Listing portals show a long list of 2 BHK projects but rarely tell you what is typical, how zones compare, or what you will pay on top of the sticker price. This guide does that, using our own listing data, ANAROCK and Knight Frank market reports, and published portal rates.

How big is a 2 BHK in Bangalore?

Developers quote the smallest 2 BHK in a project at anywhere from 650 sq ft to about 1,940 sq ft. The middle of the market is much narrower. Among the 197 Bengaluru 2 BHK configurations we list, the median smallest unit is 1,134 sq ft.

Most of these figures are super built-up area, which includes a share of lobbies, lifts and the clubhouse. The carpet area you actually live in is usually well below that number. Ask every developer for the RERA carpet area of the exact unit, and compare projects on price per sq ft of carpet, not super built-up.

  • Compact 2 BHK: under 1,000 sq ft, common in outer North, Electronic City and Mysore Road projects.
  • Standard 2 BHK: about 1,050 to 1,250 sq ft, the bulk of new supply in every zone.
  • Large 2 BHK or 2.5 BHK: 1,250 sq ft and above, usually with a study or utility room, mostly in premium East and South projects.

2 BHK prices by zone: East, North, South, West and Central

We grouped our listings using ANAROCK's zone map, which puts Whitefield, Sarjapur Road, Marathahalli, KR Puram and Old Madras Road in the East; Hebbal, Yelahanka, Thanisandra, Hennur and the Airport Road belt in the North; Electronic City, Hosur Road, Kanakapura Road, Bannerghatta Road, JP Nagar and Koramangala in the South; and Mysore Road, Tumkur Road, Magadi Road and Rajajinagar in the West. Figures are the median smallest size and median starting price per project, then the cheapest and dearest starting prices we list.

  • East (57 priced configurations): about 1,147 sq ft, ₹1.33 crore (₹45 lakh to ₹2.48 crore).
  • North (66): about 1,100 sq ft, ₹1.03 crore (₹50 lakh to ₹2.33 crore).
  • South (46): about 1,165 sq ft, ₹1.31 crore (₹51 lakh to ₹3.12 crore).
  • West (14): about 1,147 sq ft, ₹1.00 crore (₹46 lakh to ₹1.87 crore).
  • Central: we list no new 2 BHK here. Square Yards puts asking rates in Indiranagar and Koramangala at about ₹18,750 per sq ft (June 2026), so a 1,150 sq ft flat at that rate is about 1,150 × 18,750 = ₹2.16 crore.

What does a 2 BHK cost in Whitefield, Sarjapur Road, Electronic City and Hebbal?

ANAROCK publishes an average quoted base rate for a handful of key micro-markets. Multiplying those rates by a typical 1,150 sq ft unit gives a fair benchmark for a mid-market project. Premium projects price above these averages and older or smaller ones below.

  • Electronic City: ₹7,450 per sq ft × 1,150 = about ₹85.7 lakh.
  • Mysore Road: ₹8,040 × 1,150 = about ₹92.5 lakh.
  • Thanisandra Main Road: ₹10,300 × 1,150 = about ₹1.18 crore.
  • Whitefield: ₹10,850 × 1,150 = about ₹1.25 crore.
  • Sarjapur Road: ₹11,560 × 1,150 = about ₹1.33 crore.
  • Hebbal (Square Yards asking rate, June 2026): ₹17,100 × 1,150 = about ₹1.97 crore.

Ready to move or under construction: which 2 BHK is cheaper?

In our listings the difference is smaller than most buyers expect. Ready 2 BHKs have a median starting price of about ₹1.16 crore (68 priced configurations), under-construction ones about ₹1.10 crore (75), and new launches about ₹1.34 crore (36). New launches look dearer because many are in newer premium projects, not because launch pricing is always higher.

The bigger gap is tax. A flat with a completion certificate pays no GST. An under-construction flat pays 5% GST, or 1% if it qualifies as affordable housing (carpet area up to 60 sq m in a metro and value up to ₹45 lakh). On a ₹1.2 crore flat, that 5% is ₹6 lakh.

