Updated 26 October 2026. Our earlier pieces compared the citywide totals from three research firms; this one uses ANAROCK's new zone split, which had not been published before 22 October, plus Magicbricks' Q3 demand reading.

Which zone launched the most homes in Q3 2026?

North Bengaluru, by a distance. ANAROCK says North contributed 46% of new supply and grew 60% quarter on quarter and 121% year on year. East followed with 40% of launches, although its launches fell 24% on the quarter and 13% on the year. South Bengaluru's launches fell on both measures and West had the smallest share (ANAROCK, Q3 2026).

In units, 46% of 17,700 is about 8,140 homes in the North and 40% is about 7,080 in the East (our arithmetic).

Which projects drove North Bengaluru's launches?

ANAROCK lists three key launches for the quarter, with units and quoted price:

Where are homes actually selling?

East Bengaluru: 44% of sales, up 9% on the quarter and 11% on the year. North followed with 34% of sales, up 23% on the quarter and 27% on the year. South sales dipped on the quarter but were broadly stable on the year; West sales fell on both measures (ANAROCK, Q3 2026).

In units, 44% of 16,650 is about 7,330 homes in the East and 34% is about 5,660 in the North (our arithmetic). The North is gaining share on both sides of the market, but its launches (about 8,140) ran well ahead of its sales (about 5,660) this quarter.

Where is Bangalore's unsold stock?

  • East Bengaluru: 48% of the 80,200 available homes, about 38,500 units (our arithmetic).
  • North Bengaluru: 30%, about 24,100 units (our arithmetic).
  • Together the two zones hold 78% of available inventory (ANAROCK).
  • South: a notable share, down on the quarter but up on the year. West: the smallest share, down on the quarter (ANAROCK).
  • Citywide stock rose 1% on the quarter and 35% on the year; the overhang held at 15 months, unchanged from Q2 2026 (ANAROCK).

What did prices do by micro-market?

ANAROCK's average quoted base price for the city was ₹9,600 per sq ft. By micro-market (super built-up area, quarterly change): Sarjapur Road ₹11,730 (+1%), Whitefield ₹11,030 (+2%), Thanisandra Main Road ₹10,550 (+2%), Mysore Road ₹8,180 (+2%) and Electronic City ₹7,570 (+2%) (ANAROCK, Q3 2026). Note that the North's three headline launches were priced at ₹11,400–13,500, above both the city average and Thanisandra's ₹10,550.

Which budgets were launched?

The Upper Mid segment (₹80 lakh to ₹1.5 crore) made up 47% of Bengaluru launches, High-end (₹1.5–2.5 crore) 35% and Ultra-luxury (above ₹4 crore) 9% (ANAROCK, Q3 2026). That leaves about 9% across the other bands (our arithmetic). Homes under ₹80 lakh are a small part of new supply.

Is buyer demand keeping up?

Portal data points the same way as sales. Magicbricks' PropIndex for July–September 2026 shows Bengaluru demand (buyer activity on its portal) up 14.2% quarter on quarter, against 8.2% nationally (Press Network of India, 24 October 2026). The Realty Today's summary of the same report says homes above ₹3 crore saw notable demand growth in Bengaluru and that the city had the strongest listings growth of the markets it highlighted (21 October 2026). Portal demand is searches and enquiries, not sales, so read it as direction only.

What the zone split means for buyers

  • North Bengaluru (Devanahalli, Bagaluru, Hennur, Thanisandra, Yelahanka): the most choice of new launches right now. With launches running ahead of sales, compare a new launch against nearby projects that are already part-built before paying a launch premium.
  • East Bengaluru (Whitefield, Sarjapur Road, Varthur, KR Puram): the deepest buyer pool and also the most unsold stock. That combination is where a ready or near-ready flat is most likely to come with room to negotiate.
  • South and West: thinner new supply. If you want a new project here, expect fewer options and less pricing pressure on developers.
  • Infrastructure is ANAROCK's outlook driver: it names the proposed 17-km north–south tunnel road, the 7,400-acre Greater Bengaluru Integrated Township at Bidadi and the proposed 37.8-km Metro Phase 3A from Sarjapur to Hebbal. None of the three is under construction yet, so do not pay for them in today's price.

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