North Bengaluru Price & RERA Tracker: Q3 2026

Q3 2026 edition · published 16 July 2026 · facts checked against the sources listed at the end

How is this tracker compiled, and what will it never do?

Three source classes feed every edition, in descending weight: developer publications; research-house primary reports (Anarock’s Bengaluru Residential Market Viewpoints Q1 2026 is this quarter’s backbone); and portal or broker asking-rate pages. Every cell carries its own source and as-of date, the tracker refreshes quarterly, and the changelog below records what changed.

• Every number is dated. “Jul 2026” is when we captured the figure; where a source measured an earlier period (Knight Frank covers H2 2025), the table says so.
• We never average conflicting bases. A portal asking rate, a developer “onwards” price and a research-house base price measure different things. Where sources conflict, we publish the range and name each source. Blending them would manufacture false precision.
• Asking is not registered. Portal rates are quoted asking prices, not registered transaction values.
• RERA numbers are as published. Registration numbers appear as displayed by developer or portal pages; we have not re-verified each certificate on rera.karnataka.gov.in this quarter. Pull the certificate yourself before transacting. The verified-facts page walks through how.
• Declared interest. Our advisory works with buyers at TVS Emerald Altura. Every project is tracked by the same public criteria, with a source and date on every number.

This page is general market information, not investment advice.

What do flats cost per sq ft across North Bengaluru in Q3 2026?

Bagalur is the cheapest tracked micro-market this quarter, at roughly ₹9,700 per sq ft for flats; Hebbal is the ceiling at about ₹14,450. Between them sit Devanahalli (₹9,800–12,550), Yelahanka (about ₹10,450, and the fastest riser at +20.1% year on year) and Thanisandra (₹10,750–14,700). New launches across the airport corridor quote ₹11,000–14,000 per sq ft almost regardless of the local average.

Portal figures are asking rates for flats, captured as of the date shown, not registered transaction values. The Anarock row uses a different basis (average quoted base selling price), which is why it sits below the portal band for the same belt: proof of why rows must not be averaged. Prices are indicative; verify with the developer.

Why do respected reports disagree on Bengaluru’s average price?

Because they measure different things. Anarock puts Bengaluru at ₹9,310 per sq ft in Q1 2026, an average quoted base selling price on built-up area. PropTiger puts it at ₹9,785, up 24% year on year, from its own coverage basket. Knight Frank publishes ₹7,052 for H2 2025 on a different price basis and period. None is wrong; no two are comparable.

The practical rules: track one index over time; never average across houses; treat any headline that mixes them as an artefact of definitions, not a market event. This tracker holds itself to the same rule: where sources conflict you see a range and two names, never a blend.

Which projects are actively selling, and from what entry price?

Nine corridor projects were actively selling as of mid-July 2026. Two-bedroom entry pricing clusters between ₹1.11 Cr (Purva Northern Lights, broker-reported) and ₹1.45 Cr (Bhartiya Nikoo Homes 8, all-in); Brigade El Dorado’s 1 BHK stock starts near ₹65 lakh. A tenth, Prestige Park Street, is marketed online but sits on the watchlist: no RERA registration as of mid-2026.

“All-in” = broker-quoted including typical extras; “base” = before statutory charges and developer extras; where a source does not state its basis, we say so. All prices are quoted/asking figures and indicative only. Verify with the developer. RERA numbers appear as published by developer or portal pages; confirm the certificate on rera.karnataka.gov.in before you transact.

Near-misses and exclusions

Four corridor names are deliberately absent. Brigade Oasis (Devanahalli) is plotted development, a different product, with plots from ₹82 lakh (reported). Godrej Ananda’s Phase 3 is pre-launch with no published pricing. Provident Deansgate’s townhouses now quote ₹2.05–2.45 Cr (reported, 2026), above the apartment band this tracker follows. And Prestige Finsbury Park (completed 2023, resale only) is ready-to-move rather than a new launch; it anchors our ready-vs-under-construction explainer.

Why Prestige Park Street is only a watchlist row

Broker pages already circulate prices for Park Street (Palya Village, Devanahalli): ₹72 lakh to ₹1.35 Cr per one set, ₹85 lakh to ₹1.98 Cr per another. Yet its registration had not been granted as of mid-2026, with a formal launch indicated around 5 October 2026. RERA bars advertising or selling a project before registration, so every pre-RERA price is noise: the row exists so you know the project is coming; it gets a price when it has a certificate.

What is the wider market context this quarter?

Supply is building faster than sales absorb it. Bengaluru’s available inventory reached 72,800 units in Q1 2026 (+24% year on year), a 14-month overhang; launches rose 17% year on year against 10% for sales (all Anarock). And 58% of the city’s new supply is priced ₹1.5–2.5 Cr, squarely the corridor’s premium band. For a buyer, that pipeline is negotiating context.

Within the city, North Bengaluru took 34% of Q1 2026 launches (+13% year on year), second only to the East, along with 33% of sales and 30% of available inventory. Anarock expects East and North to remain the primary growth zones on metro, airport and GCC demand; the drivers are unpacked in our airport-corridor explainer.

On rentals, the one research-house datum in the zone is Anarock’s Thanisandra Main Road print: a 1,000 sq ft 2 BHK at ₹28,000–42,000 a month (+1% QoQ). Rental-trend blogs put Yelahanka 2 BHKs at ₹22,500–28,000, Devanahalli 2 BHKs at ₹18,000–22,000, and corridor gross yields near 3–4.5% (Devanahalli estimates: 3.2–3.8%). No research house prints a zone yield, so treat that band as indicative, secondary data.

If you are shortlisting rather than tracking, start with the full under-₹2 Cr project list, and read the water guide before committing to the Devanahalli side, where piped Cauvery arrives only when Stage VI is built. If a project in the table is on your shortlist, request the current cost sheet and we will date-stamp it against this tracker.

Changelog

• v1.0.2 (16 Jul 2026): corrected the TVS Emerald Auralis row from its RERA record: 393 homes (not 392), village Kattigenahalli (not Sathanur), full registration number ending 008087, completion 30 Jun 2030, launch 2 BHKs reported sold out with the live 3 BHK band added. Added the Finsbury Park ready-to-move note under near-misses.
• v1.0.1 (16 Jul 2026): corrected Godrej MSR City possession labelling (Jan 2029 is the marketed date; the Phase 1 RERA outer date is 31 Mar 2030) and noted its pre-launch Phase 3; resolved Purva Northern Lights’ unit count (2,973 filed = 2,673 saleable + ~300 EWS) and recorded its three full phase RERA numbers as reported.
• v1.0 (16 Jul 2026): first edition, with 9 active projects, 1 watchlist entry, 5 micro-markets.

Next refresh: the Q4 2026 edition, targeted mid-October 2026. The project table is also available as a plain-data download: north-bengaluru-price-tracker-q3-2026.csv. Reuse it with attribution to this page.