Zero brokerageDirect developer pricingCall back in 30 minutes
₹5,000Avg price per Sq.Ft.
↑ 6 to 8%a year
1Live projects listed
10 kmHampankatta
Overview
What is Kulai like to live in?
In one lineKulai is a residential area in north Mangaluru (PIN 575019) on NH-66. Homes average about ₹5,000 per Sq.Ft., and Baikampady Industrial Area is just 3 km away.
Where it is. Kulai is in north Mangaluru, next to Surathkal, about 10 km from Hampankatta. NH-66 runs through it. Hosabettu and Katipalla are 2 km away, Baikampady 3 km, NITK Surathkal 5 km and Panambur Beach 6 km.
Kulai key factsUpdated October 2026
City
Mangaluru
PIN code
575019
Average price
₹5,000 per Sq.Ft.
Price growth
6 to 8% a year
Population
About 40,000
Distance to Hampankatta
About 10 km
Baikampady Industrial Area
3 km
Thokur railway station
4 km
Airport
14 km
NITK Surathkal
5 km
Main road
NH-66
Stamp duty
About 6 to 7% (Karnataka)
Projects listed
1 on BookNewProperty
What changed in Kulai
Prices and stages checked daily · last check
No price or stage changes in the last few weeks. We will list any change here the day we spot it.
Why people buy here
Baikampady Industrial Area is 3 km away, so there is steady demand from people renting homes.
Thokur station on the Konkan Railway is 4 km away.
Mangaluru airport is 14 km away, 25 to 40 minutes by road.
Hosabettu Beach is 2 to 3 km away.
At about ₹5,000 per Sq.Ft., it is one of Mangaluru's most affordable mid-range areas.
Know before you buy
Average price: about ₹5,000 per Sq.Ft.
Biggest project: Raheja Waterfront, a 45-acre ready-to-move township with 2 and 3 BHK homes from ₹59.69 lakh to ₹1.14 Cr.
Rent: nearby Surathkal has Mangaluru's highest rental yield at 5.3%, and Kulai sees similar demand.
Traffic: NH-66 gets busy with trucks and factory shift traffic at peak hours.
No metro: Mangaluru has no metro. You travel by road or Konkan Railway.
Stamp duty: in Karnataka this is about 6 to 7% of the property value.
Our verdict on Kulai
Kulai suits buyers who want rental income or who work at Baikampady, the port or NITK Surathkal.
Homes are affordable at about ₹5,000 per Sq.Ft. Prices grow 6 to 8% a year. The real draw is steady rent from people working in the industrial area 3 km away.
NH-66 traffic is busy at peak hours, and there is no metro. Pick a home away from the main road if you want quiet.
Suits you if
Investors who want steady rent from industrial workers
People working at Baikampady, the port or MRPL
NITK Surathkal staff and researchers
Gulf NRI buyers who want a ready home with a sea view from ₹60 lakh
Families who want to live near the beach
Look elsewhere if
Buyers who dislike traffic on NH-66
Buyers looking for luxury homes
People who travel to the city centre every day at peak hours
Buyers who want big malls close by, as they are 11 to 13 km away
Buyers who need a metro
Prices
Property prices in Kulai (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹5,000 per Sq.Ft.
2 BHK (Raheja Waterfront)↑ Rising
₹60 to 90 lakh
3 BHK (Raheja Waterfront)↑ Rising
₹90 lakh to ₹1.14 Cr
Older and resale 2 to 3 BHK→ Stable
₹30 to 70 lakh
Independent house→ Stable
₹40 to 85 lakh
Villa plot (Marian Lakefront)↑ Rising
₹25 to 55 lakh
Plots and land↑ Rising
₹2,500 to ₹6,000 per Sq.Ft.
How prices are moving
The average price in Kulai is about ₹5,000 per Sq.Ft. Raheja Waterfront sells at ₹6,100 to ₹6,500 per Sq.Ft. Older and resale homes sell for ₹3,000 to ₹5,000 per Sq.Ft.
Kulai is more about steady rent than fast price growth. Prices have grown 6 to 8% a year, in line with Mangaluru as a whole.
Free report · Updated October 2026
Get the Kulai price report
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
Current offers and payment plans
Where should we send it?
Sent to your phone within 30 minutes, 9 AM to 9 PM.
Your number is shared only with our advisor. No spam calls.
BNP data lab
Kulai by the numbers
Our own analysis of prices, supply and returns in Kulai, built from registration data and the 1 projects we track here. Hover or tap any chart for exact values.
Price by pocketPrice range per Sq.Ft. across Kulai
Older and resale homes
₹3,000 to 5,000
Raheja Waterfront
₹6,100 to 6,500
Plots and land
₹2,500 to 6,000
₹0₹2.5k₹5k₹7.5k
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Monthly EMI
Expected rent a month
Rent coversof your EMI
Rent uses this area's rental yield of 3% 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.
Projects
Flats, villas, plots and projects for sale in Kulai
1 project listed here today. Our advisors also track pre-launch inventory that is not public yet.
Want more options in Kulai?Get upcoming and pre-launch projects shared on a call.
