points at ₹8,100 per sq ft and ₹8,750 per sq ft, respectively, with both areas showing appreciation of 2.55% and 2.34% over the same timeframe.

As of September 2026, apartments on Tumkur Road are priced at an average of ₹13,300 per sq ft, having appreciated by 37.83% compared to the previous period. Conversely, villas are currently priced at ₹4,900 per sq ft, which represents a significant depreciation of 41.46% over the same period. This stark difference highlights a strong preference for apartment-style living in this corridor, which has driven up apartment valuations while villa demand has softened.

Yes, ready-to-move properties on Tumkur Road currently command a premium compared to under-construction projects. As of September 2026, ready-to-move units are priced at an average of ₹9,350 per sq ft, reflecting an appreciation of 3.52% compared to the previous period. Under-construction projects are currently priced at ₹8,250 per sq ft, though they have seen a substantial appreciation of 37.5% over the same period, signaling narrowing price gaps as projects near completion.

Bluejay Atmosphere currently stands as the most premium project on Tumkur Road with an average asking price of ₹17,000 per sq ft, maintaining stable pricing compared to the previous period. Other high-value projects include Salarpuria Sattva Opus at ₹12,500 per sq ft, which saw a depreciation of 6.06%, and Sobha Beryl at ₹11,500 per sq ft, which appreciated by 11.56% compared to the previous period. These prices reflect the premium positioning of established developers within the Tumkur Road micromarket.

Rental rates in the Tumkur Road vicinity are currently consistent across key hubs. As of September 2026, both Bagalakunte and Jalahalli report an average rental rate of ₹50 per sq ft. Bagalakunte has seen a rental depreciation of 3.03% compared to the previous period, while Jalahalli experienced a rental depreciation of 3.33% over the same timeframe, indicating a slight softening in rental demand across these areas.

Investors should view the Tumkur Road data as a signal of a maturing market with distinct segments. The significant appreciation in apartment prices (37.83% as of September 2026) compared to the depreciation in villa values suggests that high-density residential projects are currently the primary drivers of capital growth. Additionally, comparing the average asking prices of specific neighbourhoods like Bagalakunte (₹13,450 per sq ft) against more affordable pockets like Narayanapura (₹8,100 per sq ft) can help investors identify areas that align with their specific budget and yield expectations.