Updated 26 October 2026. We read the ANAROCK report directly and set it against JLL's previous-quarter reading. The yield figures are our own arithmetic on ANAROCK's numbers and are labelled as such.

What does a 2 BHK rent for in Bangalore now?

ANAROCK quotes rents for a 2 BHK apartment and gives the quarterly change (ANAROCK, Bengaluru Q3 2026, 22 October 2026):

  • Sarjapur Road: ₹33,000–48,000 a month, up 2% in the quarter.
  • Whitefield: ₹30,000–47,000 a month, up 1%.
  • Thanisandra Main Road: ₹28,000–43,000 a month, up 1%.
  • Electronic City: ₹20,000–31,500 a month, up 1%.
  • Mysore Road: ₹20,000–26,000 a month, unchanged (0%).

How big is the 2 BHK in these figures?

The report is not consistent on this. The note under the micro-market table defines the rent as for a 2 BHK of 1,000 sq ft, while the note on the following page says 700 sq ft (ANAROCK). We use 1,000 sq ft below because that note sits next to the rent table. If you are comparing a specific flat, adjust for its carpet area: a 1,250 sq ft 2 BHK in a newer gated project will usually ask more than the top of these ranges.

What does a 2 BHK cost to buy in the same areas?

ANAROCK's average quoted base price, on super built-up area, and its quarterly change (ANAROCK, Q3 2026):

  • Sarjapur Road: ₹11,730 per sq ft, up 1%.
  • Whitefield: ₹11,030 per sq ft, up 2%.
  • Thanisandra Main Road: ₹10,550 per sq ft, up 2%.
  • Mysore Road: ₹8,180 per sq ft, up 2%.
  • Electronic City: ₹7,570 per sq ft, up 2%.

Rental yield by area: our arithmetic

Gross yield is a year's rent divided by the purchase price. We take a 1,000 sq ft flat at ANAROCK's base rate and the middle of its rent range. The bracket gives the yield at the bottom and top of the rent range. This is base price only; once you add GST, stamp duty, registration and car parking the true yield is lower, and maintenance and vacancy cut the net figure further.

  • Whitefield: price about ₹1.10 crore; middle rent ₹38,500 a month = ₹4.62 lakh a year; gross yield about 4.2% (3.3–5.1%).
  • Sarjapur Road: about ₹1.17 crore; ₹40,500 a month = ₹4.86 lakh; about 4.1% (3.4–4.9%).
  • Electronic City: about ₹75.7 lakh; ₹25,750 a month = ₹3.09 lakh; about 4.1% (3.2–5.0%).
  • Thanisandra Main Road: about ₹1.06 crore; ₹35,500 a month = ₹4.26 lakh; about 4.0% (3.2–4.9%).
  • Mysore Road: about ₹81.8 lakh; ₹23,000 a month = ₹2.76 lakh; about 3.4% (2.9–3.8%).

Is rent rising faster than prices in Bangalore?

Not this quarter. In ANAROCK's five markets, rents rose 0–2% while base prices rose 1–2%, so yields were flat to slightly lower (ANAROCK, Q3 2026). The previous quarter looked similar: JLL reported Bengaluru rents up 2.5% and prices up 3.1% quarter on quarter in April–June 2026 (JLL, published 11 August 2026). Two quarters in a row, prices have moved a little faster than rents.

The supply side matters for tenants too. ANAROCK counts about 80,200 unsold homes in Bengaluru, up 35% in a year, and 16,650 sales in the quarter (ANAROCK, Q3 2026). As those projects complete, more ready flats can come onto the rental market in the same eastern and northern belts where most of the stock sits.

What this means if you are buying to let

  • Expect 3–4% gross, not more, on a new flat bought at today's base rates in these markets once purchase costs are included. Higher figures quoted to you usually assume a lower price or a larger rent than the market range.
  • Electronic City gives the most rent per rupee because the entry price is lowest; Mysore Road gives the least in this data set.
  • Sarjapur Road and Whitefield have the highest absolute rents, which suits tenants from the eastern tech parks, but they also hold the largest share of unsold stock in the city (East Bengaluru held 48% of available inventory, ANAROCK).
  • If you are deciding between renting and buying, compare the middle rent above with the EMI on the same flat; our rent-vs-buy guide does the full calculation: Rent vs Buy Bangalore 2026: The Numbers After the RBI Hike

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