Every quarter, the big property consultancies publish their numbers and the headlines follow a day later. The July to September 2026 figures came out in the last week of September, and for Bengaluru they tell a steadier story than most other large cities: sales up, prices still rising, and plenty of new supply arriving.

Below I go through what the main reports say about Bangalore for Q3 2026, how the city compares with the other top cities, where the numbers disagree, and what it means for buyers, sellers and investors.

One caution before we start. These reports track primary sales (new homes sold by developers) in large projects. They miss resale deals and plotted land, so treat them as a direction of travel, not a precise count.

The Headline: Bengaluru Was Number Two, and Growing Faster Than Most

According to Anarock's Q3 2026 data, released on 28 September, Bengaluru sold about 16,670 homes between July and September. That is a 12% rise on the same quarter of 2025 and a 9% rise on April to June 2026. Only the Mumbai Metropolitan Region (MMR), with about 31,750 units, sold more.

Across all seven cities Anarock tracks, sales rose just 3% year on year to about 1,00,220 units, and sales value rose 2% to about ₹1.55 lakh crore. So Bengaluru grew roughly four times faster than the group as a whole. MMR and Bengaluru together made up 48% of all sales in the seven cities.

Hyderabad posted the fastest growth at 15%. Pune fell 6%, NCR 1%, Chennai 10% and Kolkata 4%. In other words, the national number was held up by a handful of cities, and Bengaluru was one of them.

Bengaluru vs the Top-7 Cities: The Numbers

The table below puts Anarock's Bengaluru figures next to the seven-city totals. Where a number is my own calculation from the published figures, I say so.

Anarock's own Q3 2025 report put Bengaluru's average price at about ₹8,870 per sq ft, and its Q2 2026 report put it at about ₹9,450. An 8% annual rise on the Q3 2025 figure works out to roughly ₹9,550 to ₹9,600 per sq ft. That is my arithmetic, not a published number, and city averages hide a wide spread between locations.

Where the Reports Disagree

Not every tracker agrees. PropEquity, which reports nine cities, said on 26 September that Bengaluru sales rose only 1% in July to September, to about 17,340 units from 17,170 a year earlier. Across its nine cities, PropEquity counted a 6% fall in sales to about 1.03 lakh units.

So one firm sees Bengaluru up 12%, and another sees it roughly flat. Both are plausible, because they sample different projects and define city boundaries differently. Both agree that Bengaluru held up better than the national picture.

What I tell clients: do not build a buying or selling decision on one quarter's percentage change. Look at several quarters, several sources, and above all at what is happening in the specific micro-market and project you are considering.

Supply: Launches Cooled Slightly, but Stock Keeps Building

Developers launched about 17,720 homes in Bengaluru in Q3 2026. That is 17% more than a year ago, but 18% fewer than the unusually busy April to June quarter, when about 21,670 units came to market. Hyderabad (about 18,950), Pune (about 18,730) and MMR (about 37,500) all launched more homes than Bengaluru this quarter.

The important point is the balance between launches and sales. In Q3, Bengaluru launched roughly 1,050 more homes than it sold. That gap is small for one quarter, but it follows several quarters where launches clearly outpaced sales. By the end of June, Anarock counted about 79,200 unsold homes in the city, up 34% in a year, and estimated it would take about 15 months to sell that stock at the current pace. A year earlier, the overhang was about 12 months.

Nationally, unsold inventory across the seven cities rose 12% to about 6.31 lakh units by end-September. The coverage I read did not give Bengaluru's own end-September inventory, but since launches again exceeded sales, it is reasonable to expect the city's stock edged up rather than down.

Which Segments and Micro-Markets Are Moving

Bengaluru's new supply is firmly mid-to-premium. According to Anarock's Q3 data as reported, about 81% of new Bengaluru launches were priced between ₹80 lakh and ₹2.5 crore. In Q2 2026, Anarock said about 68% of the city's launches were priced above ₹1.5 crore, and only about 4% fell in the affordable and lower-mid segments combined, making Bengaluru the most premium-tilted of the seven cities that quarter.

Across all seven cities in Q3, homes between ₹80 lakh and ₹1.5 crore made up the largest share of new launches at 34%, followed by ₹1.5 crore to ₹2.5 crore at 24%. Homes below ₹40 lakh were only 14% of new supply nationally.

On micro-markets, the Q3 releases I read did not publish a Bengaluru location breakdown. Anarock described demand as supported by the city's employment base, infrastructure work and buyers from among professionals and HNIs, across "established as well as emerging micro-markets". For a location view, the most recent data I could verify is Cushman & Wakefield's Q1 2026 report, covered in May, which said East Bengaluru (Whitefield, Gunjur, Budigere Cross and Hoskote) took about 57% of the city's launches that quarter.

The demand side still looks healthy. Anarock reported Bengaluru office leasing of about 5.2 million sq ft in Q3 2026, up 11% year on year, which keeps the city at the top of India's office market. If you are weighing locations, my notes on the metro Phase 3 property map and the North Bangalore airport corridor may help.

Affordability: The Real Pressure Point

Prices rising 8% a year, on top of increases in earlier years, is where the strain shows. Late in September, some market commentary reported that a 2BHK in prime Bengaluru locations such as Indiranagar and parts of Whitefield now costs around ₹1.3 crore. That report did not cite a named research firm, so treat the exact figure as indicative, but it matches what the launch mix suggests: most new supply is priced above ₹80 lakh.

