Below are the price and rent numbers, what the Yellow Line changed, the supply picture, and a worked example comparing it with Whitefield.

How have Electronic City prices moved?

  • ANAROCK base price: ₹4,400 per sq ft (Q3 2020), ₹6,850 (Q2 2025), ₹7,450 (Q2 2026). About +69% over six years and +8.8% in the last year.
  • Annualised: 7,450 ÷ 4,400 = 1.69 times over 5.75 years, roughly 9.6% a year. Over the same period Whitefield did about 15% and the city average about 12%.
  • Knight Frank, H1 2026: ₹5,700 to ₹8,600 per sq ft, up 10% over 12 months and 2% over six months.
  • Square Yards asking price (new and resale): ₹9,300 per sq ft in June 2026, with the page showing ₹9,750 in December 2025 and ₹9,000 in March 2026. Quarter-to-quarter swings in listing data reflect the mix of homes listed.

What rent and yield does Electronic City give?

ANAROCK quotes ₹20,000 to ₹31,000 a month for a 1,000 sq ft 2 BHK in Q2 2026, against ₹14,000 to ₹22,000 in Q3 2020. Gross yield on the midpoint: ₹25,500 × 12 = ₹3.06 lakh, divided by ₹74.5 lakh (1,000 sq ft × ₹7,450) = 4.1%.

Square Yards states a higher 4.77% and lists average asking rents of ₹37,050 for a 2 BHK and ₹48,700 for a 3 BHK. Those are listing averages, often for larger or newer flats, so use them as an upper bound.

Why yields hold up: rents here are close to Whitefield's in percentage terms, but the purchase price is about 30% lower (₹7,450 against ₹10,850 per sq ft on ANAROCK's figures).

What did the Yellow Line change?

The Yellow Line opened on 10 August 2025 and to the public the next day. It runs 19.15 km from RV Road to Delta Electronics Bommasandra with 16 stations, including Electronic City, Infosys Foundation Konappana Agrahara, Huskur Road, Biocon Hebbagodi, Singasandra, Hosa Road and Beratena Agrahara. Planned extensions list Chandapura and Attibele.

For investors this matters in two ways. Tenants now have a rail link to Silk Board and Jayanagar, which widens the tenant pool beyond people who work on the campus. And homes within walking distance of a station have a clear edge over those that need a bus or auto. Our one-year review of the line is at Yellow Line One Year On: What Changed for Electronic City and Bommasandra Homes.

Who is still building here?

  • Concorde said on 8 September 2026 it had acquired about 4 acres in Electronic City for a residential project of about 5.25 lakh sq ft of 2 and 3 BHK homes, with a gross development value of about ₹600 crore.
  • Office demand is stable rather than booming: JLL data for Q1 2026, reported by Real Estate Asia, showed Electronic City office rents up 0.9%, against 2.7% in Whitefield.
  • South Bengaluru was the only zone where sales grew both quarter on quarter and year on year in Q2 2026, according to ANAROCK, and it took 28% of new launches.

What are the risks?

  • Unsold stock. Knight Frank counts 33,534 unsold homes in South Bengaluru at the end of H1 2026, up 20%, and 7.4 quarters to sell them, the slowest of the city's zones. Resale buyers have plenty of new choice.
  • Slower appreciation. On ANAROCK's series, Electronic City has grown the least of its five tracked micro-markets since 2020.
  • Location inside the hub. Phase 2, Chandapura and Attibele are much cheaper but sit further from the metro and the campus; compare current rates at Electronic City Phase 2. See Budget Homes Beyond Electronic City: Chandapura, Attibele and Phase 2 in 2026.
  • Water is a relative strength: OpenCity's 2025 survey found Electronic City among the lowest tanker rates in the city and Cauvery Stage V reaching the Hosur Road area. Still ask any society for its water bills.

Worked example: Electronic City vs Whitefield for a ₹1 crore budget

Using ANAROCK's Q2 2026 figures and ignoring loan costs:

  • Electronic City: ₹1 crore buys about 1,340 sq ft at ₹7,450 (1,00,00,000 ÷ 7,450). Scaling the 2 BHK midpoint rent of ₹25,500 per 1,000 sq ft gives about ₹34,200 a month, or ₹4.1 lakh a year: 4.1% gross.
  • Whitefield: ₹1 crore buys about 920 sq ft at ₹10,850. Scaled rent is about ₹35,000 a month, or ₹4.2 lakh a year: 4.2% gross.
  • So the income is almost identical. The difference is space and growth: Electronic City gives you about 45% more floor area; Whitefield has grown faster since 2020 (about 15% a year against 9.6%).
  • If both grow at their last-12-month pace (8.8% and 9.0%), they move together. If they repeat their six-year pace, ₹1 crore in Whitefield becomes about ₹2 crore in five years (1.15 to the power 5 = 2.01) against about ₹1.58 crore in Electronic City (1.096 to the power 5 = 1.58). Past growth is not a forecast.

Registered Electronic City projects to compare

How does Electronic City compare with Bengaluru's other tracked hubs?

ANAROCK tracks five key micro-markets every quarter. Here is where each stood in Q2 2026, with the change since Q3 2020 worked out from the two reports:

  • Electronic City: ₹7,450 per sq ft, 2 BHK rent ₹20,000 to ₹31,000. Up about 69% since Q3 2020.
  • Mysore Road: ₹8,040 per sq ft, rent ₹20,000 to ₹26,000. Up about 65% (from ₹4,880).
  • Thanisandra Main Road: ₹10,300 per sq ft, rent ₹28,000 to ₹42,000. Up about 99% (from ₹5,175).
  • Whitefield: ₹10,850 per sq ft, rent ₹30,000 to ₹46,000. Up about 127% (from ₹4,780).
  • Sarjapur Road: ₹11,560 per sq ft, rent ₹33,000 to ₹46,500. Up about 97% (from ₹5,870).
  • Reading the list: Electronic City is still the cheapest of the five per sq ft, its rents are close to Mysore Road's, and its long-run growth sits at the bottom with Mysore Road. That is the trade: a low entry price and steady rent, in exchange for slower price growth. Square Yards' asking-price data puts the city's newer pockets higher, so check Electronic City before you negotiate.

What it costs to buy here, all in: Karnataka stamp duty is 5% above ₹45 lakh, plus a cess of 10% of the duty and a surcharge of about 2% of the duty in city areas, and a 2% registration fee. Under-construction homes also carry 5% GST; homes with an occupancy certificate carry none.

  • ₹90 lakh ready 2 BHK: stamp duty ₹4.5 lakh + cess ₹0.45 lakh + surcharge ₹0.09 lakh + registration ₹1.8 lakh = ₹6.84 lakh. All-in about ₹96.8 lakh.
  • ₹90 lakh under construction: add GST of ₹4.5 lakh. All-in about ₹1.01 crore.
  • For an investor, that ₹4.5 lakh GST saving plus rent from month one usually tilts the choice towards ready or near-ready stock.

Who should buy in Electronic City?

  • Investors who want rent from day one: buy ready or near-ready stock within walking distance of a Yellow Line station.
  • First-time end users working at the campus, Hosur Road or Bommasandra: more space per rupee than any other IT hub.
  • Not ideal for: short-term flips, or buyers who need a big price jump in two to three years.
  • For a fuller area guide, read Electronic City, Bangalore: Best-Value Corridor to Buy a Flat in 2026?.