Updated 30 October 2026. Rates here are asking prices from portals, which include resale. We list projects only where our October 2026 research file holds a price under ₹60 lakh, and we say whether it is a resale ask or a developer figure.

Which areas in Bangalore have the lowest flat prices?

MagicBricks' apartment rates per sq ft, updated October 2026, with how much area ₹60 lakh buys at that rate (our arithmetic, before GST and registration):

  • Chandapura: ₹7,077, about 850 sq ft
  • Attibele: ₹7,328, about 820 sq ft
  • Horamavu: ₹7,338, about 820 sq ft
  • Uttarahalli: ₹7,758, about 775 sq ft
  • Kengeri: ₹7,786, about 770 sq ft
  • Bommasandra: ₹7,951, about 755 sq ft
  • Hoskote: ₹8,031, about 745 sq ft
  • Rajarajeshwari Nagar: ₹8,538, about 700 sq ft
  • Electronic City: ₹8,732, about 685 sq ft
  • Devanahalli: ₹9,844, about 610 sq ft

Square Yards' June 2026 asking rates are lower still for some: Chandapura ₹6,300, Attibele and Electronic City Phase 2 ₹6,350, and Hoskote ₹6,750. ANAROCK's new-project base rate is ₹7,570 for Electronic City and ₹8,180 for Mysore Road. Portals differ, so treat each rate as a guide and check real quotes.

What flats can you actually buy under ₹60 lakh?

From our research file, checked in October 2026. Prices are indicative, and ask for today's price sheet. Sizes are as listed.

  • Shriram Southeast, Attibele: 2 BHK, 698 sq ft, ₹54–56 lakh, stated by the developer as all-inclusive, ready: Shriram Southeast
  • Sattva Bliss, Budigere off Old Madras Road: 1 BHK, 546 sq ft, ₹42.8–45 lakh, limited units, RERA date August 2027: Sattva Bliss
  • Godrej Royale Woods, Devanahalli: 432 sq ft unit, ₹40–48 lakh, resale asks, ready: Godrej Royale Woods
  • Sattva Lumina, Doddaballapur Road, Yelahanka: studio, about 422 sq ft, from ₹43 lakh: Sattva Lumina
  • Sattva Aeropolis, NH 44 airport road: 1 BHK from ₹54.19 lakh, a portal listing: Sattva Aeropolis
  • Godrej 24, Sarjapur: 1 BHK, 721 sq ft, from ₹55 lakh, resale asks, ready: Godrej 24
  • Prestige Finsbury Park Hyde, Thanisandra side: 1 BHK, 636–652 sq ft, from ₹59 lakh, resale asks, ready: Prestige Finsbury Park - Hyde
  • Sattva Park Cubix II, Devanahalli: 1 BHK, 672 sq ft, ₹59.72 lakh, limited, RERA date September 2029: Sattva Park Cubix II

Is ₹60 lakh your flat price or your all-in budget?

This changes what you can buy. Stamp duty and registration in Karnataka are about 7.6% on a home above ₹45 lakh, and GST on an under-construction home is 5%. If ₹60 lakh is your total, you can pay about ₹53 lakh for an under-construction flat, or about ₹55.8 lakh for a ready one with no GST (our arithmetic). Parking, maintenance deposit and interiors are extra. Details: Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs

Why are so few new flats priced under ₹60 lakh?

Developers are building for richer buyers. In ANAROCK's Q2 2026 Bengaluru report, homes under ₹40 lakh were about 3% of launches and ₹40–80 lakh homes about 4%. Across Knight Frank's eight cities, homes under ₹50 lakh fell from 54% of sales in 2018 to 18% in 2026.

There is stock, though. Knight Frank counted 17,809 unsold Bengaluru homes under ₹50 lakh at end-June 2026, and 22,339 at ₹50 lakh–1 crore (via PropNewz).

What are the risks of buying the cheapest flats?

  • Resale can be slow. Knight Frank puts homes under ₹50 lakh at 21.4 quarters to sell, or more than five years at the current pace (our arithmetic). That helps you negotiate as a buyer, and hurts when you sell.
  • Size: check carpet area. A 700 sq ft super built-up 2 BHK can have far less usable space.
  • Commute: visit at peak hour. A low rate is often the price of distance from work.
  • Water and civic status: on the edge, ask who supplies water and whether the khata and approvals are in order.
  • Rent: Electronic City gives about 4.1% gross and Mysore Road about 3.4%, from ANAROCK's Q3 data (our arithmetic). Cheap does not always mean a high yield.

Which cheap area suits which buyer?

Is a 2 BHK under ₹60 lakh possible in Bangalore?

Yes, but it is rare in a new project. Among the prices we hold, there is one clear Bangalore example under ₹60 lakh, at Attibele. For more choice at higher budgets, see Flats in Bangalore under ₹50 Lakh and ₹75 Lakh (2026): What You Can Actually Buy, and Where and check each price again before visiting, because prices change. Resale in older buildings on the edge is the other route, and we cannot list those here because individual listings change daily.