Price per sqft in Whitefield, 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.

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 Whitefield

Averages can be misleading when the spread is wide. We split the 68 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 Whitefield. 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 Whitefield ₹/sqft compares with neighbouring Bangalore localities

A per-sqft number in isolation is not that useful. Below is how Whitefield’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).

Median rate, not average — less skewed by outlier premium or value projects. Deltas are relative to Whitefield.

What affects ₹/sqft in Whitefield — 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 Whitefield 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 Whitefield 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 Whitefield, 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 Whitefield — frequently asked