Price per sqft in Bellandur, Bangalore — 2026 rates and trends
4 RERA-registered projects tracked in Bellandur, Bangalore. Average ₹7,768/sqft. Range ₹6,319 to ₹10,080/sqft. Average Brickplot Score 6.6/10. Updated Apr 2026.
Price per sqft in Bellandur, Bangalore — all tracked projects
Every project below is RERA-registered and independently reviewed. Rates shown are current base ₹/sqft excluding GST, stamp duty, registration, preferential location charge, floor rise, and parking. Rows are sorted ascending by ₹/sqft so you can read the spread top-to-bottom. Click any project name for the full review.
| Project | Builder | Configs | ₹/sqft | Score | Verdict |
|---|---|---|---|---|---|
| Dnr Arista | Dnr | 3/4 BHK | ₹6,319 | 6.4/10 | Skip |
| Central Regency | Central | 2/3 BHK | ₹7,338 | 6.2/10 | Skip |
| Upcoming Purva Codename Ai | Upcoming | 3/4 BHK | ₹7,338 | 6.7/10 | Wait |
| Adarsh Lakefront Phase 2 | Adarsh Developers | 2/3/4 BHK | ₹10,080 | 7.2/10 | Buy |
Rates are the current base offer rates gathered from site visits, RERA filings, and verified broker quotes. Under-construction projects attract an additional 5% GST; ready-to-move projects do not.
Entry, mid, and premium ₹/sqft tiers in Bellandur
Averages can be misleading when the spread is wide. We split the 4 tracked projects into three tiers using the 25th, 50th, and 75th percentiles so you can see where the market actually clusters — not just where the midpoint sits.
What drives the spread in Bellandur. Builder tier is the largest single factor — a Grade A developer (Godrej, Sobha, Prestige, Brigade-class) typically prices 15-25% above a regional or second-tier builder in the same area. Project vintage follows: a 2024-2025 launch prices 10-18% above a 2019-2020 handover of similar specification, simply because construction costs and land values have moved. Amenity density (clubhouse size, landscape extent, sports facilities) explains another 5-10%.
Within a single project, floor-rise premiums add ₹30-₹100/sqft per floor above the base, and preferential location charges (corner units, pool-view, road-facing) can add ₹200-₹500/sqft. This is why two units in the same tower can differ by 12-15% on final ₹/sqft despite being identically named on the price sheet. Always ask for the all-inclusive unit-specific quote before comparing to another project.
How Bellandur ₹/sqft compares with neighbouring Bangalore localities
A per-sqft number in isolation is not that useful. Below is how Bellandur’s median per-sqft rate stacks up against the nearest qualifying Bangalore micro-markets (only localities we track with at least 4 RERA-registered projects are listed).
| Bellandur (this locality) | ₹7,768/sqft |
| Budigere (20 projects) | ₹7,937/sqft (+2% vs Bellandur) |
| Hennur (13 projects) | ₹7,949/sqft (+2% vs Bellandur) |
| Mysore Road (18 projects) | ₹8,121/sqft (+5% vs Bellandur) |
Median rate, not average — less skewed by outlier premium or value projects. Deltas are relative to Bellandur.
What affects ₹/sqft in Bellandur — six factors to audit before you book
1. Carpet area vs super built-up area efficiency. Brokers quote ₹/sqft on super built-up area, which includes your share of common areas (lift lobbies, staircases, clubhouse). Typical efficiency in Bellandur is 68-74% — meaning a 1,200 sqft super built-up unit delivers 816-888 sqft of carpet. Divide the quoted price by carpet area to compare apples to apples. Projects with 65% or lower efficiency are effectively more expensive per usable square foot than they appear.
2. Floor-rise premium. Most projects in Bellandur follow a banded floor-rise structure — ground to 3rd floor at base, 4th-9th at ₹50/sqft premium, 10th upwards at ₹100/sqft. If you’re comparing a lower-floor unit in a premium tower against a higher-floor unit in a value tower, normalize for floor-rise before judging the headline ₹/sqft.
