KEY TAKEAWAYS
- Bengaluru had about 80,200 unsold homes at the end of September 2026, up 35% in a year, according to Anarock. That is about 15 months of sales, still the lowest of India's top seven cities.
- Sales are healthy, so this is leverage, not a crash: Anarock counted 16,650 homes sold in July to September, up 12%, and average prices rose 8% to about ₹9,600 per sq ft.
- The stock is concentrated in the east, which held 49% of the city's available inventory in Q2 2026 (Anarock), and in premium homes.
- Developers rarely cut the headline price, but they will move on payment plans, floor rise, preferred location charges, parking and clubhouse fees. On a ₹1.5 crore home that can be worth several lakh.
- Ready homes with an occupancy certificate carry no GST, against 5% on most under-construction homes, so finished unsold units are often the best value.
Yes, buyers in Bengaluru have more bargaining power in late 2026 than they have had for a few years. Unsold stock has risen by about a third in a year while sales have held up, so most developers want steady bookings more than they want a higher headline price. The trick is knowing where the stock is and what developers will actually give.
Below I go through the latest inventory data, which areas and segments are carrying the most stock, and the specific terms I negotiate for clients, with a worked example.
How Much Unsold Stock Is There?
Two of the main research houses track Bengaluru's unsold inventory. Their numbers differ because they count slightly differently, but they point the same way.
| Measure | Figure | Source and period |
|---|---|---|
| Available unsold homes | 80,200, up 35% year on year | Anarock, end of Sep 2026 |
| Inventory overhang | 15 months, lowest of the top 7 cities | Anarock, Q3 2026 |
| Homes sold, July to September | 16,650, up 12% year on year | Anarock, Q3 2026 |
| New launches, July to September | 17,700, up 16% year on year | Anarock, Q3 2026 |
| Average price | About ₹9,600 per sq ft, up 8% year on year | Anarock, Q3 2026 |
| Unsold homes | 74,299, up 22% year on year; 5.3 quarters to sell | Knight Frank, end of Jun 2026 |
| Homes sold, January to September | 43,140, up 5%; prices up 11% | Knight Frank, 9M 2026 |
The picture: launches have outpaced sales for several quarters, so stock has built up. But sales and prices are still rising, and 15 months of supply is not a glut. Delhi NCR and other cities carry much longer overhangs. In plain terms, this is a market where patient, well-prepared buyers can get better terms, not one where developers are dumping homes.
Where the Stock Is Sitting
By area. The east has the most. Anarock's Q2 2026 Bengaluru report put East Bengaluru at 43% of launches, 44% of sales and 49% of available inventory. Whitefield, Varthur, Budigere Cross and Hoskote have seen the heaviest launches, as I covered in my East Bengaluru guide. The north, around Hebbal, Thanisandra and the airport corridor, has also had large launches. Central and established south Bengaluru carry much less new stock.
By price. Nationally, the premium segments are where stock is growing. Knight Frank's H1 2026 data, reported by Business Today in August, showed unsold homes priced ₹2 crore to ₹5 crore up 43% in a year, while stock below ₹1 crore fell. Bengaluru's mix of launches has followed the same shift towards larger, pricier homes.
By stage. Projects launched one to two years ago, where a good share of units is still unsold and construction is moving, are often the most flexible. Brand-new launches price for momentum and rarely negotiate in the first few weeks.
What Developers Will and Won't Negotiate
In my experience, listed and large developers protect the headline price per sq ft, because cutting it upsets earlier buyers and resets the project's value. They are much more flexible on everything around it.
| Item | How negotiable | What to ask for |
|---|---|---|
| Base price per sq ft | Low with big brands; moderate with mid-sized developers | Price of the last few bookings, or a launch-price hold |
| Floor rise charges | Often negotiable | Waiver or cap on higher floors |
| Preferred location charges (PLC) | Often negotiable | Waiver for park, corner or view units |
| Car parking | Often negotiable | One covered slot included, or a second at a discount |
| Clubhouse and amenity fees | Often negotiable | Waiver or reduction |
| Payment plan | Usually flexible | Lower booking amount, more paid at possession |
| Interiors, modular kitchen, appliances | Common in slow projects | Get specifications in writing |
| Maintenance deposit and first-year maintenance | Sometimes | First year free |
A worked example (my calculation): on a ₹1.5 crore apartment, a floor rise waiver of ₹2 lakh, a PLC waiver of ₹2 lakh, a covered parking slot worth ₹3 lakh and a clubhouse fee waiver of ₹1.5 lakh add up to ₹8.5 lakh, or about 5.7% of the price, without the developer touching its headline rate. Every project is different, but this is the kind of package I aim for in a slow-moving project.
