Bengaluru is not one market. The same ₹1.2 Cr buys a compact 2 BHK in one corridor and a roomy 3 BHK in another, and the gap is mostly about how settled the area already is. If you want the most home for your money, the useful question is not "where is cheap" but "where is cheaper for a reason I can live with". Here is what the numbers in our catalogue say this month.
Price per sq.ft by area, right now
These are median new-launch asking rates across the apartment projects we track, recalculated every time our catalogue updates. Across Bengaluru the median sits at about ₹14,000/sq.ft.
| Area | Median ₹/sq.ft | Range | Projects |
|---|---|---|---|
| Varthur | ₹14,583 | ₹10,581 to ₹16,667 | 6 |
| Whitefield | ₹14,453 | ₹9,322 to ₹35,152 | 33 |
| North Bengaluru | ₹14,211 | ₹10,691 to ₹22,289 | 18 |
| Sarjapur Road | ₹13,574 | ₹7,366 to ₹21,951 | 16 |
| Thanisandra | ₹13,412 | ₹12,538 to ₹17,015 | 5 |
| Panathur | ₹12,000 | ₹9,322 to ₹35,152 | 7 |
| Devanahalli | ₹11,833 | ₹10,691 to ₹14,583 | 5 |
| All Bengaluru | ₹14,000 | ₹7,366 to ₹35,152 | 71 |
Each area links to its own page with a project-by-project table. Treat the rates as a guide to where a project sits against its neighbours, then ask for the full cost sheet: a low base rate with heavy extra charges can end up costing more than a higher all-inclusive one.
Where the money goes furthest
The airport side. Devanahalli and the wider North Bengaluru belt have the most new supply at entry prices, and plotted layouts as well as apartments. You trade a longer drive to the city centre for newer infrastructure, more space and some of the lowest rates on the list. It suits buyers who work in the north (Manyata, Hebbal, the airport and its business parks) or who are buying to hold for the long term. See flats under ₹1 Cr in North Bengaluru and Devanahalli rates.
The east, one step out. Panathur and the Gunjur and Varthur edge of Whitefield sit close to the Outer Ring Road tech parks without Whitefield's core premium. Newer projects here often price below the Whitefield median, and the commute to ORR offices is short. See Panathur rates and our Gunjur and Varthur guide.
Hoskote. Beyond Whitefield on Old Madras Road, Hoskote has projects starting from ₹77 Lakh. It is a longer-horizon buy, priced on what the corridor becomes rather than what it is today.
New flats under ₹1 Crore
We currently list 17 apartment projects that start under ₹1 Cr across Bengaluru. Most of them are 1 and 2 BHK homes, and the starting price usually belongs to the smallest unit, so check the price of the size you actually need.
| Project | Builder | From | ≈ ₹/sq.ft | Homes | Possession |
|---|---|---|---|---|---|
| Lumina | Sattva | ₹39 Lakh | 1 to 3 BHK | November 2029 | |
| Park Cubix Phase 2 | Sattva | ₹55 Lakh | 1 to 3 BHK | September 2029 | |
| Songbird | Sattva | ₹62 Lakh | 1 to 3 BHK | May 2029 | |
| Embassy Edge | Embassy | ₹65 Lakh | ₹10,691 | 1 to 3 BHK | December 2027 |
| Bhartiya Nikoo Homes 8 | Bhartiya Urban | ₹67 Lakh | ₹13,373 | 1 to 4 BHK | December 2031 |
| Prestige KIADB Phase 2 | Prestige | ₹70 Lakh | ₹14,583 | 1 to 3 BHK | December 2031 |
| MEDA East Winds | MEDA Constructions | ₹72 Lakh | ₹11,128 | 1 to 4 BHK | December 2028 |
| Forest Ridge | Sattva | ₹75 Lakh | 1 to 3 BHK | December 2029 | |
| Sowparnika Chapter 86 | Sowparnika Projects | ₹77 Lakh | ₹13,230 | 1 to 3 BHK | Pre-Launch |
| Abhee Aaria | Abhee Ventures | ₹78 Lakh | ₹11,000 | 1 to 4.5 BHK | May 2031 |
| Provident Sunworth | Puravankara | ₹85 Lakh | ₹9,626 | 2 to 3 BHK | March 2028 |
| Whispering Petals | Sowparnika | ₹86 Lakh | 2 to 3 BHK | Now Selling | |
| Vasanta Skye | Sattva | ₹87 Lakh | ₹11,833 | 1 to 4 BHK | May 2031 |
| Prestige Southern Star | Prestige | ₹89 Lakh | ₹12,806 | 1 to 4 BHK | September 2029 |
| DS MAX Sky Fields | DS MAX Properties | ₹90 Lakh | ₹9,544 | 2 to 3 BHK | September 2030 |
| The Right Life, The Sports Province | Mana Skanda | ₹92 Lakh | ₹7,366 | 1 to 4 BHK | Now Selling |
| Laurel & Maple | Brigade | ₹97 Lakh | ₹12,933 | 1 to 3 BHK | March 2030 |
What "affordable" leaves out
- Commute: an hour each way costs more than the saving looks on paper
- Extra charges: car park, club and deposits can add 5% to 10%
- Stamp duty and registration: roughly 6.5% to 7% on top
- Resale depth: newer corridors have thinner resale markets today
Our guide to the hidden costs of buying a flat lists every charge to ask about before you book.
Our honest read
If you need to move in within two years and work on the ORR, the east (Panathur, Varthur, Gunjur) usually gives the best balance of price and commute. If you are buying to hold for five years or more, the airport side gives you the most space and the lowest entry rates. Either way, shortlist on the all-in cost of the size you need, not the starting price. Send us your budget and office location on WhatsApp and we will shortlist across every corridor in one go.
Frequently asked questions
Which is the cheapest area to buy a flat in Bengaluru?
Among the corridors we track, the lowest median new-launch rates are on the airport side (Devanahalli) and in pockets of the east such as Panathur. The table in this guide is recalculated from our live catalogue, so check it for the current order.
Can I buy a new flat in Bengaluru under ₹1 Crore?
Yes. Several new projects start under ₹1 Cr, mostly 1 and 2 BHK homes in North Bengaluru, Devanahalli, Hoskote and the Gunjur edge of Whitefield. Budget another 6.5% to 7% for stamp duty and registration, plus GST on under-construction homes.
Is a lower price per sq.ft always better value?
No. Compare the all-in cost, the carpet area and the commute. A cheaper rate far from your office can cost more in time and travel, and some projects quote low base rates with heavy extra charges.
Are these rates the actual sale prices?
They are new-launch asking rates from the projects in our catalogue, worked out from each project's starting price and smallest home. Registered resale prices can differ.
