Property Rates in Tumkur Road, Bangalore 2026

Property rates on Tumkur Road have shown a consistent upward trajectory throughout the first half of 2026. As of June 2026, the location rate reached ₹11,950 per sq ft, rising from ₹11,850 per sq ft in March 2026, ₹7,400 per sq ft in December 2025, and ₹8,150 per sq ft in September 2025. This steady growth indicates a resilient market with sustained interest from both end-users and investors.

Property rates vary significantly across the neighbourhoods surrounding Tumkur Road as of June 2026. Bagalakunte commands the highest average asking price at ₹13,450 per sq ft, having appreciated by 0.58%. In contrast, Abbigere offers a more accessible entry point at ₹7,550 per sq ft, which has seen a notable appreciation of 24.76%. Other areas include Jalahalli at ₹8,550 per sq ft (up 3.12%), Jalahalli East at ₹8,150 per sq ft (stable), Jalahalli West at ₹7,900 per sq ft (up 5.25%), and Yeshwanthpur at ₹11,150 per sq ft (which experienced a depreciation of 26.21% compared to the prior period).

As of June 2026, apartments on Tumkur Road are priced at an average of ₹11,950 per sq ft, reflecting an appreciation of 1.2% over the previous period. Conversely, villas are currently averaging ₹4,900 per sq ft, which represents a depreciation of 41.46% compared to the prior period, indicating a shift in market preference or supply dynamics toward apartment-style living in this locality.

Ready-to-move properties on Tumkur Road are currently priced at an average of ₹9,000 per sq ft as of June 2026, showing a strong appreciation of 26.97% compared to the previous period. Under-construction projects are averaging ₹6,000 per sq ft, with rates remaining stable at 0% change, suggesting that buyers are currently placing a premium on the immediate availability and lower risk associated with completed residential units.

As of June 2026, Bluejay Atmosphere leads with the highest listing rate on Tumkur Road at ₹17,000 per sq ft, maintaining stable pricing. Other premium projects include Salarpuria Sattva Opus at ₹13,300 per sq ft (which has appreciated by 56.56%), Sobha Beryl at ₹10,300 per sq ft (depreciating by 2.23%), and Divya Westside Apartment at ₹10,250 per sq ft (appreciating by 10.51%). These rates reflect the diverse positioning of projects ranging from luxury to mid-segment developments in the area.

Rental rates in the vicinity of Tumkur Road show mixed trends as of June 2026. In Jalahalli, the average rental rate is ₹50 per sq ft, which has appreciated by 3.45% compared to the previous period. Meanwhile, in Bagalakunte, the average rental rate is also ₹50 per sq ft, though this represents a depreciation of 5.71% over the same timeframe, indicating a softening in rental demand for that specific pocket.

Investors looking at Tumkur Road should weigh the high capital appreciation seen in the residential apartment segment—which reached ₹11,950 per sq ft as of June 2026—against the current rental market performance. While capital values have shown strong growth, rental rates in key areas like Jalahalli and Bagalakunte are currently hovering around ₹50 per sq ft. Prospective investors should monitor these trends closely to determine if the income potential aligns with their long-term yield expectations.