Developer pages that rank for this search show two or three of their own projects with a "from" price. This guide covers the whole market: sizes, price bands by zone, where supply is concentrated, ready vs new launch, and the checks that matter more at this ticket size.

How big is a 4 BHK flat in Bangalore?

Published sizes for the smallest 4 BHK in a project run from about 1,500 sq ft to over 6,000 sq ft. The median in our listings is 2,500 sq ft. Below 2,200 sq ft you are usually looking at a compact 4 BHK with smaller bedrooms; above 3,000 sq ft, most homes add a family lounge, a staff room or a larger deck.

As with any flat, these are mostly super built-up figures. At this size the gap between super built-up and carpet area can run into several hundred sq ft, so compare on carpet area and ask whether balconies and decks are counted.

4 BHK prices by zone

Median smallest size and median starting price per project, then the cheapest and dearest starting prices we list, grouped on ANAROCK's zone map:

  • East (53 priced configurations): about 2,402 sq ft, ₹3.36 crore (₹1.06 crore to ₹16.36 crore).
  • North (40): about 2,650 sq ft, ₹3.52 crore (₹1.29 crore to ₹20.75 crore).
  • South (33): about 2,402 sq ft, ₹3.57 crore (₹96 lakh to ₹7.50 crore).
  • West (7): about 2,600 sq ft, ₹4.00 crore (₹1.50 crore to ₹7.93 crore).
  • Central (3): about 3,500 sq ft, ₹12 crore (₹7.20 crore to ₹14 crore).

What does a 4 BHK cost in each price band?

Of the 136 priced 4 BHK configurations, 16 start at or below ₹2 crore, 35 between ₹2 crore and ₹3 crore, 61 between ₹3 crore and ₹5 crore, and 24 above ₹5 crore. In other words, the core of the 4 BHK market sits between ₹3 crore and ₹5 crore.

That matches the wider trend. Knight Frank's H1 2026 report says the ₹2 crore to ₹5 crore segment was Bengaluru's fastest-growing launch category, with launches up 50% year on year. ANAROCK's Q2 2026 report says about one in four new units launched in the city that quarter was in the luxury segment.

  • Under ₹3 crore: compact 4 BHKs in outer East (KR Puram, Hoskote side), North (Yelahanka, Nagawara) and South. See 4 BHK Under 3 Crore, Bangalore.
  • ₹3 crore to ₹5 crore: full-size 4 BHKs in Whitefield, Sarjapur Road, Hebbal, Jakkur, Kanakapura Road and Electronic City premium projects.
  • Above ₹5 crore: lake-facing and inner-city homes, branded residences and the Central zone. See 4 BHK Above 5 Crore, Bangalore.

Worked example: price and costs of a 2,500 sq ft 4 BHK

Take ANAROCK's Q2 2026 average quoted base rate for Whitefield, ₹10,850 per sq ft. A 2,500 sq ft unit at that rate is 2,500 × 10,850 = ₹2.71 crore. Our listed median for East 4 BHKs is higher, at ₹3.36 crore, because most 4 BHKs sit in premium projects priced above the micro-market average.

  • Base price: ₹3,36,00,000.
  • Stamp duty at 5%: ₹16,80,000; cess at 10% of duty: ₹1,68,000; surcharge at 2% of duty: ₹33,600.
  • Registration fee at 2%: ₹6,72,000.
  • Ready flat total: about ₹3.62 crore (₹25,53,600 on top).
  • Under construction: add 5% GST of ₹16,80,000, so about ₹3.78 crore.
  • TDS: when the value exceeds ₹50 lakh the buyer must deduct TDS from the payment and file it with the Income Tax Department (Form 141 for payments from 1 April 2026).

Where are 4 BHK flats concentrated in Bangalore?

