Bagalur Property Price 2026 – North Bengaluru Rate Guide
There are two Bagalurs in Bengaluru, roughly 50 km apart, and they trade at different rates. Getting them confused is the most expensive mistake on this search.
North Bengaluru | Airport corridor | Rs 6,500 to 8,500 per sq ft | Our Rating: 3.9/5
Our verdict: the cheapest seat on the corridor that has received the most infrastructure spending in thirty years. The catch is that the jobs are still mostly on the other side of the city.
First, make sure you are looking at the right Bagalur
Anyone researching Bagalur property price levels will find two completely different sets of numbers, and the reason is that Bengaluru has two places called Bagalur. They are roughly fifty kilometres apart, at opposite ends of the city, and they have nothing to do with each other.
The one this guide covers is Bagaluru Village in Jala Hobli, north Bengaluru, between Yelahanka and Kempegowda International Airport, near the KIADB Aerospace Park. This is the airport-corridor Bagalur, and it is where the new apartment supply is.
The other is Hosur-Bagalur Road in the far south, running toward the Tamil Nadu border beyond Attibele. That is an industrial and plotted-development belt with a different rate structure, different drivers and a different buyer. We cover it separately in our guide to Hosur-Bagalur Road prices.
Check which one a listing means before you do anything else. The simplest test is the pin code and the nearest landmark: if the project references the Aerospace Park, Devanahalli or the airport, it is the northern one. If it references Attibele, Hosur or the state border, it is the southern one.
Bagalur property price by segment, October 2026
Splitting the band by product type makes it usable. Figures below are for apartment stock in north Bagaluru and exclude GST, stamp duty, registration and floor rise, which together add 18 to 22 percent on an under-construction purchase.
| Segment | Rate / sq ft | Typical 2 BHK ticket |
|---|---|---|
| Older resale, pre-2018 | Rs 5,500 to 6,800 | Rs 57 to 72 lakh |
| High-density new launch | Rs 7,800 to 8,500 | Rs 81 to 90 lakh |
| Mid-segment new launch | Rs 8,000 to 9,500 | Rs 84 to 1.0 crore |
| Premium branded launch | Rs 9,500 to 11,500 | Rs 1.0 to 1.25 crore |
| North Bagaluru apartment stock. Tickets assume a 1,050 sq ft two-bedroom. Excludes GST, stamp duty, registration and charges. | ||
The Bagalur property price ladder is orderly and the steps are explicable. Older resale trades 25 to 30 percent below current launches on specification, parking ratios and sinking-fund exposure. The gap between high-density and mid-segment new launches is narrower, at perhaps 5 to 12 percent, and it is almost entirely a homes-per-acre difference rather than a product one.
That second gap is the one worth understanding before you commit. A high-density scheme at Rs 8,200 per square foot and a mid-segment one at Rs 9,200 can offer very similar apartments, with the difference showing up in lift ratios, basement circulation and surviving open ground rather than in the flat itself. We work that through in high density apartments in Bengaluru.
The premium branded band at Rs 9,500 to Rs 11,500 is a different market again, bought on developer name and amenity scale rather than on price arbitrage. The live example here is Purva Northern Lights at Bagalur, which starts at Rs 1.19 crore for 2 to 4 BHK formats.
How the Bagalur property price compares on the corridor
North Bengaluru has four main apartment localities and they form a clear ladder. The table sets this one against its neighbours with the reason each sits where it does.
| Locality | Rate / sq ft | Why it sits there |
|---|---|---|
| Thanisandra | Rs 7,800 to 11,850 | Closest to Manyata; weak road capacity |
| Devanahalli | Rs 7,000 to 9,500 | Airport adjacency, township supply, Aerospace Park |
| Yelahanka | Rs 7,000 to 9,500 | Better roads, longest-established social fabric |
| Bagaluru (north) | Rs 6,500 to 8,500 | Cheapest; thinner social infrastructure |
| Hennur Road | Rs 7,500 to 10,000 | Manyata catchment, no airport benefit |
Read down the column and this locality is the cheapest of the five, by roughly 8 to 15 percent against Devanahalli and Yelahanka. Read across and the reason is clear: it carries the same airport proximity as Devanahalli but has materially less social infrastructure and no township-scale schemes with internal schools and retail.
That discount is the opportunity and the risk in one number. If social infrastructure arrives, the gap with Devanahalli should close, because the locational fundamentals are comparable. If it does not, the discount persists, and you have bought a cheaper home in a thinner neighbourhood. Our corridor comparison is in Devanahalli versus Yelahanka versus Bagalur Road.
The comparison with Thanisandra is instructive in the other direction. Thanisandra tops the corridor at up to Rs 11,850 per square foot not because it is better served but because it is closest to Embassy Manyata Tech Park, which shows that on this corridor the market prices office proximity above everything else.
