Flats in Koramangala: Prices, Projects & Guide 2026

Overview

What is Koramangala like to live in?

In one lineKoramangala is one of Bengaluru's most sought-after neighbourhoods, popular with startup founders, senior professionals and expats for its cafes, hospitals and central location.

Where it is. It sits about 8 km from the city centre in south-central Bengaluru, next to HSR Layout, BTM Layout, Madivala and Ejipura. Its eight numbered blocks are split by 80 Feet Road.

Koramangala key factsUpdated October 2026

Location: South-central Bengaluru
Pin code: 560034
Average price: ₹17,000 per Sq.Ft.
Price growth: About 18% in a year
10-year growth: Nearly doubled
2 BHK budget: ₹1.56 Cr to ₹2.23 Cr
3 BHK budget: ₹2 Cr to ₹4 Cr
Rental yield: About 4% a year
Luxury 3 BHK rent: ₹80,000 to ₹1.2 lakh a month
Nearest metro: Silk Board, 3.3 km
Airport: 35 to 40 km
Best known for: Startups, cafes and prestige
Projects listed: 2 on BookNewProperty
New homes from: ₹4.1 Cr

Sources: Karnataka registration data, local listing data, India Post and BookNewProperty listings, October 2026.

What changed in Koramangala

Prices and stages checked daily · last check 3 Nov 2026

16 JulNew listing added: Radiance Platinum Koramangala.

Why people buy here

A prestige address. Flipkart started here in 2007, and Swiggy, Meesho and CRED have offices here.
Prices nearly doubled in 10 years and rose about 18% last year.
St. John's Medical College Hospital, a 1,200-bed teaching hospital, is inside the area.
Christ University, Bethany High School and Jyoti Nivas College are close by.
Nexus Mall and the 80 Feet Road cafe and restaurant strip are on your doorstep.
Outer Ring Road tech parks are 15 to 25 minutes away, and Electronic City about 15 minutes.

Know before you buy

No metro station inside Koramangala. The nearest, Silk Board on the Yellow Line, is 3.3 km away.
Silk Board junction is one of Bengaluru's worst traffic spots. Trips to Whitefield can take 60 to 90 minutes at peak hours.
It is expensive. A 2 BHK starts at about ₹1.56 Cr, and most new homes cost over ₹3 Cr.
Yearly rent is about 4% of the price, so buyers here mainly bet on price growth.
Some pockets flood in heavy monsoon rain.
Homes near 80 Feet Road get commercial traffic and nightlife noise.

Our verdict on Koramangala

Koramangala is one of Bengaluru's safest long-term premium buys. Land is scarce, demand from founders, executives and expats is steady, and prices have nearly doubled in 10 years.

It is not a bargain or a high-rent play. Entry prices are high, there is no metro inside the area yet and Silk Board traffic is tough. Buy here for the address, the lifestyle and slow, steady growth.

Suits you if

You are a founder, senior executive or investor who wants a prestige address
You want steady long-term price growth
You are an expat or on a company relocation
You work in Electronic City or on the Outer Ring Road but want a central home
You want a top hospital and good schools nearby
You are an NRI looking for an easy-to-resell Bengaluru home

Look elsewhere if

Your budget is under ₹1.5 Cr
You need a metro station near home
You commute daily to Whitefield through Silk Board
You mainly want high rental income
You are a first-time buyer on a tight budget
You want a quiet street far from nightlife

Prices

Property prices in Koramangala (2026)

Typical ticket sizes by home type in 2026, with branded apartments averaging ₹17,000 per Sq.Ft.

