KEY TAKEAWAYS
- Bengaluru sold 128 homes priced at ₹10 crore and above in FY26, worth ₹1,957 crore, up from 84 homes a year earlier, a rise of 52% (CRE Matrix with India Sotheby's International Realty).
- The average deal was about ₹15.3 crore, and ₹10 crore bought about 3,930 sq ft, far less space than in Hyderabad (my calculation from the report).
- The growth is moving north: Rajanukunte alone accounted for ₹572 crore of sales, while central addresses such as Lavelle Road still set record prices.
- Knight Frank put Bengaluru's prime home prices up 4.5% a year in Q2 2026, 12th of 46 global cities.
- Luxury buyers check title, privacy, density, parking, staff quarters and the developer's record far more carefully than amenities lists.
Bangalore's ₹10 crore-plus home market is small but growing fast. In FY26 it recorded 128 such sales worth nearly ₹2,000 crore, about half as many again as the year before. The buyers are mostly founders, senior technology and finance executives, business families and NRIs. They are buying in two very different places: a handful of central streets where land is almost never sold, and a new belt of large villa and estate projects in the north.
This is Proptals' core market, so this update draws on the latest reports and on what I see with clients. I cover how big the segment is, where buyers are going, what they pay per square foot, and what serious buyers check before they sign.
How Big Is Bangalore's ₹10 Crore Market?
The most detailed count comes from CRE Matrix and India Sotheby's International Realty, as reported in May 2026. It compares the three big southern cities:
| FY26, homes of ₹10 crore+ | Bengaluru | Hyderabad | Chennai |
|---|---|---|---|
| Homes sold | 128 | 625 | 58 |
| Sales value | ₹1,957 crore | ₹8,562 crore | ₹727 crore |
| Growth in units, year on year | 52% | 10% | 49% |
| Top locality | Rajanukunte (₹572 crore) | Kokapet (₹1,298 crore) | Abhiramapuram (₹226 crore) |
| Space ₹10 crore buys | About 3,930 sq ft | About 6,210 sq ft | About 4,290 sq ft |
| Average deal (my calculation) | About ₹15.3 crore | About ₹13.7 crore | About ₹12.5 crore |
Two things stand out. Bengaluru is growing fastest, but from a much smaller base than Hyderabad. And luxury space here is expensive: ₹10 crore buys about 3,930 sq ft, which works out to roughly ₹25,000 per sq ft on average (my calculation). The report counted only 19 apartments above 8,000 sq ft sold in Bengaluru, against 355 in Hyderabad, so large apartments are still rare here.
Are Luxury Prices Still Rising?
Yes, but steadily rather than sharply. Knight Frank's Prime Global Cities Index for April to June 2026, reported on 25 September, put Bengaluru's prime residential prices up 4.5% a year, ranking 12th of 46 global cities, ahead of New Delhi at 3.9% and behind Mumbai at 6.2%. The global average was 2.6%.
In my experience, the best central addresses are rising faster than the index, because so little stock ever comes up for sale. Large new villa projects on the city edge are priced more on what the developer launches at than on resale history, so buyers there should compare carefully.
Where Bangalore's Wealthy Are Buying
| Area | What you get | Who buys |
|---|---|---|
| Lavelle Road, Richmond Road, UB City, Sankey Road | Rare bungalows and boutique high-rises in the old centre | Business families, senior executives, buyers who want an established address |
| Indiranagar and Koramangala | Independent houses and redevelopment plots | Founders and professionals who want to stay near offices and restaurants |
| Hebbal, Bellary Road and the north | Large branded apartments, golf-side homes, airport access | Executives, NRIs, families wanting space |
| Rajanukunte and the north-west | Villa and estate communities on large plots | Buyers wanting land, privacy and gardens |
| Whitefield and Sarjapur gated villas | Established villa communities near tech parks | Technology leaders and founders in the east |
The north's rise is striking. According to the CRE Matrix report, the north-west corridor went from about ₹11 crore of ₹10 crore-plus sales to about ₹654 crore in one year, driven by large villa projects.
At the top end, central land still sets the record. Trade Brains reported that Ranjan Pai bought a property with an old bungalow on Lavelle Road in September 2025 for about ₹165.6 crore, roughly ₹64,000 per sq ft of land. Earlier high-profile deals include an apartment at UB City's Kingfisher Towers for about ₹50 crore and an independent house in Indiranagar's Defence Colony for about ₹47.5 crore, both in 2024.
Who Is Buying
- Founders and early employees of start-ups that have listed or raised large rounds, often buying their first big home in the city.
