This page puts the numbers in one place: price history, rents, where in Whitefield prices sit, what the metro has and has not delivered, the risks, and a worked example.

How much have Whitefield prices risen?

Three independent data sets point the same way. ANAROCK tracks five key Bengaluru micro-markets every quarter. Whitefield was the fastest riser of the five over the last six years.

  • ANAROCK base price, Whitefield: ₹4,780 per sq ft (Q3 2020) to ₹9,950 (Q2 2025) to ₹10,850 (Q2 2026). That is about +127% over six years and +9.0% in the last twelve months.
  • Annualised: 10,850 ÷ 4,780 = 2.27 times over 5.75 years, which is roughly 15% a year compounded.
  • Same report, city average: ₹4,975 (Q3 2020) to ₹9,450 (Q2 2026), about +90%, or roughly 12% a year. Whitefield beat the city.
  • Knight Frank, H1 2026: Whitefield prices ranged ₹7,100 to ₹15,200 per sq ft, up 14% over 12 months and 9% over six months.
  • Square Yards asking price (new and resale listings): ₹14,500 per sq ft in June 2026, against ₹14,150 in December 2025. Asking prices sit above ANAROCK's figure because they include resale homes in older, better-located pockets.

What rent can you expect, and what is the yield?

ANAROCK quotes ₹30,000 to ₹46,000 a month for a 1,000 sq ft 2 BHK in Whitefield in Q2 2026, up from ₹16,000 to ₹25,000 in Q3 2020. The midpoint rose from ₹20,500 to ₹38,000, about +85%.

Gross yield on ANAROCK's own numbers: ₹38,000 × 12 = ₹4.56 lakh a year, divided by ₹1.085 crore (1,000 sq ft × ₹10,850) = 4.2%. Square Yards, which uses asking prices, states 3.06%. Your real figure will be somewhere in between, and lower again after maintenance, property tax and vacant months. Our method for net yield is at How to Calculate Net Rental Yield Properly: Worked Examples for Bengaluru, Gurgaon and Chennai.

Which part of Whitefield is best to invest in?

Whitefield is a large area and prices vary by more than two times inside it. Square Yards asking prices for June 2026 show the spread:

  • Outer Ring Road side: ₹19,000 per sq ft. Brookefield: ₹16,850. Hoodi: ₹16,000.
  • Balagere: ₹13,700. Varthur: ₹13,650. Whitefield Road: ₹12,500.
  • Kadugodi: ₹10,250. Kundalahalli: ₹9,950. Thubarahalli: ₹8,800. Belathur: ₹7,400.
  • Rule of thumb: pockets within walking distance of a Purple Line station and close to ITPL rent fastest. Cheaper outer pockets such as Kadugodi and Belathur need a longer hold for the gap to close. Our pocket-by-pocket guide is at Best Areas to Buy Flats in Whitefield, Bangalore (2026 Guide).

What is driving demand in 2026?

  • Offices keep coming. JLL data reported by Real Estate Asia put Whitefield's new office supply at 1.5 million sq ft in Q1 2026, the second-largest of any Bengaluru district, with office rents up 2.7%.
  • The Purple Line already runs. The Whitefield (Kadugodi) to KR Pura section opened on 26 March 2023 and the full Challaghatta to Whitefield line on 9 October 2023. Twelve stations sit between Whitefield and KR Pura, including Hopefarm Channasandra, Kundalahalli and Hoodi.
  • The Blue Line along the ORR (KR Pura to Silk Board) is the next link. Swarajya reported on 16 August 2026 that commercial operations will not start in 2026 and are now expected in 2027, possibly mid-2027.
  • New townships keep the area in demand but add supply. ANAROCK lists a 3,484-unit launch in Hoskote (Greater Whitefield) at ₹13,500 per sq ft among Q2 2026's key launches.

What are the risks of investing in Whitefield?

  • Supply. Knight Frank counts 22,878 unsold homes in East Bengaluru at the end of H1 2026, up 19% in a year, with East sales down 9%. ANAROCK puts 49% of the city's available inventory in the East. Expect resale competition from new launches.
  • Water. OpenCity's 2025 tanker survey found Whitefield-area apartments pay the highest tanker rates per kilolitre in the city. Cauvery Stage V reached parts of Whitefield, but not large parts towards Varthur. Ask any society for its last 12 months of water bills.
  • Traffic. TomTom ranked Bengaluru the second most congested city in 2025, with an average rush-hour speed of 13.9 km/h. A 10 km drive took about 36 minutes. Price a home on its walking distance to the metro, not its road distance to ITPL.
  • Metro timelines slip. Do not pay extra for a Blue Line station that is not yet running.

Worked example: a 2 BHK bought for rent

Take a 1,000 sq ft 2 BHK priced at ANAROCK's Whitefield average of ₹10,850 per sq ft: ₹1.085 crore base price. If it is ready to move, there is no GST. Stamp duty is 5%, cess is 10% of the stamp duty, the urban surcharge is about 2% of the stamp duty, and registration is 2%.

  • Stamp duty: 5% × ₹1.085 crore = ₹5.43 lakh.
  • Cess: 10% × ₹5.43 lakh = ₹0.54 lakh. Surcharge: 2% × ₹5.43 lakh = ₹0.11 lakh.
  • Registration: 2% × ₹1.085 crore = ₹2.17 lakh.
  • All-in: ₹1.085 crore + ₹8.25 lakh = about ₹1.17 crore.
  • Rent at the ANAROCK midpoint: ₹4.56 lakh a year, which is 3.9% gross on the all-in cost.
  • Break-even on resale: with 2% brokerage, you need to sell above ₹1.17 crore ÷ 0.98 = ₹1.19 crore, about 10% above the base price. At last year's +9% that takes just over a year; at half that pace, about two years.

Registered Whitefield projects to compare

A few RERA-registered options across budgets, with the 3 BHK starting price from each project page:

Whitefield or Sarjapur Road?

On ANAROCK's figures Whitefield has risen faster since 2020 (+127% against about +97% for Sarjapur Road) and has a working metro. Sarjapur Road has slightly higher 2 BHK rents (₹33,000 to ₹46,500) but its metro line still awaits central approval. Our full comparison is at Sarjapur Road vs Whitefield: Where Should You Buy in 2026?.