2 BHK flat↑ Rising

₹1.56 Cr to ₹2.23 Cr

3 BHK flat↑ Rising

₹2 Cr to ₹4 Cr

Super-premium 3 and 4 BHK↑ Rising

₹3.47 Cr to ₹8 Cr+

Builder floor, 1 to 4 BHK↑ Rising

₹1.2 Cr to ₹5 Cr

Land, per Sq.Ft.↑ Rising

About ₹35,000

Luxury 3 BHK rent↑ Rising

₹80,000 to ₹1.2 lakh a month

How prices are moving

Flats in Koramangala average about ₹17,000 per Sq.Ft. in 2026. Most range from ₹14,000 to ₹22,900 per Sq.Ft., and the most premium projects reach ₹25,000.

Prices rose about 18% last year, 30% over 3 years and nearly doubled over 10 years. Growth is steady rather than fast, because this is a mature area.

Land is very scarce, so new homes come mostly from small redevelopments. New launches such as Sobha Infinia and Shriram Esquire start near ₹3 Cr. Land averages about ₹35,000 per Sq.Ft.

Free report · Updated October 2026

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Live prices straight from developer price sheets, not listing portals.

Rate per Sq.Ft. and all-in price for each project
Upcoming launches before they open
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BNP data lab

Koramangala by the numbers

Our own analysis of prices, supply and returns in Koramangala, built from registration data and the 2 projects we track here. Hover or tap any chart for exact values.

+18.1%Last 12 months

+30.1%Over 3 years

+99.4%Over 10 years

7.1%Average yearly growth, 10 years

Average price per Sq.Ft., 2016 to 2026Worked back from today's average and published growth rates

See the data

Year	Avg price per Sq.Ft.
2016	₹8,526
2023	₹13,067
2025	₹14,395
2026	₹17,000

Price by pocketPrice range per Sq.Ft. across Koramangala

Apartments

₹14,000 to 22,900

Builder floors

₹15,050 to 32,000

Returns calculator

See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.

Home price Down payment Loan interest Loan tenure

Monthly EMI

Expected rent a month

Rent coversof your EMI

Value in 5 years at past growth

Rent uses this area's rental yield of 4% a year. Future value applies the past 10-year average growth and is an illustration, not a forecast.

How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated. Sources: Karnataka registration data, local listing data, India Post and BookNewProperty listings, October 2026.

Projects

Flats and projects for sale in Koramangala

2 projects listed here today. Our advisors also track pre-launch inventory that is not public yet.

Want more options in Koramangala?Get upcoming and pre-launch projects shared on a call.

Starting from ₹4.1 Cr

Sobha Limited

Sobha Infinia

Koramangala, Bengaluru

Connectivity

How well connected is Koramangala?

Road

80 Feet Road runs through the middle. Hosur Road, the Outer Ring Road and Sarjapur Main Road surround the area.

80 Feet Road
Hosur Road
Outer Ring Road
Sarjapur Main Road
Intermediate Ring Road to Indiranagar
MG Road, about 8 km

Good to know. Silk Board junction, 3.3 km south, is one of Bengaluru's worst traffic spots. Peak-hour trips to Whitefield or Marathahalli can take 45 to 90 minutes each way.

Metro

There is no metro station inside Koramangala. Silk Board station on the Yellow Line is about 3.3 km away.

Silk Board station, 3.3 km
Dairy Circle station
Trinity station, Purple Line, 4.5 km
Outer Ring Road Blue Line, under construction
Hebbal to Sarjapur line, proposed

Good to know. A planned line from Hebbal to Sarjapur would give Koramangala its own station. It has not been approved yet. Elsewhere in Bengaluru, prices near new stations rose 8 to 15% once a line was approved.

Bus

The Koramangala bus terminal has frequent city buses to Electronic City, Silk Board, Indiranagar, BTM Layout and beyond.

Koramangala bus terminal
Route 356CK to Electronic City
To Electronic City
To Indiranagar and MG Road
To Whitefield and the Outer Ring Road

Railway

KSR Bengaluru City station is about 10 km away. Bengaluru Cantonment station is about 8 km away.

