Bellandur Property Price: Rate Per Sq Ft, Land Rates and Investment Guide

What is the current property price in Bellandur?

Bellandur property prices range from ₹12,000–₹25,000 per sq ft per sq ft for flats, with 2BHK flats typically priced between ₹1.4 crore – ₹2.4 crore. Prices vary by project age, builder reputation, and exact location within the locality. Bellandur is a high-demand IT-corridor suburb on Bangalore's Outer Ring Road; proximity to Ecospace tech park and the ORR ensures strong connectivity and good social infrastructure.

Average rate per sq ft for flats

New launches near Ecospace and the ORR command the upper end at ₹15,000–₹25,00 per sq ft. Resale flats in established societies trade at ₹7,500–₹9,000 per sq ft, offering better entry points for budget-conscious buyers. Sobha Insignia, a luxury project in Bellandur near ORR, offers 3–4 BHK flats ranging from approximately 1,819 to 3,417 sq ft.

For context, Whitefield averages around ₹9,000 per sq ft. Bellandur sits slightly below that, making it a favourable alternative for buyers seeking ORR connectivity without the Whitefield premium.

Price range by BHK configuration

A 2BHK flat in Bellandur typically costs between ₹1.4 crore – ₹2.4 crore. Premium gated communities near Ecospace command ₹1.2–₹1.5 crore, whilst older resale properties trade at ₹85 lakh–₹1.1 crore. 3BHK and 4BHK units in luxury projects like Sobha Jasmine, which offers 264 units across 5.95 acres in Bellandur, are priced significantly higher at ₹2.7 crore - ₹4.5 crore.

Bellandur offers housing options ranging from PGs and co-living to mid-segment flats and upscale projects. This diversity means buyers at different price points can find suitable options.

Guidance value vs market rate

Guidance value (the floor price set by the government for stamp duty calculation) typically sits 50% below market rates in Bellandur. This gap reflects strong demand and limited supply in the locality. Market rates are driven by ORR tech hubs and rich social amenities.

Price levels on central Sarjapur Road are broadly comparable to Bellandur, often slightly lower than core Whitefield and Koramangala but higher than many peripheral suburbs. This positions Bellandur as a mid-to-premium micro-market within the ORR corridor.

How has Bellandur property price trended over time?

Bellandur property prices have appreciated approximately 40–55% over the past five years, translating to an average annual appreciation of 8–11% (per builder disclosures and resale transaction data from major platforms). This outperformance reflects IT sector expansion around Ecospace, infrastructure improvements including ORR widening, and post-pandemic demand for larger homes. The upcoming Prestige Bellandur elevated metro station on Namma Metro's Blue Line (expected December 2026) is widely expected to further boost values by 5–8% in the 12 months post-opening.

Factors driving price appreciation

The Prestige Bellandur elevated station on Namma Metro's Blue Line (Silk Board–KIA via ORR) is slated to be operational around late 2026, with current expectation of December 2026 rather than June 2026. Bellandur currently has no metro station within walking distance. This connectivity upgrade is a major catalyst for future appreciation.

IT sector expansion, particularly around Ecospace and nearby tech parks, continues to drive demand for residential space. Resident reviews on major platforms (Google, Sulekha) rate Bellandur's livability at 4.0–4.5 out of 5, citing proximity to tech parks and social amenities. Dining and entertainment options, including Ottoman Restobar and Chalo Punjab near Ecospace, add to the locality's appeal for IT professionals.

However, Bellandur faces serious lake pollution, traffic, and water-supply challenges. Residents in multiple apartment complexes report a sharp drop in Cauvery supply since late 2023, with one complex reporting a decline from approximately 45,000 litres per two days to just 4,000 litres per week (per resident WhatsApp groups and local media reports). A major transmission leak in the 5th-stage Cauvery pipeline occurred in December 2025, affecting supply across the ORR belt. Verify current water availability with your builder and local BBMP ward office before committing; these infrastructure risks may dampen future appreciation if not resolved.

What is the rental yield in Bellandur?

Gross rental yield for representative 2BHKs works out in the 3-4% range (based on current resale prices and rental surveys from property platforms). A 2BHK flat purchased at ₹1.2 crore and rented at ₹35,000–₹40,000 per month generates approximately 3.5–4.0% gross yield. Bellandur offers mid-range to good rental yields by Indian metro standards, attractive for long-term investors compared with ultra-prime but low-yield localities such as central Koramangala (typically 1.5–2.0% gross yield) or Indiranagar (2.0–2.5%).

Furnished flats near Ecospace command higher rents and can achieve yields closer to 4.0–4.5%. Demand from IT professionals on short-term and medium-term leases supports rental income stability. Check with your builder or property manager for current rental demand in your specific project.

What is the price of flat in Bellandur?

Flat prices in Bellandur range from ₹85 lakh for older 2BHK resale units to ₹1.5 crore for new 2BHK launches in premium gated communities. 3BHK and 4BHK units cost ₹1.5 crore and upwards depending on builder, amenities, and floor. Prices are driven by project age, builder reputation, and proximity to ORR and tech parks.

For a detailed comparison with nearby markets, see Bellandur vs Whitefield property price comparison.