Updated 27 October 2026. We read both sets of figures, ANAROCK's Bengaluru micro-market table and the Magicbricks PropIndex summary for the same quarter, and set out what each number means for a buyer.

What did the NoBroker Q3 2026 report say about Bengaluru?

  • Average price: ₹11,293 per sq ft, up 14.5% (Real News of India, 23 October 2026). Whalesbook describes the 14.5% as annual growth (Whalesbook, 21 October 2026).
  • Buyer interest in Bengaluru: up 14%; new launches: down 12% (Whalesbook, 21 October 2026).
  • Other cities: NCR ₹12,311 (+10.6%), Chennai ₹10,841 (+10.2%), MMR ₹15,672 (+8.9%), Pune ₹8,622 (+7.7%) (Real News of India).
  • Demand across six metros: up 7% year on year, against 3% in Q2 (Real News of India).
  • Coverage: the Hindustan Times, NDTV Profit and Realty Today ran the 14.5% figure on 25–26 October 2026 (headlines). We could not open NoBroker's own document, so we cannot state its method or sample.

What did ANAROCK's Q3 2026 data say?

  • Average base selling price: ₹9,600 per sq ft on super built-up area, +2% quarter on quarter, +8% year on year (ANAROCK Pan-India, Table 5).
  • Sales: 16,650 units, +9% on the quarter and +12% on the year (ANAROCK Bengaluru Q3 2026).
  • Launches: 17,700 units, −18% on the quarter but +16% on the year; North Bengaluru supplied 46% of them (ANAROCK Bengaluru).
  • Unsold stock: 80,200 units, +1% on the quarter and +35% on the year; inventory overhang steady at 15 months (ANAROCK Bengaluru).
  • Ranking: NCR led the top seven cities with 12% annual price growth, then Bengaluru at 8% and Kolkata at 7% (ANAROCK Pan-India).

Why do the two Bengaluru price numbers differ?

ANAROCK states its basis: the quoted base price of projects, per sq ft of super built-up area, without extra charges. That tracks what developers are asking in the primary market. NoBroker's figure is higher in level as well as growth. Our arithmetic: ₹11,293 is about 18% above ₹9,600. Working back from each report's own growth rate, NoBroker's year-ago figure would be about ₹9,863 and ANAROCK's about ₹8,889 (our arithmetic). Without NoBroker's method note, we cannot say whether it measures listings, resale, a different area basis or a different set of localities.

A third view points the same way but gives no number: Magicbricks' PropIndex for July–September 2026 placed Bengaluru fourth for quarterly price gains, after Mumbai, Chennai and Ahmedabad, with the strongest listings growth and notable demand for homes above ₹3 crore (Realty Today, 21 October 2026). For context, PropTiger's April–June 2026 data showed a 26% annual rise to ₹9,931 per sq ft (Outlook Money). Different baskets, different answers.

The practical reading: every report agrees that prices are still rising, by somewhere between high single digits and the mid-teens a year. None of them shows a fall.

Bangalore price per sq ft by micro-market, Q3 2026

ANAROCK's micro-market table is the most useful number for a buyer, because it is quoted on one stated basis. Average quoted base rate per sq ft of super built-up area, with the quarterly change (ANAROCK Bengaluru Q3 2026):

  • Sarjapur Road: ₹11,730 (+1%)
  • Whitefield: ₹11,030 (+2%)
  • Thanisandra Main Road: ₹10,550 (+2%)
  • Mysore Road: ₹8,180 (+2%)
  • Electronic City: ₹7,570 (+2%)

What does a 3 BHK cost at these rates?

Take a 1,500 sq ft super built-up 3 BHK. At ANAROCK's Whitefield rate that is about ₹1.65 crore in base price, at Sarjapur Road about ₹1.76 crore, at Thanisandra about ₹1.58 crore and at Electronic City about ₹1.14 crore (our arithmetic, before GST, stamp duty, parking and other charges). At NoBroker's city average the same flat would be about ₹1.69 crore (our arithmetic). The spread between micro-markets, about ₹62 lakh here, is much larger than the gap between the two reports.

For the extra charges that sit on top of base price, see our worked cost sheet: Flat Cost Sheet in Bangalore: 12 Charges, One Worked Example.

Rents and gross yields by micro-market

ANAROCK also quotes 2 BHK rents per month for about 1,000 sq ft, with the quarterly change: Electronic City ₹20,000–31,500 (+1%), Whitefield ₹30,000–47,000 (+1%), Sarjapur Road ₹33,000–48,000 (+2%), Thanisandra Main Road ₹28,000–43,000 (+1%) and Mysore Road ₹20,000–26,000 (flat) (ANAROCK Bengaluru Q3 2026). Note that another page of the same report gives 700 sq ft as the basis, so treat the rents as indicative.

Using the mid-point rent against 1,000 sq ft at the quoted rate, the gross yield is about 4.2% in Whitefield, 4.1% in Sarjapur Road and Electronic City, 4.0% on Thanisandra Main Road and 3.4% on Mysore Road (our arithmetic, before maintenance, vacancy and tax). Rents rose 0–2% in the quarter while base prices rose 1–2%, so yields are not improving.

What should a buyer take from Q3 2026?

  • Use micro-market rates, not city headlines, when you judge a quote. A Whitefield project quoting well above ₹11,030 base needs a reason: location within the micro-market, specification or brand.
  • Supply is ample. 80,200 unsold units and a 15-month overhang (ANAROCK) mean buyers can compare and negotiate on payment plans and charges, even if base prices rarely fall.
  • North Bengaluru launched most of the new supply (46%, ANAROCK). More choice there also means more competition for resale later.
  • Ask any seller or report which basis a price uses: carpet or super built-up, base or all-in, launch or resale. Comparing across bases is the most common pricing mistake we see.
  • Read the sales picture alongside this: Bangalore Housing Sales Q3 2026: 3 Reports Compared.