Updated 23 October 2026. We pulled the apartment rate for 42 localities from MagicBricks on 23 October (data for July–September 2026), the zone averages from Square Yards, and the city figure from ANAROCK's Q3 2026 report. Below, each rate is shown with what a 1,200 sq ft flat would cost at that rate, and we flag figures that look skewed.

Why do the three Bangalore averages differ?

  • ANAROCK, ₹9,600 per sq ft: average base selling price on super built-up area, mostly new launches and primary sales, up 2% in the quarter and 8% in the year (ANAROCK, Residential Market Viewpoints Q3 2026).
  • Square Yards, ₹12,550 per sq ft: average asking price of apartment listings in September 2026, up from ₹12,050 in December 2025 (Square Yards, October 2026).
  • MagicBricks: average asking price of multistorey apartment listings in each locality for Q3 2026, with a high and low band.
  • Government guidance value is lower again: Square Yards shows a 'government registration price' of ₹5,600 per sq ft city-wide (Square Yards, October 2026). Stamp duty is charged on the higher of the guidance value and the agreed price: Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs.

Bangalore zone averages, September 2026

  • Central Bangalore: ₹14,200 per sq ft, +5.8% in a year (Square Yards).
  • East Bangalore: ₹13,550 per sq ft, −1.3% (Square Yards).
  • South Bangalore: ₹11,700 per sq ft, +3.3% (Square Yards).
  • North Bangalore: ₹11,400 per sq ft, +2.3% (Square Yards).
  • West Bangalore: ₹11,050 per sq ft, −1% (Square Yards).
  • Under-construction apartments averaged ₹10,100 per sq ft (+6.3%) against ₹8,900 for ready-to-move stock (Square Yards, September 2026).

East and ORR: rates by area

MagicBricks apartment averages, Q3 2026, with our cost for 1,200 sq ft in brackets:

North Bangalore: rates by area

South and Hosur Road: rates by area

West Bangalore: rates by area

Which figures should you not take at face value?

Portal averages follow whatever is listed that quarter. A locality with a few luxury towers on sale reads high; one dominated by older resale flats reads low. Three examples stand out in this data, and our reading of why is an inference, not the portal's explanation:

  • Rajajinagar at ₹23,414 is far above Malleshwaram next door. Premium towers on Dr Rajkumar Road and Magadi Road likely lift the average; older apartments trade well below it.
  • HSR Layout at ₹9,486 and Marathahalli at ₹8,419 are below Bellandur and Whitefield, which does not match new-launch pricing in either. Older resale stock likely pulls them down; new projects quote far higher.
  • MagicBricks' high-low bands are wide, for example Whitefield ₹10,105–16,684 and Electronic City ₹6,315–11,149. Ask which end a specific project sits at, and check registered sale deeds on Kaveri before negotiating.

What to do with these numbers

  • Budget on carpet area, not the per sq ft headline: a 1,200 sq ft super built-up flat is often 850–900 sq ft of carpet. Ask for the carpet area in the RERA filing.
  • Add 7–10% for stamp duty, registration, GST on under-construction homes, and one-time charges before comparing areas. Cost sheet guide: Flat Cost Sheet in Bangalore: 12 Charges, One Worked Example.
  • Compare like with like: a new launch on Sarjapur Road against a ten-year-old resale in HSR will always look 'cheaper' or 'dearer' for reasons unrelated to location.
  • Our live locality rate pages pull developer prices from our listings: Bangalore.

Listed projects at these price points