- Senior executives at global capability centres, technology firms and banks, whose pay has grown with the city's office boom.
- Business families upgrading or buying for the next generation, usually in central areas.
- NRIs and returning Indians, who often buy a few years before moving back.
Most of these buyers use little or no loan. They are less sensitive to the RBI's latest rate rise than mid-market buyers, but they are very sensitive to title, privacy and quality.
What Luxury Buyers Check
At this price, the checks are different from a normal flat purchase. These are the ones my clients care most about:
- Title and approvals. A clean chain of title for 30 years or more, the approved plan, occupancy certificate and e-khata. Older central bungalows can have complex family titles.
- Density and privacy. How many homes share the building, lifts and lobby. One or two homes per floor is the norm at this level.
- Carpet area and ceiling height. Buyers compare true usable space, not super built-up area.
- Parking and staff. Four or more car parks, staff quarters, a separate service entry and driver rest areas.
- Developer track record. Delivered projects of similar quality, and how they have held value on resale.
- Water, power and services. Independent backup, water security and quality maintenance staff.
- Confidentiality. Many buyers want discreet viewings and off-market options.
The Costs Beyond the Price
On a ₹15 crore home, the costs around the price are large enough to plan for separately:
- Stamp duty. 5% for properties above ₹45 lakh in Karnataka, charged on the higher of the agreed price and the guidance value, plus cess and registration charges. On ₹15 crore, stamp duty alone is about ₹75 lakh (my calculation).
- GST. Under-construction homes attract GST, while ready homes with an occupancy certificate do not, which is one reason many luxury buyers prefer finished homes.
- TDS. The buyer must deduct TDS on the purchase price, and at a higher rate when the seller is an NRI.
- Interiors. Fitting out a large luxury home to the expected standard often costs several crore.
- Maintenance. Service charges in premium buildings can run to several lakh a year.
Confirm the exact amounts with your lawyer and chartered accountant before you agree the price.
What It Means for Buyers and Sellers
- Buyers: The best central homes rarely reach public listings. Work with someone who hears about them early, and be ready to move quickly once due diligence is done.
- Buyers in new villa belts: Compare price per sq ft of land and built area, check the developer's delivered projects, and visit at peak traffic times.
- Sellers: Demand is strong, but buyers are well advised and patient. A clean title file, a professional valuation and discreet marketing usually achieve a better price than wide public listing.
- NRIs: Plan the source of funds, tax and repatriation rules before you commit. My NRI guide covers the basics.
For the wider context, see my earlier note on luxury housing demand in Bangalore.
Frequently Asked Questions
How many homes above ₹10 crore were sold in Bangalore in FY26?
128 homes worth ₹1,957 crore, up from 84 the year before, according to CRE Matrix and India Sotheby's International Realty.
What is the most expensive area to buy a home in Bangalore?
Central Bengaluru, especially Lavelle Road, Richmond Road and the streets around UB City. A Lavelle Road property sold for about ₹165.6 crore in 2025, roughly ₹64,000 per sq ft of land.
How much space does ₹10 crore buy in Bangalore?
About 3,930 sq ft on average, according to the CRE Matrix report, compared with about 6,210 sq ft in Hyderabad. Central locations buy much less; the city edge buys more.
Are luxury home prices still rising in Bangalore?
Yes. Knight Frank put prime prices up 4.5% a year in Q2 2026. The scarcest central homes have generally risen faster.
Why is North Bangalore popular with luxury buyers?
Airport access, larger plots for villas, golf and estate projects, and new office growth. The north-west corridor's ₹10 crore-plus sales rose from about ₹11 crore to ₹654 crore in FY26.
If you are looking to buy or sell a home in Bangalore's luxury segment, I work with a small number of clients at a time and can arrange discreet viewings, including off-market options. You can post your requirement or message me on WhatsApp.
Sources
- The Realty Today: Hyderabad leads South India's luxury housing; Bengaluru grows 52% (CRE Matrix and India Sotheby's International Realty, FY26; May 2026)
- Outlook Business: Over 800 luxury homes sold in Hyderabad, Bengaluru, Chennai in FY26 (May 2026)
- Asianet Newsable: Mumbai luxury home prices rise 6.2% (Knight Frank Prime Global Cities Index, Q2 2026) (25 Sep 2026)
- Trade Brains: Inside the ultra-luxury market: Bengaluru's priciest deals since 2024 (19 Dec 2025)
Last updated Oct 16, 2026. Figures and rules change; check current details with a professional before you act.