Koramangala Property Price 2026 — Central Bangalore Guide
Koramangala property price runs roughly Rs 18,000 to Rs 24,000 per sq ft — and almost all of it is resale, because nothing new gets built here.
Central Bengaluru | No metro station | Yields 2.8–3.2% | Our Rating: 4.3/5 for liveability
Our verdict: a permanently supply-constrained address with India’s densest startup cluster inside it. You pay for scarcity, and the scarcity is genuine.
What Koramangala costs today
The koramangala property price for apartment stock generally falls between Rs 18,000 and Rs 24,000 per square foot, with independent houses and the better blocks reaching above that. Those are central Bengaluru numbers and they sit a long way above the city’s mainstream corridors.
In absolute terms, a 3 BHK apartment here typically lands between roughly Rs 3.2 crore and Rs 5 crore depending on size, age and block. A 2 BHK in older stock can be found below Rs 2.5 crore, but inventory at that level is thin and moves quickly.
The defining feature of this market is that it is almost entirely resale. Koramangala was built out through the 1980s and 1990s, land rarely changes hands, and a year can pass without a single new residential project of any scale launching in the neighbourhood.
How it compares across the city
| Micro-market | Typical rate | Character |
|---|---|---|
| Vittal Mallya / Lavelle Rd | Rs 30,000–45,000 | Ultra-luxury, essentially no supply |
| Indiranagar | Rs 18,000–26,000 | Metro-served, built out, older stock |
| Koramangala | Rs 18,000–24,000 | Startup hub, no metro, new build very rare |
| HSR Layout | Rs 12,000–17,000 | Younger, planned grid, more supply |
| Sarjapur Road (inner) | Rs 9,000–13,000 | Deepest new supply, heaviest congestion |
Read that ladder and one thing stands out: Koramangala and Indiranagar price almost identically despite Indiranagar having a metro station and Koramangala having none. The explanation is that Koramangala’s own employment base substitutes for transport in a way few neighbourhoods can.
Against HSR Layout five kilometres away, the koramangala property price carries a premium of roughly 40 to 50 per cent. That gap is paid for centrality, for a more established restaurant and retail scene, and for proximity to the startup cluster.
What drives prices here
The first driver is supply constraint, and it is absolute rather than cyclical. There is no undeveloped land of consequence left in Koramangala, so new stock only appears when an older property is bought and redeveloped, which happens a handful of times a decade at any scale.
The second is the employment inside the neighbourhood. Koramangala hosts the densest concentration of startups and venture-backed companies in India, which means a meaningful share of residents work within walking distance. In a city defined by commuting, that is close to unique.
The third is centrality. HSR Layout is four to six kilometres away, Indiranagar five to seven, the central business district six to eight, and the Outer Ring Road at Bellandur eight to eleven. Few Bengaluru addresses sit that close to that much.
Working against all three is traffic, which is genuinely bad at peak, and the absence of a metro station. Both are permanent features, and the fact that the koramangala property price holds despite them tells you how much buyers value everything else.
Rents and yields
Rents follow the koramangala property price closely. A good 2 BHK lets for roughly Rs 45,000 to Rs 65,000 a month and a 3 BHK for roughly Rs 70,000 to Rs 1.1 lakh, with furnished units at the upper end. Against capital values that produces gross yields of roughly 2.8 to 3.2 per cent.
That is below the Bengaluru average, which is normal in any high-capital-value market. The compensation is tenant quality and vacancy: founders, senior technology staff and professionals who specifically want to live near work fill apartments quickly and tend to stay.
Short-stay and serviced-apartment demand is also unusually strong here because of the business visitor traffic the startup cluster generates. For an owner prepared to manage it, that can lift effective yield meaningfully above the long-let figure.
Net of maintenance, vacancy and tax, a realistic net yield on a long let is closer to 2.0 to 2.4 per cent. Nobody buys in Koramangala for income; they buy for the address and the liquidity that comes with it.