Bengaluru Cantonment, 8 km
KSR Bengaluru City, 10 km
Yeshwantpur, 18 km

Airport

Kempegowda International Airport is 35 to 40 km away, about 60 to 90 minutes by road. The Vayu Vajra airport bus runs from Koramangala.

Airport, 35 to 40 km
Vayu Vajra airport bus
Cab, about ₹700 to ₹1,400

Want a short commute?Tell us where you work and we will match projects within easy reach.

Lifestyle

Schools, hospitals and offices near Koramangala

Education

6 places

Bethany High SchoolWell-known school inside Koramangala
PNS SchoolSchool in the 5th Block area
National Hill View Public SchoolCBSE school nearby
Christ University, Hosur RoadLarge university next door

Show all 6

St. John's Medical CollegeTop medical college inside Koramangala
Jyoti Nivas CollegeWomen's college inside Koramangala

Healthcare

4 places

St. John's Medical College Hospital1,200-bed teaching hospital inside Koramangala
Apollo Cradle and Children's HospitalMaternity and child care
Apollo Spectra HospitalsDay surgery hospital
Russh Super Speciality HospitalMulti-speciality hospital

Shopping and leisure

5 places

Nexus MallLarge mall with a PVR multiplex
80 Feet RoadBengaluru's best-known cafe and restaurant strip
Oasis Centre and Market Square MallShopping centres in Koramangala
Agara LakeLake with walking paths, about 1 km

Show all 5

4th Block parkPublic park for residents

Work hubs

5 places

Startup offices in the 5th and 6th BlocksStartups, investors and coworking spaces
Embassy Golf LinksGoogle, Microsoft and IBM, 15 to 25 minutes
Embassy TechVillageLarge tech campus on the Outer Ring Road
Prestige Tech ParkTech park on the Outer Ring Road

Show all 5

Electronic CityInfosys, Wipro and TCS, about 15 km

Future growth

What is coming up in Koramangala?

Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.

2026
Outer Ring Road Blue Line metroMedium impact
Under construction. It should take some traffic off Silk Board and ease trips to the tech parks.
2027
More global company offices on the Outer Ring RoadHigh impact
Brings more senior staff who rent and buy in Koramangala.
2027
Hebbal to Sarjapur metro with a Koramangala stationMedium impact
Proposed, not approved. If built, it would close the area's biggest gap.
2028
Handover of Sobha Infinia and Shriram EsquireHigh impact
New luxury homes that will set the next price benchmark for the area.
2032
Ejipura flyoverHigh impact
Should ease the drive from Koramangala towards Indiranagar and the city centre.

Buy before the next price moveGet alerts on pre-launch and EOI openings in Koramangala.

Nearby

Areas near Koramangala to compare

Sorted by distance from Koramangala. Areas with a guide open in one click.

Ejipura / AdugodiMixed 1 km
Agara LakeMixed 1 km
HSR LayoutResidential · Area guide 2 km
BTM LayoutResidential 2 km
MadivalaMixed 2 km
JayanagarResidential 3 km
IndiranagarResidential 4 km
Electronic CityCommercial · Area guide 15 km

FAQs

Koramangala FAQs: what buyers ask

How many projects are for sale in Koramangala?

2 projects are listed in Koramangala right now.

Under construction: 2

What is the starting price of property in Koramangala?

New homes in Koramangala start from ₹4.1 Cr.

Branded apartments average about ₹17,000 per Sq.Ft.
This is the lowest starting price among projects open for sale. Floor, view and size change the final price.

Is Koramangala a good investment in 2026?

Yes, for buyers who want steady long-term growth and can afford premium prices.

Prices nearly doubled in 10 years and rose about 18% last year.
Land is scarce, which supports prices.
Yearly rent is about 4%, so returns come mainly from price growth.
Downsides: no metro inside the area, Silk Board traffic and high entry prices.

What is the property price in Koramangala?

About ₹17,000 per Sq.Ft. for flats.

