Bellandur real estate 2026

Bellandur real estate 2026 shows average flat prices between ₹14,299 and ₹15,208 per sq ft, while rental returns stay strong at 4.8% to 6.2%. The area sits right on the Outer Ring Road tech line. Over 450,000 tech staff work nearby. Most buyers want flats close to their desks. They want to cut daily drive times. Vacant land is now rare here.

New luxury homes now cost ₹18,000 to ₹20,500 per sq ft. Buyers like gated societies best. These homes offer 24/7 power, good water, and open parks. Big tech hubs like Ecospace, RMZ Ecoworld, and Prestige Tech Park sit next door. Steady hiring keeps tenant demand very high. Older flats also sell fast if the price is right.

Bellandur Real Estate 2026 Key Market Benchmarks and Performance Metrics

Bellandur real estate in 2026 offers good growth for property owners. Home prices range from ₹14,200 to ₹15,500 per sq ft, while some new homes cost up to ₹20,500 per sq ft. Strong hiring in the tech sector around the Outer Ring Road is helping prices grow by about 8.1% each year. High rents and strong demand also give landlords a steady monthly income.

Market Metric	2026 Benchmark Value	Market Significance
Average Property Rate	₹14,200 – ₹15,500 per sq ft	Standard baseline for multi-storey apartments
New Premium Launches	₹18,000 – ₹20,500 per sq ft	High-rise luxury gated communities
Gross Rental Yield	4.8% – 6.2% per year	Consistently leads South-East Bengaluru
12-Month Price Growth	8.1% average rise	Driven by commercial expansion and metro progress
Average Tenant Occupancy	94% – 96% year-round	Backed by tech park hiring and physical office work

Bellandur Real Estate 2026 Price Trends Across Micro-Pockets

Home rates in Bellandur change from one lane to the next. Older spots start near ₹12,700 per sq ft, while new flats cross ₹16,000 per sq ft. People happily pay more to live close to work and skip the traffic. Before picking a home, families look for wide roads, good tap water, and a well-kept building.

Devarabisanahalli: Homes cost around ₹15,705 per sq ft because it is close to major tech parks and some people can walk to work.
Kariyammana Agrahara: Prices reach about ₹16,094 per sq ft, with new high-rise homes and modern club facilities.
Adarsh Palm Retreat Area: Flats cost around ₹13,944 per sq ft, while villas are priced much higher.
Green Glen Layout: Homes average about ₹13,249 per sq ft. The area has quiet roads, nearby grocery shops, and parks for families.
Bellandur Village & Iblur: Prices range from ₹12,706 to ₹13,723 per sq ft. These areas offer a lower starting price and good rental demand.

Micro-Pocket Name	Average Rate (per sq ft)	Typical 2 BHK Ticket Size	Primary Buyer Profile
Devarabisanahalli	₹15,705	₹1.70 Cr – ₹1.95 Cr	Senior IT consultants & investors
Kariyammana Agrahara	₹16,094	₹1.80 Cr – ₹2.10 Cr	Corporate executives & luxury seekers
Adarsh Palm Retreat Belt	₹13,944	₹1.55 Cr – ₹1.80 Cr	Long-term end users & family buyers
Green Glen Layout	₹13,249	₹1.45 Cr – ₹1.65 Cr	Families wanting parks and retail
Bellandur Village & Iblur	₹12,706 – ₹13,723	₹1.25 Cr – ₹1.45 Cr	Budget-conscious buyers & landlords

Bellandur Real Estate 2026 Transit and Infrastructure Growth

The Namma Metro Blue Line along the Outer Ring Road is helping raise property values in Bellandur. It will connect the area with Silk Board and the airport. Once the Bellandur, Iblur, and Kadubeesanahalli stops open, daily commuters could save 40 to 60 minutes on road travel. Flats within 1.5 km of these stops now cost around 10% to 15% more.

New lanes and smarter traffic lights near Sarjapur Road have made daily driving much easier. Drivers also use the back roads through Yemalur and Old Airport Road to skip the worst rush-hour jams. On top of that, Cauvery tap water now flows to more homes, so families rely less on costly tankers and feel safe buying here.