Browse ready homes at 2 BHK Ready To Move, Bangalore. If you buy under construction, check the RERA completion date and the project's quarterly progress updates on the K-RERA portal before you pay the booking amount.

Worked example: the real cost of a ₹1.2 crore 2 BHK

Karnataka charges 5% stamp duty on property above ₹45 lakh, plus a cess of about 10% and a surcharge of about 2% of the duty in urban areas. The registration fee doubled from 1% to 2% on 31 August 2025.

  • Stamp duty at 5%: ₹6,00,000.
  • Cess at 10% of duty: ₹60,000.
  • Surcharge at 2% of duty: ₹12,000.
  • Registration fee at 2%: ₹2,40,000.
  • Ready flat total: ₹1,20,00,000 + ₹9,12,000 = about ₹1.29 crore.
  • Under-construction flat: add 5% GST of ₹6,00,000, so about ₹1.35 crore.
  • Not included: car park if sold separately, maintenance deposit, interiors, and loan processing fees.

Are 2 BHK prices still rising, and is there room to negotiate?

Prices are still rising, but more slowly in some pockets. Knight Frank puts Bengaluru's average residential price at ₹9,354 per sq ft in H1 2026, up 9% year on year. ANAROCK's Q2 2026 city average quoted base price is ₹9,450 per sq ft, and its Q3 2026 data shows city sales of 16,670 homes, up 12% on a year earlier.

Locality rates move differently. Square Yards' asking rate for Hebbal rose from ₹16,800 per sq ft in December 2025 to ₹17,100 in June 2026, and Indiranagar from ₹15,800 to ₹18,750, while Koramangala slipped from ₹19,850 to ₹18,750 over the same period. Asking rates swing with the listing mix, so treat them as direction, not a valuation.

There is room to bargain in the price bands where most 2 BHKs sit. Knight Frank counts 74,299 unsold homes in the city at the end of H1 2026, up 22% year on year. The biggest share, 30%, is in the ₹50 lakh to ₹1 crore band, which would take about 6.5 quarters to sell at the current pace. In projects with a lot of unsold stock, ask for floor-rise waivers, an included car park or a better payment plan rather than a headline discount.

Best areas for a 2 BHK in Bangalore, by budget

Is a 2 BHK a good buy for rent?

ANAROCK's Q2 2026 rents for a 1,000 sq ft 2 BHK are ₹20,000 to ₹31,000 a month in Electronic City, ₹30,000 to ₹46,000 in Whitefield, ₹33,000 to ₹46,500 on Sarjapur Road, ₹28,000 to ₹42,000 on Thanisandra Main Road and ₹20,000 to ₹26,000 on Mysore Road.

In Whitefield, a 1,000 sq ft flat at ₹10,850 per sq ft costs about ₹1.09 crore. Rent of ₹30,000 to ₹46,000 a month is ₹3.6 lakh to ₹5.5 lakh a year, a gross yield of about 3.3% to 5.1% before maintenance, tax and vacancy. A 2 BHK rents faster than a large flat, but a yield in that range will not cover a home loan on its own. If you are torn between sizes, read 2 BHK vs 3 BHK in Bangalore: Which Should You Buy in 2026?.

Checks before you book a 2 BHK

Start with the full list of projects at 2 BHK, Bangalore and filter by zone and budget.

  • Carpet area of your exact unit, stated in the agreement for sale, not only the brochure.
  • K-RERA registration number, the completion date on record and the latest quarterly update.
  • Whether the car park, club membership and power backup are included in the quoted price.
  • e-Khata or the developer's khata plan for the project, and the occupancy certificate for a ready flat.
  • Water source: a BWSSB connection or the project's own arrangement, since this drives monthly costs.
  • Payment plan: construction-linked plans spread risk; heavy upfront payments do not.