A simple illustration shows why. If a 2BHK has about 1,200 sq ft of saleable area and the price is around ₹9,500 per sq ft, the base price alone is about ₹1.14 crore. Add car parking, club and maintenance deposits, GST on an under-construction home (5%, or 1% for affordable housing), and about 7.6% for stamp duty, cess and registration on most homes above ₹45 lakh, and the all-in cost can move well past ₹1.25 crore. Better locations and premium brands go higher. You can test your own numbers with our buying cost calculator.

For many salaried buyers, that has pushed the search outwards or towards resale, smaller units, or renting for longer. My piece on buying vs renting in Bangalore goes through that trade-off.

What It Means for Buyers

The mix of steady sales and rising unsold stock gives buyers more leverage than the price headlines suggest, particularly on under-construction projects with many units left. Some practical points:

• Compare at least three projects in the same micro-market. With 15 months of stock citywide, you rarely need to rush.
• Negotiate on the full package, not just the rate per sq ft: parking, floor rise, PLC, club fees and payment plan.
• Check the developer's RERA record and the project's actual construction progress. Large inventory can mean slower sales and slower building.
• Consider ready or near-ready homes. No GST is payable on completed homes with an occupancy certificate, which can offset a higher base price.
• Verify the documents: title, approvals, e-khata and encumbrance certificate. See my guide to e-khata and property documents.

What It Means for Sellers and Investors

Sellers of resale homes are competing with a large pipeline of new launches, often with offers and flexible payment plans. Price rises in the reports are mostly for new projects. A resale flat that is 10 years old will not automatically be worth 8% more than last year. Price against recent registered sales in your own building or street, keep the khata and tax records ready, and expect serious buyers to compare you with new stock nearby.

For investors, the case for Bengaluru still rests on jobs and rental demand, not quick appreciation. Steady office leasing supports rents, but rising inventory and an 8% price increase mean that buying at today's prices leaves less room for error. Focus on locations with confirmed infrastructure, a realistic rental yield, and a developer with a track record of delivering on time.

What to Watch in the Next Quarter

• Festive season sales in October and November, and whether developers increase offers to clear stock.
• Bengaluru's unsold inventory and months of overhang once the full Q3 city tables are published.
• Launch volumes: a further slowdown would ease the supply overhang. Another surge would add to it.
• Home loan rates, since even a small change moves EMIs on ₹1 crore-plus loans.
• Office leasing and hiring in the city's technology sector, the main long-term driver of housing demand.

None of these numbers predict prices with certainty. Base the decision on your budget, time frame and the specific property, and take tax or legal questions to a chartered accountant or property lawyer.

Frequently Asked Questions

How many homes were sold in Bengaluru in Q3 2026?

Anarock puts Bengaluru sales at about 16,670 units in July to September 2026, up 12% year on year. PropEquity, using a different method, reports about 17,340 units, up 1%.

Are Bangalore property prices still rising?

Yes. Anarock reported an 8% year-on-year rise in average Bengaluru prices in Q3 2026, the second-highest among the top seven cities after NCR. Prices vary widely by micro-market and project.

Is there a lot of unsold inventory in Bengaluru?

Anarock counted about 79,200 unsold homes in Bengaluru at the end of June 2026, roughly 15 months of sales. New launches exceeded sales again in Q3, so stock is unlikely to have fallen.

Is now a good time to buy in Bangalore?

That depends on your budget, time frame and the specific property rather than one quarter's data. Rising inventory does give buyers more choice and room to negotiate, especially on under-construction projects.

How much does a 2BHK cost in Bangalore in 2026?

It varies widely by location and project. Market commentary in late September reported around ₹1.3 crore for 2BHKs in prime areas, while peripheral locations are lower. Always check the all-in cost including GST, stamp duty and registration.

If you are planning to buy in Bangalore and want a second opinion on a project, a location or the real all-in price, or you want to see how your home compares before you sell, I am happy to help. You can also post your requirement and I will come back with options that fit. Message me on WhatsApp.

Sources

• Business Standard: Housing sales rebound in Q3 2026, office leasing momentum continues (28 Sep 2026)
• Technology For You: Q3 2026 Housing Sales Rise 3% Y-o-Y in Top 7 Cities, New Launches Up 18% (Anarock release, 28 Sep 2026)
• Daily Excelsior (PTI): Housing sales drop 6 pc in Jul-Sep across top 9 cities to 1.03 lakh units: PropEquity (26 Sep 2026)
• Anarock: Residential Market Viewpoints, Pan India Q2 2026
• Anarock: Residential Market Viewpoints, Pan India Q3 2025
• The Tribune: East Bengaluru sees surge in housing launches on strong demand, metro push (13 May 2026)
• Whalesbook: Bengaluru 2BHK Prices Top ₹1.3 Cr, Stretching Affordability (26 Sep 2026)

Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.

ABOUT THE AUTHOR

Tariq Sallam

Founder, Proptals · Karnataka RERA registered agent

Tariq has advised buyers, sellers, landlords, landowners and developers in Bangalore since 2004. He writes about what he sees on site visits, in negotiations and at registration offices.

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