Infrastructure Asset	Current Status & Coverage	Direct Real Estate Impact
Namma Metro Blue Line	Viaduct and station construction active along ORR	Connects direct to Airport and Silk Board interchange
Kadubeesanahalli Metro Stop	Key transit station serving local tech parks	Reduces office commute times by 40 to 60 minutes
Outer Ring Road (NH 44 Link)	Arterial 6-lane expressway with service lanes	Connects north to Hebbal and south to Electronic City
Yemalur Feeder Arteries	Widened secondary road network	Bypasses main junction traffic toward Indiranagar
Cauvery Water Stage V	Pipeline network operational across key pockets	Lowers tanker reliance and boosts resale value

Purva Cityspire Impact on Bellandur Real Estate 2026

Purva Cityspire brings a top new gated address to Bellandur, covering 6 acres of land with two tall towers of 35 and 38 floors. Built by Puravankara Limited, the layout leaves about 55% of the land open, with over 45% kept under green grass and trees. The site has around 500 flats, giving residents clear views of the sky away from noisy streets.

The project adds a large 20,000 sq ft sky club with more than 12 play and health zones. Residents get a pool, gym, yoga room, spa, work lounge, and sports courts. The site is 1.6 km off National Highway 44, 900 meters from Helios Business Park, and 1.7 km from the upcoming Kadubeesanahalli Metro Station. It serves tech staff from RMZ Ecospace and Embassy TechVillage who want a quick trip home.

Project Specification	Verified Details (purvascityspire.com)
Developer	Puravankara Limited
Total Land Area	6.0 Acres
Tower Heights	2 Landmark Towers (G+35 and G+38 Floors)
Total Homes	Approximately 500 Luxury Apartments
Open & Green Spaces	~55% Open Area (Over 45% Landscaped Greens)
Clubhouse Size	20,000 sq ft Multi-Level Sky Clubhouse
Parking Facilities	2 Basement Levels (~650 Car Spaces with EV Points)
Location Landmark	900 m from Helios Business Park; 1.6 km off NH 44
Nearest Metro Station	1.7 km from upcoming Kadubeesanahalli Station
RERA Status	Registration in Progress

Homes at Purva Cityspire come in four clean floor plans built with cross-breeze and sunlight for every home:

Home Variant	Super Built-Up Area	Starting Price
1 BHK Apartment	700 – 800 sq ft	₹97.5 Lakh onwards
2 BHK Apartment	1,150 – 1,400 sq ft	₹1.50 Crore onwards
3 BHK Apartment	1,700 – 2,100 sq ft	₹2.21 Crore onwards
4 BHK Sky Residence	2,600 – 3,200 sq ft	₹3.38 Crore onwards

Bellandur Real Estate 2026 Rental Yields and Investment Returns

Rental yields in Bellandur stand between 4.8% and 6.2%, making it one of the top places to earn rent in Bengaluru. Tech staff working from real desks keep societies full at 94% or more all year. Landlords find new tenants in under three weeks when a flat becomes empty.

1 BHK Homes: Rent for ₹24,000 to ₹32,000 per month, drawing young single tech workers.
2 BHK Homes: Earn ₹42,000 to ₹58,000 per month, serving working couples and small families.
3 BHK Homes: Fetch ₹65,000 to ₹90,000 per month, taken by senior leads who want more space and clubhouse perks.

Flat Size	Monthly Rental Range	Security Deposit Norms	Annual Rental Yield
1 BHK Flat	₹24,000 – ₹32,000	4 to 6 Months Rent	5.2% – 6.2%
2 BHK Flat	₹42,000 – ₹58,000	5 to 6 Months Rent	4.8% – 5.4%
3 BHK Flat	₹65,000 – ₹90,000	6 Months Rent	4.8% – 5.1%

FAQs

What is the average property price in Bellandur in 2026?

The average price for standard flats in Bellandur ranges between ₹14,299 and ₹15,208 per sq ft, while new luxury launches go up to ₹20,500 per sq ft.

How does the Namma Metro Blue Line help Bellandur property values?

The Blue Line connects Bellandur directly to the airport and Silk Board, cutting traffic delays and boosting home values near metro stations by 10% to 15%.

What flat types and prices are offered at Purva Cityspire?

Purva Cityspire offers 1 BHK (700–800 sq ft from ₹97.5 Lakh), 2 BHK (1,150–1,400 sq ft from ₹1.50 Cr), 3 BHK (1,700–2,100 sq ft from ₹2.21 Cr), and 4 BHK sky flats (2,600–3,200 sq ft from ₹3.38 Cr).

Why is Bellandur considered a high rental return location?

Bellandur delivers rental returns of 4.8% to 6.2% because over 450,000 corporate staff work in nearby tech campuses and prefer living close to their offices.