Rents and yields against the Bagalur property price
Rental economics here are decent and the tenant composition is unusual, which matters more than the headline yield. The pool is airport and airline staff on shift rosters, Aerospace Park and industrial employees, and hospitality workers from the airport hotels, with very little of the IT workforce that drives east Bengaluru.
| Type | Monthly rent | All-in cost | Gross yield |
|---|---|---|---|
| 1 BHK | Rs 13,000 to 17,000 | Rs 52 to 58 lakh | 3.0 to 3.5% |
| 2 BHK | Rs 20,000 to 26,000 | Rs 90 lakh to 1.05 cr | 2.8 to 3.2% |
| 3 BHK | Rs 28,000 to 36,000 | Rs 1.25 to 1.7 cr | 2.6 to 3.0% |
| Gross yields before maintenance, property tax and vacancy. Net yields typically run 0.5 to 0.7 percentage points lower. | |||
The yield curve slopes the right way for small investors, with the one-bedroom returning 3.0 to 3.5 percent against 2.6 to 3.0 for the three-bedroom. That reflects demand shape rather than quality: shift-working airport staff rent compact units in volume, while three-bedroom demand here is thinner and more seasonal.
The compensating virtue is tenancy length. Airline crew and airport operations staff relocate less often than IT employees chasing a job change, so a well-finished unit near the terminal tends to renew rather than turn over annually. Each avoided vacancy is worth roughly a month of rent plus brokerage, so stability is worth real money.
For a fuller treatment of the corridor’s rental economics, including how proximity to the terminal affects achievable rent, see our analysis of rental yield near Bengaluru airport.
What has driven the price, and what could next
The Bagalur property price has risen roughly 45 to 60 percent over five years, in line with the wider airport corridor, or roughly 8 to 10 percent compounded, and almost all of it traces to infrastructure that was actually delivered rather than announced. The airport expansion, the Aerospace Park and the industrial parks all exist; they are not on a plan.
That is a genuinely different growth driver from most Bengaluru corridors, which price on future metro lines. It makes north Bengaluru slower to spike and more durable through a soft quarter, because the demand comes from employers who are already operating rather than from expectations about ones who might.
The clearest future catalyst is social infrastructure: schools, a multi-speciality hospital and large-format retail inside the locality rather than ten to twenty kilometres back toward Yelahanka. That single change would close most of the gap with Devanahalli, because the locational fundamentals are already comparable.
The second is rail. There is no operational metro serving Bagaluru today; the airport line is under construction and the Pink Line terminus at Nagawara has not opened to passengers. Verify the live network on the BMRCL site, and treat any rail reference in a brochure as upside you should not pay for.
The risk case is supply. North Bengaluru carries a very large launch pipeline, and a single 2,522-unit scheme adds materially to it. If several thousand homes complete inside the same eighteen-month window, rents flatten even while capital values hold, so underwrite the yield you can see rather than a rising one.
How to buy at the current Bagalur property price
If your budget stops below Rs 90 lakh and you want a registered project with amenity, the high-density new-launch band at Rs 7,800 to Rs 8,500 is where the value is, and the current example is Kalyani Living Tree from Rs 47 lakh. Our full assessment is in the Kalyani Living Tree review.
If you have Rs 1 crore or more and want township-grade amenity with internal schools and retail, buy in Devanahalli rather than here and pay the 8 to 15 percent premium, because the social infrastructure gap is the thing this locality has not yet solved and you will feel it daily.
If you are an investor, buy the compact unit for the 3.0 to 3.5 percent yield and the shift-worker tenant base, hold for at least six years so the airport metro line falls inside your window, and model the pre-EMI cost over a five-year build before committing. Our note on buying at early stage construction covers that arithmetic.
Frequently asked questions
What is the current Bagalur property price per sq ft?
In north Bagaluru, Rs 6,500 to Rs 8,500 for mainstream apartment stock in October 2026. Older resale sits lower at Rs 5,500 to 6,800, and premium branded launches run Rs 9,500 to Rs 11,500.
Which Bagalur are these figures for?
Bagaluru Village in Jala Hobli, north Bengaluru, near the airport and the Aerospace Park. Hosur-Bagalur Road in the far south is a completely different place about fifty kilometres away with its own rates.
Why is it cheaper than Devanahalli and Yelahanka?
By roughly 8 to 15 percent, and the reason is social infrastructure rather than location. It has comparable airport proximity but fewer schools, hospitals and large retail inside the locality.
What rental yield can I expect?
Gross yields of 3.0 to 3.5 percent on a 1 BHK, falling to 2.6 to 3.0 on a 3 BHK. The tenant base of airport staff and aerospace employees renews reliably, which is worth more than the headline rate suggests.
Will the metro change the Bagalur property price?
Eventually. No operational station serves the locality today; the airport line is under construction. On comparable Bengaluru corridors a station opening has moved rates 8 to 15 percent within 18 months of service starting.