Buying resale here: what to check
Because this is a resale market, building age is the central question. Much of the stock is twenty to thirty-five years old, and a great deal of it was built before current structural and seismic standards, with no basement parking and lifts well past their design life.
Ask the association what has been replaced in the past decade and what special levies have been raised. An older building that has reinvested in lifts, plumbing, waterproofing and wiring is a very different proposition from one that has deferred all of it.
Parking deserves specific attention. Many older Koramangala buildings allocate one space or none, and on-street parking in the main blocks is genuinely difficult. For a two-car household that alone can rule a building out.
Check the title and the approval history carefully, including whether any part of the building has been regularised after construction. Central Bengaluru properties of this vintage occasionally carry irregularities that a bank’s legal team will find even if a casual search does not.
Block by block
Koramangala is not a single market and the koramangala property price varies meaningfully between its blocks. Treating the neighbourhood as one number will mislead you by several thousand rupees per square foot in either direction.
The lower-numbered blocks closer to the central business district and the Forum tend to carry the strongest rates, driven by retail, restaurants and walkability. These are also the blocks where parking and traffic are at their most difficult, which some buyers weigh heavily.
The blocks towards HSR Layout and the Outer Ring Road side are quieter and generally a little cheaper, with more residential character and easier movement. For a family rather than a young professional, that trade is frequently the better one.
Street-level variation matters too. A property on a main road carries noise and commercial encroachment that an interior street does not, and in a neighbourhood this dense the difference between two addresses four hundred metres apart can be substantial in both price and liveability.
The costs beyond the rate
Karnataka stamp duty, registration, cess and surcharge run to roughly 6.6 to 7.6 per cent of agreement value, payable in cash and funded by no lender. At Koramangala ticket sizes that is a large absolute number: about Rs 25 lakh on a Rs 3.5 crore purchase.
On older resale, budget for immediate works. A twenty-five-year-old apartment frequently needs rewiring, plumbing and a full refit of kitchen and bathrooms, and in central Bengaluru that can run to Rs 25 to Rs 40 lakh for a 3 BHK done properly.
Association levies on older buildings are the third cost, and the least predictable. Lift replacement, facade waterproofing and water-system upgrades arrive as special levies rather than monthly charges, and they can be substantial for owners in a small building.
Taken together these mean the effective koramangala property price for an older apartment is meaningfully above the headline. Model the all-in number including works and likely levies before comparing it against a new-build alternative.
When new construction does appear
New projects in Koramangala are rare enough that each one resets expectations. When land does come to market and a developer builds, the product is usually low density and premium specification, because the land cost makes anything else uneconomic.
Interestingly, new build here does not always carry the large premium over resale that it does elsewhere. Where a new project prices inside the existing koramangala property price band rather than above it, that is a genuinely strong proposition, because you get new construction without the usual new-build markup.
The current example is Sobha Infinia, 196 apartments on 4.7 acres at roughly Rs 20,300 per square foot, which sits inside the local range rather than above it. Our review of it works through why the density figure matters as much as the price.
For a buyer the practical implication is to watch for these launches and move decisively when they happen. In a market where new supply appears once every few years, waiting for a better option is usually a long wait.
Where prices go from here
Our view is that Koramangala holds rather than surges. A supply-constrained central market with mature infrastructure behaves defensively: it does not run away in a boom the way outer corridors do, and it does not fall far in a downturn either.
The risk to that view is the startup cycle. A sustained contraction in venture funding would thin the employment base that distinguishes this neighbourhood, and the rental market would feel it before the capital market did.
The upside case is redevelopment. As the 1980s and 1990s stock reaches the end of its economic life, more sites will come to market, and each new low-density premium project lifts the ceiling of the local band rather than the floor.
Either way, treat a purchase here as a long hold and a liveability decision rather than a yield play. Our Koramangala area guide covers the neighbourhood block by block, and our Kengeri price guide shows what the same money buys at the other end of the city.
Written on 3 October 2026. Rates, rents and yields are market ranges for the micro-market, not developer quotations.