2 BHK: ₹1.56 Cr to ₹2.23 Cr
3 BHK: ₹2 Cr to ₹4 Cr
Super-premium 3 and 4 BHK: ₹3.47 Cr to ₹8 Cr+
Land: about ₹35,000 per Sq.Ft.

There are no branded homes below ₹1 Cr.

How much money do I need upfront?

Plan for about 30% of the home price in cash.

Down payment: banks lend up to 75% for homes above ₹75 lakh, so you pay at least 25% yourself.
Stamp duty and registration: about 6 to 7% of the price in Karnataka.
GST: 5% on under-construction homes. Ready homes with an occupancy certificate have no GST.
Small extras: club membership, maintenance deposit and legal fees.

Does Koramangala have a metro station?

Not yet.

The nearest station is Silk Board on the Yellow Line, 3.3 km away.
The Outer Ring Road Blue Line is under construction but does not pass through Koramangala.
A Hebbal to Sarjapur line with a Koramangala station is proposed but not approved.

How are Koramangala's blocks different?

Blocks 1 to 4 are quieter. Blocks 5 to 8 are livelier.

Blocks 1 to 4: tree-lined streets, bungalows and family homes, near St. John's Hospital.
5th Block: the busy hub of cafes, pubs and startups.
6th Block: quieter homes within the south side.
7th and 8th Blocks: more mixed, near Nexus Mall and Hosur Road.

How much rent can I earn in Koramangala?

About 4% of the home price each year.

A furnished luxury 3 BHK in the 5th or 6th Block rents for ₹80,000 to ₹1.2 lakh a month.
Tenants include founders, executives, expats, doctors and Christ University staff.

How does Koramangala compare with Indiranagar, HSR Layout and BTM Layout?

Koramangala is the premium choice with the strongest long-term record.

Indiranagar: ₹16,000 to ₹22,000 per Sq.Ft., with a metro station.
HSR Layout: ₹9,000 to ₹14,000 per Sq.Ft., planned family layout.
BTM Layout: ₹7,500 to ₹12,000 per Sq.Ft., more affordable, near the metro.
Koramangala: about ₹17,000 per Sq.Ft., the prestige address.

Which projects are on sale in Koramangala?

Mostly luxury projects.

New: Sobha Infinia from ₹3.47 Cr and Shriram Esquire from ₹2.95 Cr.
Ultra-premium: G Corp Residences at about ₹25,000 per Sq.Ft.
Ready to move: Prestige St Johns Woods, Embassy Meadows and Kolte Patil 24K Grazio.

Which documents should I check before buying?

Four documents matter most.

RERA registration: confirms the project is registered with K-RERA, the Karnataka regulator.
Khata: the city tax record. Central Bengaluru has many B-Khata homes, so look for an A-Khata.
Occupancy certificate: for ready homes, proves the building is approved for living.
Clear title: a lawyer's report showing the land has no disputes.

What are the downsides of buying in Koramangala?

High prices, no metro inside and Silk Board traffic.

A 2 BHK starts at about ₹1.56 Cr.
The nearest metro is 3.3 km away.
Peak-hour drives to Whitefield can take 60 to 90 minutes.
Some pockets flood in heavy rain.
New launches are rare and the airport is 35 to 40 km away.

New to property?

Property terms, explained simply

BHK: Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
Carpet area: The usable floor area inside your walls. Builders must state it under RERA.
Saleable area: Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
Price per Sq.Ft.: The home price divided by its saleable area. Use it to compare projects fairly.
RERA: The state property regulator. A registered project must publish its plans, approvals and handover date.
Pre-launch or EOI: Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
Occupancy certificate (OC): The approval that a finished building is safe to live in. Ask for it before buying a ready home.
Rental yield: Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
EMI: Your fixed monthly home loan payment, covering interest and part of the loan.
Stamp duty: A state tax you pay when you register the home in your name.

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Property in Koramangala, Bengaluru