Ready-to-Move Homes and the GST Saving
Under-construction homes priced above the affordable threshold attract 5% GST, while completed homes with an occupancy certificate carry none. On a ₹1.5 crore home, that is a difference of about ₹7.5 lakh (my calculation), and you also avoid paying rent and EMI at the same time.
Developers also want to clear finished units, because holding completed stock costs them maintenance and ties up capital. That makes ready unsold flats in delivered projects some of the best-value buys in a market like this one. Check the occupancy certificate, the condition of the actual unit, and how long it has been vacant before you sign.
How to Negotiate: A Simple Approach
- Shortlist three comparable projects in the same micro-market, so each developer knows you have options.
- Ask for the all-in cost sheet, including floor rise, PLC, parking, clubhouse, deposits and GST, not just the base rate.
- Ask what has sold recently and at what price. Sales teams often know the last few closing prices.
- Negotiate the package, not the rate. Waivers and payment terms are easier for the developer to give.
- Time it. Quarter-end and the festive season, when sales teams have targets, are usually the best moments.
- Get everything in the allotment letter or agreement. A verbal promise from a sales manager is not a discount.
- Check RERA progress before you push for a deal in a slow project. A large discount on a delayed project is no bargain.
What It Means for Buyers
- You have leverage, especially in the east and in premium homes. Use it on the extras and the payment plan.
- Do not wait for a crash. Sales and prices are still rising. The opportunity is in better terms, not dramatically lower prices.
- Look hard at ready inventory. No GST, no construction risk, and developers keen to close.
- Budget for higher loan rates. After the RBI's October hike, see my home loan rates comparison.
For the wider picture, my Q3 2026 market update covers sales, launches and prices in more detail.
Frequently Asked Questions
How many unsold homes are there in Bengaluru?
About 80,200 at the end of September 2026, up 35% in a year, according to Anarock. Knight Frank counted 74,299 at the end of June 2026.
Are Bangalore property prices falling?
No. Anarock reported average prices up 8% in a year to about ₹9,600 per sq ft in Q3 2026, and Knight Frank reported 11% growth over January to September. Higher stock gives buyers better terms, not lower headline prices.
How much discount can I get on a new flat in Bangalore?
Large developers rarely cut the base price, but waivers on floor rise, location charges, parking and clubhouse fees, plus a better payment plan, can be worth several percent of the price in slow-moving projects.
Is it better to buy ready-to-move or under construction now?
Ready homes with an occupancy certificate carry no GST and no construction risk, and developers are keen to sell them. Under-construction homes may offer lower base prices and longer payment plans. Compare the all-in cost.
When is the best time to negotiate with a developer?
Quarter-ends and the festive season, when sales teams have targets, and in projects that launched a year or two ago with stock still unsold.
If you are shortlisting new or ready homes in Bangalore and want someone to negotiate the full package with developers on your behalf, I am happy to help. You can post your requirement or message me on WhatsApp.
Sources
- Anarock: Residential Market Viewpoints Q3 2026 (Oct 2026)
- Anarock: Bengaluru Residential Market Viewpoints Q2 2026
- Propnewz: Is Bangalore's real estate market crashing? What the H1 and Q3 2026 data shows (Knight Frank H1 2026 data; 9 Oct 2026)
- The Realty Today: India bought 258,238 homes in nine months (Knight Frank 9M 2026; 5 Oct 2026)
- Business Today: Unsold premium homes surge 43%: should homebuyers expect discounts? (10 Aug 2026)
Last updated Oct 19, 2026. Figures change; check current details before you act.