3. Car parking inclusion. Some builders include one covered parking slot in the quoted ₹/sqft, others price it separately at ₹2-7 lakh per slot. For a 1,200 sqft 2BHK, a ₹5 lakh additional parking cost is equivalent to ₹417/sqft — a material number. Always confirm inclusion in writing.
4. Preferential location charge (PLC). Corner units, pool-view, road-facing, or top-of-stack units typically carry a ₹100-500/sqft PLC. This is separate from floor rise and is quoted as an additional line item on the cost sheet. For PLC-heavy units, the effective ₹/sqft can exceed the advertised rate by 5-8%.
5. GST on under-construction purchases. GST at 5% applies to under-construction residential property and is charged on the basic + PLC + floor-rise (not on stamp duty). For Bellandur, most projects on this page are under construction — add 5% to the base ₹/sqft before comparing with a ready-to-move flat. Ready-to-move attracts zero GST.
6. Stamp duty and registration. Typical combined stamp duty + registration cost in Bangalore is approximately 6.6% of the agreement value. On a ₹1 crore unit, that is ₹6.6 lakh. Factor this into your financial plan — it is not part of the ₹/sqft negotiation but lands on the same cheque.
Price per sqft in Bellandur — frequently asked
What is the current price per sqft in Bellandur?
The current per-sqft rate in Bellandur ranges from ₹6,319 to ₹10,080 across the 4 RERA-registered projects Brickplot tracks in this micro-market. The average is ₹7,768/sqft and the median is ₹7,338/sqft. The entry tier (25th percentile) sits at ₹7,083/sqft and the premium tier (75th percentile) at ₹8,023/sqft.
Why does ₹/sqft vary so much across projects in Bellandur?
Five factors explain the full 3,761-rupee spread between the cheapest and most expensive project in Bellandur: (1) builder tier — a Grade A developer like Godrej, Sobha, or Prestige commands a 15-25% premium over regional builders; (2) project vintage — freshly launched projects price 10-18% higher than 4-5 year-old handovers in the same area; (3) amenity density — clubhouse size, sports facilities, landscape area; (4) floor-rise premium — higher floors can add ₹200-₹700/sqft; (5) micro-location within the locality — projects on the main arterial road or near the metro station price higher than those 2-3 km inside.
Is ₹/sqft the right way to compare properties in Bellandur?
Per-sqft is a useful first filter but it is rarely the complete picture. Two projects at the same ₹7,768/sqft can differ substantially on carpet-area efficiency (usable square feet per super-built-up square foot), parking inclusion, preferential location charges, GST applicability, and amenity quality. Always normalize on carpet-area ₹/sqft and compare the all-inclusive cost (basic + PLC + car park + GST + stamp duty + registration) before deciding.
How does Bellandur compare to Budigere and Hebbal?
Bellandur’s average of ₹7,768/sqft sits between Budigere (₹7,937/sqft — 2% higher) and Hebbal (₹7,344/sqft — 5% lower). This positions Bellandur as a mid-market micro-market within Bangalore — the comparison table on this page shows the full benchmark.
What hidden costs add to the quoted ₹/sqft price?
The headline ₹/sqft rarely reflects the all-in cost. Typical add-ons in Bellandur: GST at 5% of basic (under-construction only, zero on ready-to-move); stamp duty plus registration of approximately 7% of the agreement value (varies by state — Karnataka charges ~6.6% combined); preferential location charge of ₹100-₹400/sqft for corner units, road-facing, or view premium; floor rise of ₹30-₹100/sqft per floor above the base; parking of ₹2-₹7 lakh per slot; club membership of ₹20,000-₹1 lakh one-time; and maintenance corpus of 18-24 months upfront.
Where can I verify the RERA-registered rates for projects in Bellandur?
Every project linked on this page has an active RERA registration on the Karnataka K-RERA portal. The RERA filing discloses the approved per-sqft base rate, saleable area per unit, and the promoter’s bank escrow details. Click any project name above to open our full review — each review carries the RERA ID that you can cross-verify on the official portal.