East and North hold most of the supply in our listings: 55 and 44 of the 143 Bengaluru 4 BHK configurations. That follows where land is still available for large projects. ANAROCK's Q2 2026 report puts 43% of the quarter's launches in East Bengaluru and 28% in the South, and Knight Frank names North Bengaluru the fastest-growing corridor in H1 2026, with launches up 10% and sales up 11% year on year.

Examples listed with us: Sobha Windsor in Whitefield, 3 and 4 BHK from ₹1.9 crore (Sobha Windsor Panathur Main Road Balagere Whitefield); Century Astoria in Jakkur, 3 and 4 BHK from ₹4.25 crore (Century Astoria Jakkuru); and Godrej Vanantara off Kanakapura Road, 2 to 4 BHK from ₹1.49 crore (Godrej Vanantara Bannerghatta Road South Bangalore). Starting prices are for the smallest unit in each project; 4 BHKs cost more.

Ready to move or new launch 4 BHK?

Ready 4 BHKs in our listings are larger and dearer: a median smallest unit of 3,089 sq ft at about ₹4.11 crore (29 priced). Under-construction 4 BHKs have a median of 2,402 sq ft at about ₹3.29 crore (64), and new launches 2,350 sq ft at about ₹3.25 crore (32).

Two things explain the gap. Older luxury projects built bigger 4 BHKs, and newer launches have trimmed sizes to keep the ticket under ₹4 crore. Ready homes also avoid 5% GST, which on a ₹3.5 crore flat is ₹17.5 lakh. Compare at 4 BHK Ready To Move, Bangalore before deciding a launch is the cheaper route.

4 BHK vs 3 BHK: cost per sq ft and rental yield

In our listings the median 3 BHK starts at about ₹1.85 crore for 1,600 sq ft, which is about ₹11,560 per sq ft. The median 4 BHK starts at about ₹3.46 crore for 2,500 sq ft, about ₹13,840 per sq ft. So a 4 BHK costs roughly 20% more per sq ft as well as being bigger, because most 4 BHKs are built in premium projects and locations.

If you need the fourth room mainly for work or guests, a large 3 BHK or a 3.5 BHK can cost much less. If you need four real bedrooms, compare compact 4 BHKs in newer areas with 3 BHKs in the location you prefer.

As a rental, a 4 BHK usually does not pay on yield alone. Square Yards' average 4 BHK rent in Hebbal is ₹1,36,650 a month, against an asking rate of ₹17,100 per sq ft. A 2,500 sq ft flat at that rate costs 2,500 × 17,100 = ₹4.28 crore. Twelve months of rent is about ₹16.4 lakh, a gross yield of about 3.8% before maintenance, tax and vacancy. In Koramangala the average 4 BHK rent is ₹1,68,000 against ₹18,750 per sq ft, which gives about 4.3% on the same size. The pool of tenants who can pay these rents is small, so vacancies last longer.

Who buys a 4 BHK flat, and is it better than a villa?

4 BHK buyers are usually families who need a room each for children, a parent or a home office, upgraders selling a smaller flat, and NRIs buying a long-term base. The flat gives them security, a clubhouse and lower upkeep than a standalone house.

A villa gives land and privacy at a higher price and a longer commute in most of the city. If you are weighing the two, read Villa or Apartment in Bangalore: Which Is Better in 2026?.

Checks that matter more on a 4 BHK

  • Carpet area and the efficiency ratio (carpet divided by super built-up). Large flats in towers with big clubhouses can lose a lot here.
  • Number of car parks included, stated in the agreement.
  • Maintenance: usually charged per sq ft, so a 2,500 sq ft flat pays about twice what a 1,134 sq ft 2 BHK pays. Ask for the first-year rate and the corpus amount.
  • Units per floor and lift count. Fewer homes per lift core is a large part of what you pay for.
  • K-RERA registration, completion date and whether the occupancy certificate covers your tower for a ready flat.
  • Resale depth: 4 BHKs take longer to resell than 2 and 3 BHKs, so buy where large-flat demand is proven.