"How big is a 3 BHK, and what does it cost?" is the question behind most Bengaluru flat searches. The honest answer depends heavily on the area, so instead of one average we went through every 3 BHK configuration in the apartment projects listed on Property Point (267 of them) and grouped them by area.

The city-wide picture

  • Typical (median) smallest 3 BHK: 1,600 sq ft.
  • Typical (median) 3 BHK starting price: about ₹1.83 crore, across the 255 configurations with a published price.
  • Range: from compact 3 BHKs under 1,000 sq ft in North Bengaluru to 4,000+ sq ft luxury units in Whitefield and the city centre.

Area by area

For each area with at least 8 priced 3 BHK configurations, these are the median smallest size and the median starting price, followed by the lowest and highest starting prices we list there:

  • Thanisandra (10 configs): about 1,170 sq ft, ₹1.05 Cr (₹0.68–2.55 Cr)
  • Kanakapura Road (17): about 1,500 sq ft, ₹1.43 Cr (₹0.83–2.08 Cr)
  • Devanahalli (14): about 1,450 sq ft, ₹1.50 Cr (₹0.60–1.95 Cr)
  • South Bengaluru (13): about 1,500 sq ft, ₹1.66 Cr (₹0.66–3.50 Cr)
  • North Bengaluru (30): about 1,575 sq ft, ₹1.80 Cr (₹0.65–4.25 Cr)
  • Yelahanka (17): about 1,650 sq ft, ₹1.80 Cr (₹1.00–6.08 Cr)
  • East Bengaluru (19): about 1,620 sq ft, ₹1.88 Cr (₹1.00–2.61 Cr)
  • Electronic City (9): about 1,505 sq ft, ₹1.90 Cr (₹1.60–2.38 Cr)
  • Sarjapur Road (16): about 1,725 sq ft, ₹1.99 Cr (₹1.30–3.72 Cr)
  • Whitefield (22): about 1,650 sq ft, ₹2.50 Cr (₹0.75–6.19 Cr)

What the table tells you

Size does not explain the price gap; location does. A typical Whitefield 3 BHK is only slightly bigger than one on Kanakapura Road, but it starts about ₹1 crore higher. Dividing each project's starting price by its smallest 3 BHK size gives a rough rate: around ₹9,200 per sq ft in Thanisandra and about ₹10,000–11,000 in Devanahalli, Kanakapura Road and Yelahanka, against roughly ₹14,700 in Whitefield.

Thanisandra stands out for smaller 3 BHKs: its median is around 1,170 sq ft, well below the city's 1,600. If you need three bedrooms but not a large plate, it is one of the few areas where that is common.

The "luxury 3 BHK" end is concentrated in a few micro-markets. Koramangala, Hebbal, Bannerghatta Road and the central areas start between roughly ₹3 crore and ₹6 crore in our listings, at ₹18,000 to ₹24,000 per sq ft.

Before you compare 3 BHKs

  • Check which area is quoted. Most listings use super built-up or saleable area, which is larger than the carpet area that RERA requires on your agreement.
  • Starting prices are for the smallest unit in the cheapest tower, usually before parking, GST and registration.
  • For a ready-to-move flat, the price may be a resale figure rather than the builder's price.