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Bengaluru home prices have reset, with Rs 1 crore now the starting point in many areas as connectivity and commute access drive buyer demand.
Where you live now costs more than how big you live in Bengaluru. (Photo Credits: X)
Rs 1 crore has become the new baseline in Bengaluru’s housing market. What was once a premium price is now the cost of entry for a mid-sized apartment across much of the city.
The shift is most visible in the east and south, where prices have climbed steadily over the last few years. But what looks like a pricing trend on paper is also redrawing the city’s residential map – pushing middle-income buyers farther from the core.
Where Property Prices in Bengaluru Stand Now
According to an NDTV report, data from the Times Property Residential Price Index shows average prices in Bengaluru currently range between Rs 7,000 and Rs 8,600 per sq ft. In older, central pockets of Bengaluru like Indiranagar, Koramangala, and Malleswaram, the rates stretch much higher – touching Rs 18,000 to Rs 23,000 per sq ft.
That pushes even compact 2BHK homes in these areas well beyond the Rs 1 crore mark.
In what were once considered mid-market zones, the numbers are no longer modest.
Areas like Whitefield, Bellandur, and HSR Layout are now quoting above Rs 10,000 per sq ft.
Bannerghatta Main Road, Thanisandra and Marathahalli have moved into the Rs 13,000 – 15,000 per sq ft. range.
Sarjapur Road – a key tech corridor – has crossed Rs 22,000 per sq ft, according to the index.
Which Bengaluru Areas Are Still Under Rs 8,000 Per Sq Ft
There are still lower-priced pockets. Electronics City remains one of the few areas below Rs 6,000 per sq ft. Kengeri, Vidyaranyapura, and parts of JP Nagar stay under Rs 8,000, though buyers there face longer commutes and uneven civic infrastructure.
Why End-Users, Not Investors, Are Driving Bengaluru’s Price Shift
Property consultants say the change is not being led by speculative investors.
“People are paying for location certainty – not size.” a Bengaluru-based consultant told NDTV Profit. “Rs1 crore used to mean luxury. Today, it’s the entry ticket for convenience.”
Developers report similar patterns. Access to metro lines, office clusters, and reliable roads is shaping demand more than amenities inside the building.
“Buyers ask about metro access” and not clubhouse facilities, one developer told NDTV.
What The New Pricing Baseline Means For Middle-Class Buyers
It is a structural change. Bengaluru is not seeing a supply squeeze. What it is seeing is a re-pricing of convenience. Time, access, and predictability have become the premium layer.
For middle-income buyers, the outcome is clear. Homeownership inside the core city is moving out of reach – not suddenly, but steadily. What remains accessible is not just farther away, but it is now more dependent on commute tolerance, infrastructure gaps and daily travel time.
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January 10, 2026, 17:24 IST
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