Updated 23 October 2026. We re-opened ANAROCK's Q2 2026 Bengaluru report and Square Yards' Devanahalli page, re-ran the yields, and converted the rents to dirhams at ₹25.82 per dirham, our figure from the rupee's 22 October 2026 close (ThePrint, PTI). The assumptions behind the net figures are stated, so you can change them.

What does a 2 BHK rent for in each area?

  • Whitefield: ₹30,000–46,000 a month for a 1,000 sq ft 2 BHK, up 1% in the quarter; base price ₹10,850 per sq ft (ANAROCK, Q2 2026). Midpoint ₹38,000 ≈ AED 1,470 a month.
  • Sarjapur Road: ₹33,000–46,500, up 1% in the quarter; base price ₹11,560 per sq ft (ANAROCK, Q2 2026). Midpoint ₹39,750 ≈ AED 1,540 a month.
  • Devanahalli: an average 2 BHK rent of ₹25,150 a month and an average asking price of about ₹9,600 per sq ft, with a quoted rental yield of 3.25% (Square Yards, September 2026 data, read 23 October 2026). ≈ AED 975 a month. ANAROCK's Q2 2026 table does not cover Devanahalli, and Square Yards averages across flat sizes, so this is a looser comparison.

Gross yield, worked out

Take a 1,000 sq ft 2 BHK at each area's average rate and the midpoint rent (our calculation):

  • Whitefield: ₹1.085 crore; rent ₹4.56 lakh a year → 4.2% gross on base price, 3.9% after 7.6% stamp duty and registration on a ready flat.
  • Sarjapur Road: ₹1.156 crore; rent ₹4.77 lakh a year → 4.1% gross, 3.8% after duty and registration.
  • Devanahalli: ₹96 lakh; rent ₹3.02 lakh a year → 3.1% gross, 2.9% after duty and registration.
  • For scale, BW Businessworld (2026) cites Cushman & Wakefield data showing average Bengaluru rents growing 4–5% a year.

Net yield: what reaches your NRE account

Our assumptions: one month empty a year, and maintenance of ₹4 per sq ft a month (₹48,000 a year) paid by you. Property tax, letting fees and repairs come on top and vary by building. On that basis (our calculation, before income tax):

Tax on rent when you live in the Gulf

Your tenant must deduct tax at source at 30% plus surcharge and cess on rent paid to a non-resident landlord (Income-tax Act, 2025; Income Tax Department TDS rates for 2026-27). Your actual tax, after the 30% standard deduction on rental income and your slab, may be lower; the difference comes back as a refund when you file a return. A lower-deduction certificate can reduce the deduction at source up front. Rent can be credited to your NRE account (RBI Master Direction on deposits). The UAE levies no personal income tax, but that does not change the Indian tax on Indian rent.

For the TDS mechanics in full: TDS on Rent Paid to NRI 2026: A Gulf Landlord's Guide.

So which one, if rent matters?

  • Rent first: Whitefield or Sarjapur Road. Both have deep tenant pools near ITPL, the EPIP zone and the Outer Ring Road offices, and the Purple Line has reached Whitefield (Kadugodi) since 9 October 2023 (Wikipedia, Purple Line). Compare at Whitefield and Sarjapur Road; Varthur, between the two, is at Varthur.
  • Growth first, rent second: Devanahalli. Its case rests on the airport, the coming airport metro (72% complete in August 2026, Business Today) and employers ANAROCK lists for the area, including a 1.33 million sq ft IT park planned in the Devanahalli ITIR. Read Devanahalli and our honest check at Devanahalli Rental Yield in 2026: A Reality Check for Airport-Belt Investors.
  • Sumadhura Group told BW Businessworld (2026) that about 60% of its NRI buyers buy mainly to invest. If that is you, decide first whether you are buying for rent today or for value later; the areas differ more on that than on anything else.

Homes in these areas on our listings

From Property Point's listings (developer information, October 2026), under construction or new launch: